Buying a Home This Season? Here’s How to Compete With Cash Buyers

If buying a home is on your mind, you’re not alone. This season always brings more listings, more competition, and more questions. And in 2026, buyers are navigating a market that still feels uncertain.

If you’re searching things like: “Should I use an online lender or mortgage advisor?” “Best mortgage experience” “Why does my loan estimate keep changing?” You’re not alone.

More inventory. Softer pricing. Higher rates. What buyers do next matters. If you’ve been watching the housing market lately, it probably feels confusing.

Ask your clients which is easier: 1. Manage a monthly budget, keep spending in check, and invest consistently for 30 years 2. Invest a $400K lump sum from the sale of an appreciated asset once I respect advisors who spend years cultivating relationships with business owners waiting for the liquidity event. Meanwhile, every one of their clients owns a home. And most will sell multiple times during your working relationship. Think of each home sale as a mini-liquidation opportunity. (that often are missed during the excitement of a move) Here's what gets missed: A simple debt consolidation can free up cash flow. But it only works if spending habits stay in check. A home sale can create a tax-free lump sum that doesn't require monthly discipline. It just compounds. Look at the math: $400K invested once at 7% over 20 years = $1.62M. The equivalent monthly contribution to reach the same result? $2,400/month for 20 years. That's $576K that was earned but not spent. The lump sum wins by over $300K in invested capital and requires zero behavioral change. Why this matters: People revisit their financial plan during life milestones. Those milestones coincide with home changes—upsizing, downsizing, relocating, divorce, inheritance. If we coordinate their home strategy with their wealth strategy during these transitions (what I call a Purchase Pivot), we can create tax-free lump sums that advance the plan without feeling like a sacrifice. Part of this is emotional: found money doesn't hurt like earned money. Part of this is behavioral: life milestones trigger planning adjustments. Part of this is math: lump sums compound faster than monthly contributions. If your clients are considering a move in the next 12 months, let's talk about aligning their home plan with their wealth plan. Sometimes the fastest path to more investable capital isn't tighter budgeting. It's better liability structure and strategic timing around real estate. Yours to count on, -Will

When you start thinking about buying a home, one question usually comes up first: “How much house can I afford?” But there’s a better question that leads to a smarter decision: “What monthly payment actually feels comfortable for me?”

That idea sounds bold, so let’s be clear from the start. This is not a promise. It is not a universal strategy. It is an example of how, for the right homeowner, restructuring debt can dramatically change monthly cash flow.

More Than Just a Mortgage

Yet very few advisors have a consistent process for evaluating the performance of these assets. This gap is costing clients real money. The big “A-ha” for me was when I noticed that many of these clients are also business owners. Most have never done that math. They treat the rental as a harmless side asset, when in reality it's often trapped capital earning a mediocre return. Meanwhile, $200K deployed into hiring, equipment, marketing, or paying down business debt could generate far greater lift. Start asking your self-employed clients a simple question: If you could sell this rental and free up $200K to invest back into your business, what could you turn that into? That’s the point: shift the conversation from “Should we keep the rental?” to “Is this the highest and best use of your capital?” So, I’ve built a quick calculator to help you change that. https://service-5-quick-rental-analyzer-210772420114.us-west1.run.app/ It gives you a fast read on whether a client’s rental is actually performing or quietly dragging on their balance sheet. Think of it as an x-ray of an asset that gives you an advantage as a wholistic advisor. If a client has $100K of equity in a rental and $200K in investments, you’re only managing a third of their real wealth if you ignore the property. Use this tool during your annual reviews. Bring it into your planning process every time you see a Schedule E. Let it open the door to smarter discussions about efficiency, cash flow, tax treatment, and long-term strategy. I’m giving you early access because it will save you time, save your clients money, and elevate the quality of the conversations you’re having. If you want to walk through how to use it—or see how it fits into your current review process—reach out. Let’s raise the standard together. Save this link to the Schedule E Calculator: https://service-5-quick-rental-analyzer-210772420114.us-west1.run.app/

Did you know that if an investment property doesn’t have a mortgage in place within 90 days of closing, the ability to deduct mortgage interest disappears permanently?* Do you understand how placing a loan on a rental can raise returns? Many Real Estate investors don’t. And it quietly costs them. Here’s a client I helped this week: He found a turnkey Edmond rental for $105K, about $50K under market and already cash-flowing. His instinct: “Let’s pay cash and own it outright.” Familiar thinking. But once we thought through the tradeoffs, a different picture emerged. Scenario A: Pay Cash Capital in: $105K Cash flow: about $1,000/mo Cash-on-cash: 11% What he gives up: • Liquidity. Every dollar is locked in one asset. • Mortgage-interest deductibility after the 90-day window. This is a permanent loss for the lifetime the property is owned.* • This means higher taxable rental income for the life of the property. • Leverage, which is the main engine behind real estate’s superior returns. Scenario B: Finance It Capital in: about $30K Loan: $75K Cash flow: about $500/mo Cash-on-cash: 28% What he gains: • $75K of available capital for additional opportunities. • Thirty years of deductible interest. • The same appreciation, tenant, and operating profile. • A stronger overall return with far better flexibility. Why this matters: Same property. Same rent. At the end of the day, the property wasn’t the biggest win. The financing structure was. The funding choice determines its investment performance. And these same principles apply to Real Estate investments regardless of the price or location. Which leads to the question I now ask every investor who wants to pay cash: “If you owned this property free and clear, would you borrow $75K against it to buy more discounted rentals?” What would it do for you and your clients if someone could help optimize their Real Estate investments while you focus on AUM? Think of it as a free tune-up for RE investments. *The 90-Day Rule If a loan isn’t in place within 90 days of closing, mortgage interest on that property will never be deductible. A later refinance doesn’t fix it. Few investors know this, and the tax cost compounds for decades.