Most homeowners know insurance is required to close on a house — but what happens the moment that deal is done? Are you actually covered for what's coming next, or did you just sign yourself into a false sense of security?

In Part 2 of their deep-dive with insurance expert James Sweatt, Ed Averette and Terence Guess pick up right where the conversation left off — and go even deeper. The trio unpacks the real costs of homeownership that nobody talks about at the closing table: deductible reality checks, maintenance obligations, and the financial danger of staying underinsured as life evolves. James pulls no punches, walking listeners through real-world loss scenarios — a 100-year-old tree demolishing an elderly couple's home, fireworks nearly killing a family on the 4th of July, and a neighborhood water backup that cost uninsured homeowners $10,000 out of pocket. Ed and Terence tie it all together with honest conversations about inherited property, wealth transfer, and what it really means to protect an asset worth passing down. From new construction insurance discounts to the hidden risks of townhome HOA master policies, this episode is a masterclass in thinking three steps ahead before anything goes wrong.

If your insurance was quietly becoming less coverage for more money, and one unexpected claim exposed just how under protected you really are, would you even know where the gaps were?

Episode 200 is a milestone worth celebrating, but Ed Averette and Terence Guess keep it true to form, less fanfare, more free game. Before diving in, they pause to reflect on what it actually took to reach 200 shows: not clout-chasing, not going viral, but a consistent, unglamorous commitment to service, to each other, and to a community that's been quietly listening and learning the whole time. It's a powerful reminder that real longevity in any field comes from why you do it, not how visible you are doing it.

Then the real work begins. Terence and Ed welcome back longtime friend and multi-state insurance broker James Sweatt of Goosehead Insurance, a Bank of America corporate veteran who outcompeted 300 candidates for a single State Farm spot before eventually building his own brokerage spanning North Carolina, South Carolina, Virginia, and Georgia. James brings an executive-level lens to a conversation that homeowners, buyers, drivers, and real estate professionals all need to hear. He breaks down why insurance across every line has fundamentally shifted in just a few years, connecting Hurricane Helene's historic destruction, post-COVID supply chain damage, skyrocketing material costs, and new tariffs into one picture of an industry under serious strain. From there, the conversation gets practical and personal: why roofs over ten years old are becoming uninsurable, how your zip code alone can kill a deal before closing, what water backup and umbrella policies actually cost versus what they cover, how home security systems affect your premium, and why the cheapest monthly payment is often the most expensive long-term decision a policyholder will ever make. Ed and Terence also put realtors on notice, if you don't have an insurance professional in your network to vet a property before an offer is submitted, you're leaving your clients exposed. Part two is already on the way.

Social media is selling minority homebuyers a lie and real estate pros are finally calling it out. Here's what the gimmick economy is really costing the culture.

Ed Averette and Terence Guess are back with Part 3 of one of the most candid roundtables in Free Game history, and they brought the firepower mortgage brokers Daniel Greer and Joy Bailey, "The Mortgage Bawse", are still at the table and they are not holding back. This episode gets real about what's actually fracturing the home buying market, especially in Black and minority communities, and the uncomfortable truth is that the noise is coming from inside the house. The crew breaks down the dangerous myth that you can buy a home with little to no money, calling out the social media gimmicks, the raffle events, and the "$500 to move in" promises that set buyers up for disappointment or worse, foreclosure. The table erupts and it's worth every second.

From bank overlays and broker advantages to credit score myths, HUD counselors, and the real role of a loan officer, this episode is a masterclass in what it truly takes to get to and stay at the closing table. Ed promises he's bringing backup for the next round, and after this episode, you'll understand why.

When closing costs double overnight and referrals vanish into thin air — who's actually accountable?

Part two of this roundtable picks up mid-fire and never slows down. Ed Averette, Terence Guess, Joy Bailey, and Daniel Greer are back at the table taking an honest, unfiltered look at what happens when realtors and loan officers disagree on who's responsible for keeping a deal alive. From closing costs that balloon two days before the table, to referrals that disappear without a word, to Terence owning a costly pre-approval mistake on live — the panel holds nothing back. Both sides bring experience, frustration, and receipts, and what comes out is one of the most candid conversations Free Game has had all season.

The debate only gets hotter when new construction enters the room. Daniel calls out the contradiction nobody wants to address — agents tell buyers to bring representation because the builder's agent works for the builder, but the in-house lender works for the builder too. Then Terence drops a bombshell that sends the conversation into overdrive: grandma went to the bank first, and buyers should be doing the same. Ed disagrees a million percent. Nobody wins the argument — which means part three is already on the way.

When a loan officer pre-approves your client and then sees them pop up on social media closing with someone else — whose fault is it really, and what rules were broken before the deal ever started?

Ed Averette and Terence Guess kick off what promises to be a powerful new series on the rules of engagement between real estate professionals and mortgage professionals. Joining them in studio are two sharp mortgage experts — Joy Bailey, known as The Mortgage Bawse, an 11-year industry veteran licensed in multiple states, and Daniel Greer (DG.Mortgages), a rising loan originator who got his start when Terence pre-approved him for his very first home back in 2019 — a full-circle moment that sets the tone for the whole conversation.

The panel gets straight to work breaking down what each role in a real estate transaction is actually supposed to do. Joy defines the loan officer's job with surgical precision — take a complete and accurate loan application, assess the client's short and long-term goals, and determine if they qualify for a loan product. That's it. No credit repair, no financial counseling, no overstepping. Daniel echoes this with one of the episode's most quotable moments: setting clear expectations from day one is what separates a smooth closing from a blown deal.

Terence raises the elephant in the room — the growing trend of real estate professionals trying to wear every hat, acting as agent, loan officer, and credit repair specialist all at once. The panel dissects whether that's sustainable (Joy's word), smart, or just a trust issue in disguise. The conversation gets real when Ed reveals that many agents who double up do so because they've been burned by loan officers who dropped the ball — which brings the crew right back to expectations and relationship-building as the foundation of every successful transaction.

Daniel lands what might be the episode's most clarifying insight: the new normal for a starter home payment is $2,500 a month, and if loan officers and agents don't set that expectation upfront, they're setting everyone up for disappointment. The episode ends with all four agreeing — part two is necessary, because this conversation is just getting started.

What if the reason your real estate deal fell apart, your referrals dried up, or your home never sold had nothing to do with the market, and everything to do with how you showed up?

In Episode 196 of the Free Game Real Estate Podcast, hosts Ed Averette and Terence Guess deliver a straight-talk conversation about accountability in real estate — from the professionals who serve clients to the buyers and sellers who come to the table unprepared. Terence opens with a market update confirming rates are at a three-year low, with conventional loans near 6% and FHA around 5.75%, while noting that consumer confidence and preparation are on the rise. The episode quickly shifts into one of the show's most important recurring themes: how real estate professionals are losing business not because of the market, but because of how they treat people. Drawing on a Michael Jordan anecdote about always wearing a suit to games out of respect for fans, Terence drives home that showing up at your best is non-negotiable. Ed and Terence then turn the lens on buyers and sellers, walking through hard truths about credit readiness, realistic offer pricing, seller net sheets, down payment assistance obligations, and the legal complexity of having multiple names on a title.

What if the key to dominating your industry isn’t about defending your territory—but about completely letting go of the idea that any of it belongs to you in the first place?

Ed Averette and Terence Guess welcome back Trey McCrae from Meritage Homes for part two of an explosive conversation about closing 85 homes in a year. Trey reveals the reality behind new home sales that most people never see—he’s not just writing contracts, he’s the glue connecting builders, realtors, buyers, and lenders for 15-20 families simultaneously while still prospecting for new business. The game changed when Meritage introduced “open sell” in late 2023, allowing consultants to cross-sell across 15-16 neighborhoods with over 100 homes. While others struggled with the competition, Trey adopted a powerful mindset: “We don’t own any of these neighborhoods—it says Meritage, not Trey McCrae.” He treated his role like an independent business, studied successful realtors’ strategies, and built his personal brand. The trio discusses authenticity versus image, with Trey sharing how his success sometimes backfires when clients choose newer agents to “help out,” and why he stays true to himself regardless. They highlight three successful African American men dominating real estate from different paths, and Trey shares his humble beginnings—driving Uber to learn Charlotte while advertising to passengers, using credit cards for MLS fees, and going 13 months without a paycheck in general brokerage. This episode is a masterclass in adaptability, understanding that yesterday’s strategies won’t guarantee tomorrow’s success, and remembering this is a problem-solving business where your unique style matters more than reinventing the wheel.

What does it really take to close 85 homes in a single year — and why do most people who enter real estate never make it past year one?

Ed and Terence sit down with Trey McRae, a 10-year real estate veteran who has spent the last nine years dominating new home sales at Meritage Homes right here in Charlotte. But Trey's story didn't start with closings and commission checks, it started with zero deals his first year, MLS fees draining his account, and Ubering across Charlotte just to stay afloat and learn the city. What kept him going? A mindset forged on the track and field at UNC Charlotte, where he held records in the high jump, long jump, and triple jump. Trey breaks down how the discipline of being a solo competitor, writing weekly practice plans, studying his weaknesses, chasing that 1% improvement every day — translated directly into a real estate career that has made him one of the top new home sales reps in the market.

The conversation goes deep on the realities of the business that social media never shows: the follow-up calls after every contract, the 7-days-a-week grind, and the cancellations that don't make the highlight reel. Trey also pulls back the curtain on the new home sales world, explaining why Meritage focuses entirely on realtor relationships rather than direct buyers, and why building those partnerships was the key to his 85-home year. Ed and Terence also chime in on the biggest misconceptions outsiders have about the real estate profession, the importance of knowing your "why" before chasing the lifestyle, and how to navigate the image of success without letting it attract the wrong energy. This is Part 1 of a two-part conversation and the Free Game is already flowing.