Without the Bank Podcast

Mary Jo Irmen
  • 4.9 (48)
  • Investing
  • Updated Weekly

The archaic system of giving up money today, taking on risk, and hoping to retire is B.S. This podcast seeks to help make you responsible for your money and your future. You are the one who cares more about it than anyone else. I am here to help you and provide the honesty you need. No sugar coating. No false claims. Just straight up truth.

  1. 5d ago

    The Shocking Truth About the Federal Reserve's Impact on Your Money (Ep. 289)

    Mary Jo recaps two big things: a must-read book for understanding our money system, and her refresher training in Houston on the Truth Concepts calculators. If you've read Becoming Your Own Banker and gone down the rabbit hole of fractional reserve banking, "Creature From Jekyll Island"  by G. Edward Griffin is the next start — how $1 in the bank lets the system borrow $10, why that devalues our dollar, and who met on Jekyll Island to pass the Federal Reserve Act. Mary Jo also breaks down why crypto is not the answer for her, what really happens to a whole life insurance infinite banking  policy if the dollar crashes, and how she'd use policy loans to buy land, drill wells, and buy real assets instead of holding paper dollars. Then the Houston part: Todd Langford created his calculators to prove Nelson wrong on the infinite banking concept  — and got proven wrong. Mary Jo shares the refresher on qualified plans / 401ks for business owners, future requirements ($10-30M in tomorrow's dollars), taxes vs. rate of return, and the unseen rate of return when you borrow to create infinite banking explained  cash flow externally. Bottom line: don't just park money. Use it entrepreneurially to make more money. Buy the book: https://www.WithoutTheBank.com/Book  Email Mary Jo: MaryJo@WithoutTheBank.com  Chapters: 00:00 – Money Is to Be Used, Not Sit Idle 01:13 – Welcome 01:44 – Fractional Reserve Banking and Nelson's Rabbit Hole 02:30 – Creature from Jekyll Island: 600 Pages, Fed 10-to-1, Oreos Example 04:01 – Why Crypto Is Not the Answer 06:14 – What Happens to Your Policy If the Dollar Crashes? 07:28 – Prepper Strategy: Borrow to Buy Land, Wells and Real Assets 08:13 – Stepping Out of the Noise: Gold Hype, Stocks and Manipulation 09:54 – The Fed Is 100% Private Company + YouTube / Cliff Notes Option 10:09 – Why I Bought This Book for My Dad Years Ago 11:35 – Houston Truth Concepts Training With Todd Langford 12:45 – 401ks for Business Owners: Tax Write-Off vs. Usable Growth 13:39 – Future Requirements and Inflation Truth 15:32 – The Unseen Rate of Return and Interruptions 16:15 – Stop Just Saving, Start Creating Cash Flow 19:03 – Financial Advisor Gets Infinite Banking Wrong 20:08 – Grab Your Book and Schedule With John or Mary Jo Audio Production by Podsworth Media - https://podsworth.com

  2. Sep 24

    Why You Should Keep Your Life Insurance (Even When Money Is Tight) (Ep. 288)

    Life Insurance Is NOT A Luxury. Thinking about canceling your life insurance when money gets tight? In this episode of Without the Bank, Mary Jo Irmen explains why that's when you need it the most — and what to do instead. Mary Jo breaks down real client stories: job loss, buying a new house, having kids — and why infinite banking  policy owners have options like borrowing cash value and paying interest-only instead of canceling. Learn how a whole life policy cash-flows around year 3-4, breaks even around year 7-10, and gives you uninterrupted compound interest + dividends while you be your own bank  for farming, business, and family protection. If you're practicing the infinite banking concept , this is a must-listen mindset reset on Parkinson's Law, lost opportunity cost, and why beer, eating out, and private school are luxuries — death benefit protection is not. In This Episode: Why clients want to cancel after job loss, new house, or kids How to use cash value to keep your premium paid Borrow + pay interest-only vs. cancel and start over When your policy becomes a pass-through entity Why young families need this most Chapters: 00:00 Canceling Policy Reality Check 00:34 Life Insurance Necessity 01:01 Job Loss Premium Options 03:36 Parkinsons Law Trap 05:54 Kids Budget Priorities 08:43 Young People Die Too 09:13 Cash Flowing Policy Explained 11:30 Opportunity Cost Example 12:59 Avoid Emotional Cancellations 16:47 Scam Talk And Influence 17:45 Client Only Summit Invite 19:32 Wrap Up And Next Steps Buy the book: https://www.WithoutTheBank.com/Book/  Email Mary Jo: MaryJo@WithoutTheBank.com

    Why You Should Keep Your Life Insurance (Even When Money Is Tight) (Ep. 288)

  3. Sep 17

    How to Finance a Rental Property: DSCR Loans vs. Conventional (Ep. 287)

    Are Credit Scores Actually Necessary for Real Estate Investing? Jordan Nutter at NFM Lending is back with Mary Jo Irmen for Part 2 - to break down investment lending. They cover how to fix your credit scores before you buy,  DSCR loan  vs conventional for rentals, long-term vs short-term rentals, midterm / Furnished Finder rentals, second homes with 10% down, PMI removal, bankruptcy wait times, mobile homes, and how assuming a mortgage really works. If you have collections, lates, high utilization, or you're 6 months out from buying, you need to book Jordan's FREE credit help call here: https://anutterhomeloan.com  Chapters 00:00 Preview: Free credit help from 3,000+ credit reports 00:39 Welcome back Jordan Nutter - Part 2: Investment lending 01:55 Bad credit score? Where to start 02:39 Late payments: 30, 60, 90, 120-day impact 03:22 Utilization: revolving vs installment debt 05:02 Please stop co-signing 05:34 Collections vs charge-offs 06:42 Pay-to-delete: negotiate BEFORE you pay 09:49 Call a lender first? Free credit help call 14:10 Warning: Why "stop paying" advice wrecks you 15:34 How long do lates hurt? 16:47 Bankruptcy: Chapter 7 vs Chapter 13 18:00 FHA 2 years + 1 day, Conventional 4 years 21:11 Due date vs statement date trap 24:35 3 ways to rebuild credit 31:16 Long-term vs short-term rental loans 33:34 Conventional vs DSCR loan explained 36:17 Why agent rental comps matter for DSCR 37:28 Midterm / Furnished Finder rentals 38:28 Second home strategy: 10% down 41:12 Rates today + what moves your rate 42:00 Mobile / manufactured home loan rules 43:28 PMI on investments 45:11 When PMI drops vs FHA for life 48:39 House-hack: 2-4 units with low down 52:56 Assuming loans + VA entitlement trap 59:47 Wrap + how to book Jordan Audio Production by Podsworth Media - https://podsworth.com

    How to Finance a Rental Property: DSCR Loans vs. Conventional (Ep. 287)

  4. Sep 10

    How to Build a Brand That Actually Lasts (Ep. 286)

    Struggling with marketing that never seems to pay off? In Ep. 286 of the Without the Bank podcast, host Mary Jo Irmen sits down with her longtime marketing partner Mike Brevik of Cyberdogz Marketing to break down what actually grows a business. From naming and logos to websites, AI, and content, Mike and MJ share 7+ years of lessons on building a brand that lasts — whether you're starting from scratch or fixing 20 years of messy marketing. In this episode: Why you should never build your business on rented ground (social only) — and why your website is your hub The foundation of branding for small business : name, logo, colors, and style guide done right the first time Why traditional networking rarely works and what to do instead Marketing strategy  as a long-term investment: think fitness plan, not lottery ticket The "Frankenstein Effect" that happens when branding is pieced together over years How to hire the right agency, what $7,500-$12,000 to start right really covers, and why you need to be uncomfortable with your budget AI, short-form video, YouTube, and why Gen X creators are hot for UGC right now Vanity metrics vs. sales: likes don't pay bills How to build a brand  that evolves and levels up without starting over Connect with Mike Brevik & Cyberdogz Marketing: https://www.cyberdogzmarketing.com  Buy the book: https://www.WithoutTheBank.com/Book  Email Mary Jo: MaryJo@WithoutTheBank.com  Chapters: 00:00 Why Networking Fails 00:34 Marketing Episode Kickoff 02:06 Mike Brevik Background 04:48 Big Clients Big Branding 05:59 Why Orange Works 06:44 Naming Your Business 13:53 Avoid Generic Logos 21:40 Logo Done Right 25:52 Style Guides Ownership 29:35 Define Ideal Customer 33:04 Ads Budget Strategy 33:42 Website Credibility Hub 41:41 Marketing Relationship Matters 43:52 Budgeting for a Strong Launch 46:50 Commitment Beats Quick ROI 51:20 Content Creation and Confidence 01:02:50 Fixing Brand Frankenstein 01:06:51 Own Your Digital Assets 01:14:51 Scaling with Creative and AI 01:18:12 Staying Involved Without Micromanaging 01:24:05 Keeping Up With Marketing Trends 01:25:13 Track TikTok Impact 01:26:19 Professionalism Signals Trust 01:27:25 Marketing Meetings That Matter 01:29:10 Do You Need A Team 01:32:16 Big Brands Still Outsource 01:35:05 Choosing The Right Agency 01:39:08 Specialists Beat Generalists 01:42:05 When To Hire An Agency 01:45:03 Consistency Over Myths 01:48:58 Podcasting Builds Credibility 01:56:07 Owner Brand Exit Strategy 02:01:52 Legacy Without Nostalgia 02:04:38 Trusting Next Gen Leaders 02:06:23 Winning Over Boards 02:11:25 YouTube Monetization Playbook 02:18:17 Personal Brand Storytelling 02:20:46 Brand Weakness Signals 02:26:31 Vanity Metrics vs Sales 02:31:40 Modernizing Old Businesses 02:33:31 Rebrand Without Backsliding 02:37:20 Where to Find Mike 02:37:54 Final Takeaways and Wrap

    How to Build a Brand That Actually Lasts (Ep. 286)

  5. Sep 3

    Is Airbnb Dead? 20-Year Investor Exposes the Truth About Short-Term Rentals (Ep. 285)

    Is Airbnb DEAD? Not even close — but most investors are playing it completely wrong. 20-year real estate veteran Shawn Moore (Founder & CEO of Vodyssey - V-O-D-Y-S-S-E-Y) joins Mary Jo Irmen on Without The Bank to expose why gurus keep switching strategies, why the tax savings are TRAPPING investors, and why right now — with high prices, 7% rates, and low inventory — is actually the best time to buy if you understand underwriting. Shawn started in fix & flips in 2000, survived the 2008 crash thanks to a single A-frame cabin in Bear Lake, Utah, went all-in on short-term rentals from 2012-2014, wrote his book in 2017-2019 (pre-COVID), and built Vodyssey into one of the largest short-term rental communities in the country. Inside this episode: 🏠 Why every strategy CAN work — but none are get-rich-quick 📉 The 80/20 rule: Why 20% of hosts make 80% of the money (and how to join the 1% Club) 💸 The TAX TRAP: Depreciation recapture & why you should NEVER let "the tax tail wag the investment dog" 📊 Why a $10K course is cheaper than a $300K mistake (underwriting, AirDNA, Excel models) 📈 The REAL market: Record STR revenue (9-11% growth) vs. real estate headwinds — high prices, high rates, low inventory 💰 Warren Buffett's rule: "Be greedy when others are fearful" & the $7.9T sitting on the sidelines 🔮 Where short-term rentals go in the next 10 years — and why it will stay a mom & pop game ⭐ Why bad Airbnbs are getting EXPOSED by AI summaries & the trust recession 🔗 CONNECT WITH SHAWN: Website: https://www.vodyssey.com  Podcast: Vacation Rental Revolution Podcast (2x per week) Book & Course: Vodyssey - 9-Step Blueprint (also inside the Empire Club Community) 🔗 CONNECT WITH MARY JO: Website: https://www.withoutthebank.com  Email: maryjo@withoutthebank.com  Listen to Without The Bank wherever you get podcasts Chapters: 00:00 Guru Whiplash 00:41 Meet the Host 02:13 Sean's Real Estate Start 03:04 Crash to Cashflow 04:34 STRs Go Mainstream 05:47 From Investor to Educator 07:29 Book Before COVID 09:40 COVID Hype Cycle 13:30 Tax Perks Trap 17:10 Course Value Breakdown 20:00 Risk and 1% Edge 21:14 Intentional One Percent Playbook 21:41 Community Over Keyboard Warriors 22:28 Experience Beats Reinventing 23:49 Two Markets One Opportunity 24:38 Headwinds Prices Rates Inventory 25:21 Buy When Others Fear 28:15 Underwrite Patience Stack Assets 30:46 Ten Year STR Outlook 31:52 Why Institutions Struggle To Scale 33:44 Top Of Market Operations 35:13 Bad Airbnb Stories Trust Recession 38:13 AI Reviews Expose Mediocrity 40:06 Where To Find Vodyssey

    Is Airbnb Dead? 20-Year Investor Exposes the Truth About Short-Term Rentals (Ep. 285)

  6. Aug 27

    Why Infinite Banking 'Didn't Click' (And How to Fix It) (Ep. 284)

    Infinite banking "didn't click" the first time? You're not alone. In this episode Mary Jo breaks down the exact misconceptions that hold people back — and the one question that unlocks everything. If you've met with us and walked away without starting a policy, this is for you. We cover the three things most people miss: uninterrupted compound interest (why you still earn on the FULL $20,000 even after you borrow $15,000), the "premiums forever" myth (your premium drops — and your dividends can pay it), and the difference between cash value and cash flow. The lesson? Ask the question. The shortest distance to your answer is asking. ⚡ Chapters: 0:00 The Sales Question I'll Never Ask 0:42 Why Infinite Banking "Didn't Click" 2:12 Uninterrupted Compound Interest Explained 4:15 Do You Have to Pay Premiums Forever? 6:33 Cash Flow, Not Just Cash Value 9:03 The Questions You Should Be Asking 12:28 Come Prepared (Read the Books First) 14:17 Ask the Question, Get Your Answer 15:31 Book Your Appointment & Let's Chat 🔗 Resources: • Set up your appointment: https://withoutthebank.com  • Email Mary Jo: maryjo@withoutthebank.com  • Grab "Life Without the Bank" + Nelson Nash's "Becoming Your Own Banker" 📌 #InfiniteBanking #WholeLifeInsurance #CashValue #FinancialFreedom

    Why Infinite Banking 'Didn't Click' (And How to Fix It) (Ep. 284)

  7. Aug 20

    The Real Numbers Behind Infinite Banking (It's Not What You Think) (Ep. 283)

    Has your accountant "never heard of" infinite banking and your financial advisor calls whole life insurance a "scam"? In this episode, Mary Jo Irmen pulls up the actual policy numbers and breaks down why they're wrong — and how structure changes everything. ⚠️ Warning: this episode comes with a dose of German passion. Mary Jo walks through the real numbers behind three policy structures — traditional whole life, 10-pay, and paid-up-at-65 — and shows exactly what a policy built for infinite banking does differently. $20,000 in premium can mean $0 cash value in year one… or $14,000 of access in 10 days. The difference is the paid-up additions rider, and if your advisor can't explain that, you have a problem. Mary Jo also breaks down why a 200-year-old, insurance-commissioner-approved product can't be "a scam" — and why you need to educate yourself before paying for advice from someone who hasn't done the reading. Chapters 0:00 — Intro & the warning (German passion incoming) 0:45 — "My advisor said it's a scam" 1:32 — Traditional whole life: the real numbers 5:44 — How infinite banking policies are structured 7:04 — The 10-pay policy trap 8:51 — Paid up at 65 11:00 — Why it can't be a scam 11:35 — The crab in the box 13:15 — Your job: educate yourself 16:45 — Closing & book your appointment 📩 Questions? Ideas for the show? Reach out: MaryJo@withoutthebank.com  📘 Grab the Life Without the Bank book and your BYOB book → http://www.withoutthebank.com  🎙️ Know someone Mary Jo should interview? Send it her way! #infinitebankingconcept #wholelifeinsurance #lifeinsuranceeducation #generationalwealth Audio Production by Podsworth Media - https://podsworth.com

    The Real Numbers Behind Infinite Banking (It's Not What You Think) (Ep. 283)

  8. Aug 13

    You're Being Trained to Stay Distracted – Here's How to Stop (Ep. 282)

    In this episode, I'm breaking down Outwitting the Devil by Napoleon Hill — the book that changed how I see the world. Hill wrote this in 1938, but it reads like it was written yesterday. His message? 95% of people are drifting through life, and the systems we trust — government, education, even media — are designed to keep us numb. In this review, I get into: 📖 The "drifter" mindset and how to spot it in yourself 🧠 Why focus is the single most powerful asset you have 📱 How modern technology and mainstream culture are literally training us to stay distracted 🎧 Why the audiobook version is a must-experience (two narrators — one as Napoleon Hill, one as the Devil) I've listened to this book on every long drive I've taken, and I've already shared it with my daughter. If you're ready to stop drifting and start paying attention — this one's for you. Audio Production by Podsworth Media - https://podsworth.com

    You're Being Trained to Stay Distracted – Here's How to Stop (Ep. 282)
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4.9
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About

The archaic system of giving up money today, taking on risk, and hoping to retire is B.S. This podcast seeks to help make you responsible for your money and your future. You are the one who cares more about it than anyone else. I am here to help you and provide the honesty you need. No sugar coating. No false claims. Just straight up truth.

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