The Real Estate Play by Play

Kristie Martinelli & Danielle Olbrantz
  • 5.0 (7)
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  • UPDATED WEEKLY

Welcome to The Real Estate Play by Play. We are your hosts Kristie Martinelli, top ranked realtor worldwide, and Danielle Olbrantz mortgage, industry veteran. On and off the field of life you need to know the place to win the game. We are here to give you the play by play tools to reach your real estate goals. Whether you're a first time homebuyer, a seasoned investor, or just have a love for real estate suit up, and it's game time.

  1. MAR 11

    Scouting Report

    Thinking about using a VA loan to buy a home? For many veterans and active-duty service members, this benefit can be one of the most powerful tools available for homeownership. Yet despite its advantages, VA financing is still widely misunderstood by buyers, agents, and even some lenders. Misconceptions about down payments, underwriting, and inspection requirements often cause sellers and agents to overlook VA offers unnecessarily. In this episode, we break down the real story behind VA loans and why they are often stronger than people assume. Using a “scouting report” approach, we walk through how VA loans work, the advantages they offer veteran buyers, and the myths that continue to create hesitation in competitive markets. If you are a veteran considering homeownership or an agent working with VA buyers, this episode gives you the clarity you need to confidently navigate the process.   We cover: Why VA loans are an earned benefit for military service members and not a form of assistanceThe biggest advantages including zero down payment, lower interest rates, and no mortgage insuranceWhy VA loans still carry a negative reputation among some sellers and agentsThe underwriting misconceptions that make VA loans seem riskier than they areWhy working with an experienced lender makes a major difference in VA transactionsThe misunderstood pest inspection requirements and what VA actually requiresHow VA loans often have more flexible qualifying standards than conventional loansThe truth about having more than one VA loan and how entitlement affects future purchases  Connect with us: YouTube: https://www.youtube.com/@therealestateplaybyplay Website: https://therealestateplaybyplay.com

    18 min

  2. FEB 11

    Substitute Coach

    In this candid “Locker Room” style conversation, we’re digging into what the 2026 real estate market is actually shaping up to look like and why it feels so different from the frenzy of just a few years ago. With Paul stepping in as our “substitute coach,” we break down the realities buyers and sellers are facing right now, from interest rate expectations to inventory shifts and the mindset changes required to win in a more balanced market. This is practical, experience-backed perspective, not headline hype or wishful thinking.   We talk openly about why waiting for 3 percent rates is keeping people stuck, how today’s market rewards preparation and strategy, and why both buyers and sellers need to understand the season we’re in. From seller resistance and pricing mistakes to buyer leverage, rate buydowns, and the power of presentation, this episode is about adjusting expectations without losing momentum. If you’re trying to make smart decisions heading into 2026, this is the grounded conversation you’ve been looking for.   We cover: What to realistically expect from interest rates and inventory in 2026Why today’s market is more stable, even if it doesn’t feel flashyHow buyer leverage shows up through rate buydowns, closing costs, and timingWhy sellers can’t rely on old comps or “as is” pricing anymoreThe importance of preparation, staging, and strong marketing to stand outHow overpricing leads to longer days on market and weaker offersWhy experienced agents matter more in a fast-shifting marketWhat both buyers and sellers need to understand about mindset, patience, and strategy right now  Connect with us: YouTube: https://www.youtube.com/@therealestateplaybyplay Website: https://therealestateplaybyplay.com

    17 min

  3. JAN 21

    Locker Room

    In this off-the-cuff “Locker Room” conversation, we’re pulling back the curtain on what 2025 actually looked like, not just for the real estate market, but for us as working moms who live and breathe this business. With over 40 years of combined experience, we talk candidly about the harder market, the agents who didn’t survive it, and why experience, relationships, and resilience mattered more than ever. From shifting buyer behavior to the emotional toll of carrying clients, teams, and families all at once, this episode is real talk in every sense.   We also get deeply honest about the invisible trade-offs of flexible careers. The laptops on bleachers, the “always on” identity, the guilt, the gratitude, and the moments where calling a timeout isn’t weakness, it’s survival. From spontaneous solo trips to putting the oxygen mask on yourself first, this episode is for the moms, professionals, and caregivers who feel stretched thin but still show up anyway.    We cover: What actually happened in the 2025 real estate market, and why experience rose to the topThe fallout of a hard year: agents leaving, brokerages closing, and why longevity mattersHow “flexibility” really works when your job never clocks outThe emotional load of holding clients’ lives, families’ needs, and your own expectationsWhy being present doesn’t always look perfect but it still countsThe hidden cost of always being needed (and why timeouts are necessary)What it looks like to prioritize yourself without abandoning your responsibilitiesThe oxygen mask reminder every working parent needs heading into 2026  Connect with us: YouTube: https://www.youtube.com/@therealestateplaybyplay  Website: https://therealestateplaybyplay.com

    21 min

  4. 12/10/2025

    Regulations

    Thinking about buying a multi-unit property? Whether you’re eyeing a duplex to offset your mortgage or considering a fourplex for long-term cash flow, this strategy is gaining momentum—but it comes with more rules, regulations, and surprises than most buyers realize. From financing requirements to tenant laws to county-specific rent control, multi-unit purchases are not the same as buying a single-family home.   In this episode, we break down what you actually need to know before diving into multifamily investing. We unpack how lenders evaluate 2–4 units differently, what flips a property into “commercial” territory, why California’s tenant laws matter more than ever, and the hidden challenges that can make or break your investment. You’ll walk away knowing how to qualify, what risks to look for, and how to set yourself up for success—without getting caught off guard by regulations you didn’t see coming. If multi-unit investing is part of your strategy—or even just a curiosity—this episode gives you the clarity, questions, and guardrails you need to make an informed move.   We cover: The key differences between financing a single-family home, a duplex, and a 3–4-unit propertyWhy anything over four units becomes a commercial loan—and how that changes qualifyingWhat “self-sufficiency” rules mean and why 3.5% down isn’t always realistic in high-cost marketsHow California laws like AB 1482 impact rent increases, eviction rules, and landlord rightsWhat to know about local rent-control laws, city-by-city regulations, and tenant protectionsThe realities of removing tenants—and why payouts or long timelines may be requiredWhy insurance is more complex and costly for multi-unit properties (and how to plan for it)The growing restrictions around Airbnb and short-term rentals—and how they affect returnsThe experts you must consult before buying: brokers, property managers, and real estate attorneys  Connect with us: YouTube: https://www.youtube.com/@therealestateplaybyplay  Website: https://therealestateplaybyplay.com

    11 min

  5. 11/12/2025

    Buy Before You Sell

    Thinking about buying your next home before selling your current one? With shifting market dynamics, this question is popping up more than ever. As days on market increase and pricing becomes more realistic, many homeowners are wondering if it’s smarter (or even possible) to buy first and sell later.   In this episode, we break down the real pros, cons, and creative financing solutions behind “buy before you sell.” From bridge loans to rental income programs, we unpack what’s available, what’s risky, and what might just make your next move way less stressful. You’ll learn why timing, preparation, and the right broker make all the difference—and how this strategy can help you sell for more, buy with confidence, and keep your sanity in the process.   We cover:  • What’s changed in the market and why contingent offers are harder to get accepted right now  • The truth about bridge loans—and how not all lenders offer the same options  • How to access your home’s equity for a down payment before selling  • Why some buyers use rental income to qualify for their next home (and the risks if done wrong)  • The hidden upsides of buying first: stronger offers, smoother logistics, and less stress on moving day  • How working with a mortgage broker opens up more flexible and transparent financing solutions   Connect with us: YouTube: https://www.youtube.com/@therealestateplaybyplay  Website: https://therealestateplaybyplay.com

    16 min

  6. 10/08/2025

    Rounding Third

    Rounding third and heading home—it’s almost the end of the third quarter, and what a year it’s been in real estate! As we approach Q4, we break down what’s really happening in the market right now, especially with all the buzz about the Fed and interest rate changes. Spoiler: mortgage rates don’t move the way most people think they do. In this episode, we unpack how the bond market, inflation, and economic reports actually drive mortgage rates—and what that means for buyers and sellers trying to “time the market.”   Tune in to learn why waiting for rates to drop could backfire, how to take advantage of the current window of opportunity, and what both buyers and sellers should be thinking about heading into the end of the year.   We cover: The real relationship between the Federal Reserve and mortgage rates—and why it’s not as direct as you thinkHow the bond market and economic indicators (like job reports and inflation) impact mortgage ratesWhy it might make more sense to buy now and refinance later rather than waiting for rates to fallThe pros and cons of the current buyer’s market—more negotiation power and less competitionWhat sellers need to know about inventory, pent-up demand, and timing in today’s shifting marketHow to focus on your personal goals and lifestyle (not just the numbers) when making real estate decisions  Connect with us: YouTube: https://www.youtube.com/@therealestateplaybyplay Website: https://therealestateplaybyplay.com

    15 min

  7. 09/10/2025

    Hard Truths - Part 2

    Selling or buying in today’s market isn’t always easy—and sometimes the hardest part is hearing the truth. Whether it’s pricing your home realistically or making a fair offer as a buyer, tough conversations are often what save you from bigger problems down the road. In this episode, we continue our discussion about the hard truths of real estate with part 2, sharing the insights that buyers and sellers might not want to hear, but absolutely need to know. From overpriced listings to unrealistic offers, we break down how managing expectations and trusting the data can make all the difference in a successful transaction.   We cover: Why using outdated comps can lead to false expectations in today’s fluctuating marketHow overpricing a home often backfires and can cost sellers more in the long runThe danger of “lowball” offers—and how buyers can make smart, competitive bids without losing credibilityQuestions every client should ask to ensure they’re working with an experienced, trustworthy agentWhy listening to hard truths upfront leads to smoother transactions and better outcomes for everyone involved  Connect with us: Youtube: https://www.youtube.com/@therealestateplaybyplay Website: https://therealestateplaybyplay.com

    14 min

  8. 08/13/2025

    Hard Truths

    Think the lowest rate quote means the best mortgage deal? Not so fast! Just like in sports, where practice matters more than excuses, in real estate the truth matters more than clickbait numbers. In this episode, we tackle the “hard truths” buyers need to hear—especially when comparing lenders. From misleading estimates to hidden costs like impounds, prepaid interest, and HOA fees, we break down the questions you should ask to make sure you’re comparing apples to apples and setting yourself up for a smooth closing. Tune in to learn how to separate fact from fluff, protect yourself from costly surprises, and choose the right lender with confidence.   We cover: Why some rate quotes look better on paper—but aren’t telling you the full storyThe must-ask questions to ensure your loan estimate includes all fees and costsHow timing your closing date can change your prepaid interest, property taxes, and HOA chargesThe pros and cons of impound accounts and when you might have a choiceWhy working with a local, experienced lender can save you headaches (and money)  🎙️ Don’t miss next month’s episode for Part 2 for more hard truths!   Connect with us: Youtube: https://www.youtube.com/@therealestateplaybyplay Website: https://therealestateplaybyplay.com

    23 min
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Ratings & Reviews

5
out of 5
7 Ratings

About

Welcome to The Real Estate Play by Play. We are your hosts Kristie Martinelli, top ranked realtor worldwide, and Danielle Olbrantz mortgage, industry veteran. On and off the field of life you need to know the place to win the game. We are here to give you the play by play tools to reach your real estate goals. Whether you're a first time homebuyer, a seasoned investor, or just have a love for real estate suit up, and it's game time.

Information

  • Creator
    Kristie Martinelli & Danielle Olbrantz
  • Years Active
    2023 - 2026
  • Episodes
    56
  • Rating
    Clean
  • Copyright
    © 2026 The Real Estate Play by Play
  • Show Website
    The Real Estate Play by Play