Jeremy Engle is a successful real estate investor, and one of the most prominent real estate loan officers in the country, currently ranked as #1 in the state of California and #7 nationwide. In this exclusive interview, Jeremy discusses a variety of topics, from his background, to his knowledge in the field of real estate providing keen, experienced insight into the challenges often faced in the industry and how to succeed. Jeremy’s story is truly an inspiration for all aspiring entrepreneurs worldwide, and so, this conversation is filled not only with advice, but clarity, inspiration, and reassurance for ambitious teens across all walks of life. The following is the transcript of my insightful conversation with Jeremy Engle. 

Question:
One of the greatest ways to be a successful investor and build long-term wealth is to invest in real estate. Your background in real estate investment and experience as a loan officer proves your expertise in this field and how to enter the world of real estate economics. Could you tell me about your background, how you started, and what has motivated you to keep going?

Jeremy:
Oh yeah, I started after taking a couple of years off college. I had a screen printing and sign business and also a small landscaping business. One of my dad’s most successful friends was in real estate. I didn’t know anything about it, but I knew he owned a bunch of rentals and did development. He had the kind of lifestyle I wanted—the nice house, the airplane, the cars.

When you’re supposed to pick a major at 17, it’s tough to know what you want. So, I thought maybe I should try real estate. I got my real estate license while I was in and out of school. I graduated from Quest and then went to Cal Poly. My wife and I had already bought a couple of rentals in the Valley while living in San Luis Obispo. At the time, loans didn’t require much down, so we made it work.

Getting your license doesn’t really teach you how to do the job—you learn by doing. Even today, 20 years later, I’ll occasionally remember something that was on the real estate exam and think, “Oh wow, I’m actually using that now.”

Initially, I wanted to sell real estate. My buddy kept trying to get me into loans. After saying no three times, I finally gave it a shot. I was still doing signs and mowing lawns on the weekend, and then I closed my first loan and made $5,000. This was around 2005 when commissions were big due to high home prices. I realized that was easier money than doing dozens of small jobs, so I wanted more of it.

I was still in school at the time and kept missing calls during class. I told my college advisor that every missed call could cost me thousands. After hearing me out, she suggested I drop out, saying college isn’t for everyone. So I walked around campus thinking, “My whole life I’ve been told if I didn’t go to college, I’d end up living in a van by the river.” But I trusted my gut, paid off my student loans with a check, and never looked back.

Some people in this industry go hard for a bit, then take breaks. I don’t take breaks. I operate at full throttle all the time. People say it’s an ADHD thing, and maybe it is—I couldn’t focus in school unless the subject truly mattered to me. But in business, I’m extremely focused.

When I got started, the market tanked and people were losing homes to foreclosure. I hadn’t made much money yet, so I kept hustling. While other mortgage people were waiting for their phones to ring, mine was already out there grinding. During a time when most saw their business drop 70%, mine increased by 10%.

Question:
Was that during the 2008 housing crisis?

Jeremy:
Yes, exactly. That downturn lasted a couple years, but I kept doing loans and mowing lawns on the side. I sold the screen printing business and used that money as a down payment on another rental. For me, it was never about equity gain. I wasn’t trying to buy low and sell high. I always looked at it as retirement cash flow.

Back in the day, I might only have cleared $1,000 a month per rental after taxes and insurance. But every rental I added was another thousand dollars toward my future retirement. I put them all on 30-year fixed loans. And honestly, it became an addiction. It still is.

Fast forward—now I’m the number one lender in California and I think I’m ranked number seven in the country. There used to be a million loan officers, now there are just a few hundred thousand. I’m kind of the Kobe Bryant of this industry, if you will.

Me:
That’s cool. I didn’t realize you were number one in all of California.

Participant:
Yeah. With that comes more money than I need, so I just keep buying rentals. Once you have a large portfolio, there are other advantages too. My wife is a real estate professional and handles our rentals. We use a tax strategy called cost segregation, where we can write off 30% of a rental property’s purchase price as a business expense.

Me:
Is that like unrecognized income?

Jeremy:
Kind of. Let me explain. If you earn $100,000 a year, the federal government might take 30% of that. But if you buy a $300,000 house and write off 30%, that’s $100,000 in deductions. That reduces your taxable income to zero, so you save $30,000 in taxes.

You didn’t lose any money—you just depreciated parts of the house faster. Carpet, paint, trim boards—those things don’t last 27 years, so they allow you to deduct them quicker. If I put $70,000 down on a house and save $30,000 in taxes, that tax benefit covers nearly half my down payment. This is why the big guys just keep growing—pay taxes or buy more property. That’s the cycle.

Me:
No, you definitely answered it.

Jeremy:
All right, let’s go to the next one.

Question:
I know this is a bit more basic and maybe should’ve come earlier, but could you clarify what it means to be a real estate investor and loan officer? What does your daily work look like?

Jeremy:
My day is a little different than most. I’m essentially working three jobs in one. I manage multiple rental properties, I run a mortgage company with 75 employees, and I’m also the top-producing loan officer at the company. My day is mostly spent on the phone—I go through two sets of AirPods a day. I’m on my computer, working with two monitors, eating lunch at my desk. I get up only to go to the bathroom. I’m locked in for at least eight hours.

I also look at properties as they come in. Realtors know I’m a cash buyer, so they send me distressed properties directly. At the same time, I’m helping borrowers get pre-approved to buy homes.

Me:
Since you’re a loan officer and a cash buyer, would you say it’s better to buy in cash or finance a property over time?

Jeremy:
It depends. If you have the cash, that’s obviously great—sellers love cash offers because there’s no risk of financing falling through. I usually buy with cash or a line of credit, then refinance afterward. It helps me come in stronger.

A lot of the properties I buy wouldn’t qualify for traditional financing because they’re in poor condition. I’ll buy something worth $300K for $200K because it needs $100K in work. So in that sense, it’s kind of like flipping—but I usually keep them.

Me:
So you flip them and then keep them?

Jeremy:
Exactly. I’ll hold them unless it really doesn’t make sense. I’m flipping one house now because it’s too expensive to rent and I can make $100K selling it. I’ll just take that money and buy another $200K house with better rental returns.

The Central Valley is great for rentals because rents are decent compared to the cost of buying. Some areas, like the Central Coast, are just too expensive.

Question:
What are some essential lessons you’ve learned in your career?

Jeremy:
I’ve learned a lot through the school of hard knocks. There’s no exact playbook in this business—you learn from mentors and experience. I eventually outgrew the people around me and had to create my own path because no one was doing the numbers I was doing.

One big lesson with rentals: do the basics really well, but don’t over-improve. On my first rental, I put in new windows and all sorts of upgrades like I was going to live there. I only got maybe $100 more in rent, and it wasn’t worth the investment.

Always ask: “How much value will this add?” Everything should be part of an economic equation. If I spend $10K and only gain $20 a month, that’s a bad move. But if I can gain $250 a month, then it’s worth it.

And one tip—don’t buy a house with a pool for a rental. Total nightmare.

Question:
What’s one piece of advice you’d give to a young first-time homebuyer trying to stay within budget and see a strong return?

Jeremy:
If it’s for a home you’re going to live in, I’d buy something small that would make a good rental later. Live in it for a year. Then move into something a little bigger or nicer—but still good as a future rental. Keep doing that, and eventually you and your spouse can buy your long-term home, and you’ll already own a couple of income-producing properties.

That’s what I did. I owned 10 rentals before I bought my primary home. They were small places, nothing glamorous, but they built my foundation.

Me:
So basically, start small and use those early properties to finance your future?

Jeremy:
Exactly. When you’re single, you don’t need a big, fancy house. Your friends might be buying flashy homes, but they’re not making the long-term gains you are. Real estate isn’t like crypto—you’re not going to be a millionaire overnight. 

Me:
So patience, more or less?

Jeremy:
Yes, 100 percent.

Me:
What are some factors that increase your chances of being approved for a real estate loan?

Jeremy:
There are three main things: income, credit, and assets. You typically need to be working consistently for at least two years. That means steady income, ideally from a full-time job.

Credit is also huge. Be really careful with those college credit cards. One 30-day late payment can stay on your credit report for five years and really mess things up. That’s something most adults don’t even realize. We need a class in school that teaches Real Life 101—stuff like this.

Me:
So basically, strong income and a solid credit score?

Jeremy:
Exactly. For example, if you’re in the military, that’s considered steady employment. Part-time work doesn’t look good to lenders. Full-time, steady jobs are what banks want to see.

Question:
Alright, for the final question—what’s a fun or surprising fact about your field that a younger audience might find inspiring?

Jeremy:
There’s not much glamor day-to-day, but here’s the truth: with patience and dedication, it can pay off in a big way. Hard work really does pay off. You stay consistent, and eventually, you’ll be able to afford the life you want.

Me:
Thank you very much for doing this.

Jeremy:
Yeah, you bet!