Behind The Facade - Real Estate Investing copertina

Behind The Facade - Real Estate Investing

Behind The Facade - Real Estate Investing

Di: Gavin J Gallagher
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Hosted by real estate investor Gavin J Gallagher, Behind The Facade explores the often overlooked but critically important mental and emotional game governing success in real estate. Reflecting on his own 30-year career with its soaring highs and horrendous lows, Gavin and his guests dive deep into the crucial behaviours and strategies required to thrive in the property sector. Find us on YouTube: www.youtube.com/@behindthefacadeGavin J Gallagher Economia Finanza personale
Episodi
  • Is This 2007 Again? Irish Mortgage Lending Hits Its Highest Since 2008 | BTF 282

    Is This 2007 Again? Irish Mortgage Lending Hits Its Highest Since 2008 | BTF 282
    Oct 27 2026

    The Academy - https://www.skool.com/elite-property-academy/about
    YouTube Channel - https://www.youtube.com/@GavinJGallagher
    LEARN MORE - https://epa-learn-more.scoreapp.com/

    ***

    Banks lent more money for Irish homes between July and September than in any quarter since mid-2008.

    In this episode we explore that headline in detail. We go back to 2007, to understand what it felt like when the banks were chasing customers, and why it wasn't the fall in value that finished people but running out of cash. Then we run today's Irish market through the five signals I've seen in three separate market crashes - Ireland, Spain and the US. Then I give you my honest scorecard, plus the three things that would change my mind.

    The second half is more practical. I walk through exactly how I assess a deal in a slowing market using my ADP Lens framework, with a real worked example on a €300,000 commuter-town house: the true yield, the bank's numbers, and the stress test that turns a "good deal" into a "maybe". If you're starting out, or sitting on one or two properties wondering what's next, this is the episode to listen to with a notepad.

    ***

    In this episode:

    • The 3 headlines that mattered last week: record mortgage drawdowns, prices cooling to 5.1%, and the ECB decision.
    • What 2007 was really like from the inside, and the liquidity lesson.
    • Future Shock: the April 2007 RTÉ documentary and the backlash that followed.
    • The ADP Lens framework: Area, Deal and Personal
    • The MENT resource audit: how to start when you're short on money.
    • Did you spot the AI voice clone?

    ***

    CHAPTERS:

    00:00 Lending is back at 2008 levels: is this 2007 again?
    00:56 Prices still rising, but cooling
    02:06 The ECB decision this week
    02:52 Record mortgage drawdowns explained
    04:03 Inside 2006 and 2007: when the banks chased me
    05:42 Future Shock: the documentary that changed the mood
    06:45 How it unravelled, and continuity bias
    07:41 The liquidity lesson
    08:44 Signal 1: Credit
    10:05 Signal 2: Supply
    11:09 Signal 3: Affordability
    12:05 Signal 4: Transactions and stock
    12:58 Signal 5: Events you can't control
    14:00 The scorecard: why this isn't 2007
    14:42 What would change my mind
    16:34 What to do now
    17:33 Elite Property Academy
    17:58 How do you know if a deal is any good?
    18:58 The ADP lens: Area
    20:49 Deal: a worked example on a €300k house
    23:45 The stress test: three bad days
    26:08 Personal: is this deal right for you?
    27:29 No deposit? The MENT audit
    29:10 Why I built the Academy
    30:04 Join the Elite Property Accelerator
    30:26 Did you spot my AI voice clone?

    ***

    Gavin J Gallagher is a Dublin-based property investor with over 30 years' experience in Ireland and internationally. He has lived through the Irish, Spanish and US property crashes, lost a portfolio in 2008 and rebuilt, and now coaches investors through Elite Property Accelerator.

    Need some help: https://workwithgavin.com

    ***

    Support the podcast: https://buymeacoffee.com/gavinjgallagher

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    32 min
  • How the Iran War Will Hit Your Mortgage, and the Housing Crisis in Spain | BTF 281

    How the Iran War Will Hit Your Mortgage, and the Housing Crisis in Spain | BTF 281
    Oct 12 2026

    LEARN MORE - https://epa-learn-more.scoreapp.com/
    YouTube Channel - https://www.youtube.com/@GavinJGallagher

    ***

    Oil prices and property seem unrelated. They are not.

    In this episode I trace how the Iran war and oil above $100 a barrel will find its way into your wallet. It starts with the obvious first-order effects, fuel and heating bills. Then come the second-order effects most people miss, because oil and gas feed into around 500 products, from tyres and paint to fertiliser and insulation. Finally there are the third-order effects: inflation, higher interest rates, tighter mortgage approvals and developers being squeezed until projects stop being viable. That is the doom loop, and it is why people in finance are getting nervous.

    First, a quick round-up of the Irish Budget. Landlords were overlooked again, capital gains tax was cut from 33% to 31%, Help to Buy went up to €35,000, a new 7% derelict property tax arrived, and Rent-a-Room relief went up to €16,000.

    Then to Spain (a market I also keep an eye on) where an 87-year-old woman was carried out of her Madrid home of 70 years on a stretcher after an investment fund raised her rent from €500 to €2,650 a month. That image sparked protests in over 50 cities, a snap general election and a national strike called for 11 November. I break down the 750,000-home shortfall, 12.2% annual price growth, the proposed decrees against short-term rentals and why punishing landlords wins votes but will never deliver on the extra homes needed.

    ***

    In this episode:

    • When oil went negative in April 2020, and why the reverse is now happening
    • First, second and third-order effects of high oil prices on property
    • How affordability and developer margins create a supply doom loop
    • Why stimulus may be off the table as government bond yields rise
    • Spain's housing protests, snap election and proposed anti-landlord decrees
    • Ireland vs Spain: what the supply numbers tell us
    • The political risk every landlord needs to price in

    ***

    CHAPTERS:
    00:00 Intro
    00:30 Irish Budget round-up: what landlords got (and didn't)
    02:10 The day oil went negative
    03:41 Oil above $100: why a property channel cares
    04:30 First-order effects: fuel, heating, energy bills
    05:23 Second-order effects: 500 uses of oil and gas
    08:20 Third-order effects: inflation and interest rates
    09:55 Affordability and the developer squeeze
    11:39 The doom loop and recession risk
    13:32 Elite Property Academy
    13:55 Spain: snap election and national strike
    15:30 The eviction that sparked a nation
    16:38 Why Spain is angry: the supply gap
    18:37 Landlords, Airbnb and the backlash
    20:22 Spain's proposed emergency decrees
    21:17 Why Pedro Sánchez called a snap election
    23:12 Ireland vs Spain: the supply numbers
    24:35 Elite Property Accelerator
    24:55 Final thoughts: political risk for landlords

    ***

    Behind the Facade is hosted by Gavin J Gallagher, a Dublin-based property investor and developer with 30 years in the Irish and international market, and first-hand experience of three property crashes.

    Need some help: https://workwithgavin.com

    ***

    Support the podcast: https://buymeacoffee.com/gavinjgallagher

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    27 min
  • Subject to Creative Financing with Chris A Williams | BTF 280

    Subject to Creative Financing with Chris A Williams | BTF 280
    Oct 2 2026
    LEARN MORE - https://epa-learn-more.scoreapp.com/ YouTube Channel - https://www.youtube.com/@GavinJGallagher Chris A Williams went from $12,000 and two sales in his first year to a brokerage doing $58 million in sales by 26. We break down subject to real estate, wholesaling, and the creative financing thinking behind it. At 20, Chris had lost his American football scholarship, dropped out of community college and had $30 in his bank account. He got his real estate licence a week before the world shut down for COVID, spent his first year working 10 to 12 hour days, and closed two deals. To pay his bills, he sold every share of Tesla stock he owned. Then, one February day, four clients contacted him in a single afternoon, and his business never looked back. But the reason I brought Chris on is the way he buys property. He uses a creative financing strategy called "subject to": he takes over the seller's existing mortgage payments and takes the deed, without applying for a new mortgage. His target is to get into each deal for under $20,000 all in. In this episode we cover: - How subject to real estate deals work, and the due-on-sale clause grey area - Why banks never advertise this strategy - Who sells on these terms: low-equity sellers and military families on 0% down VA loans - Wholesaling explained: locking up a contract at $100K and assigning it for $150K - The max allowable offer formula flippers use to protect their margin - The daily texting habit that turned a dead year into a pipeline - Why he wishes he had listened more when he started For Irish and UK listeners: subject to, as Chris describes it, does not transfer to Ireland or the UK. Here the lender's charge is cleared on sale, and taking over payments without lender consent breaches the mortgage terms. In the outro I cover what does transfer: finding the seller with a problem, structuring a solution others can't, and buying right on day one. CONNECT WITH CHRIS @IamChrisAWilliams on YouTube, Instagram, TikTok and Facebook WORK WITH GAVIN Work With Gavin: https://workwithgavin.com LEARN MORE - https://epa-learn-more.scoreapp.com/ YouTube Channel - https://www.youtube.com/@GavinJGallagher *** What if owning a property has nothing to do with getting the mortgage? My guest this week, Chris A Williams, buys houses in Virginia without applying for a new mortgage. He uses a creative financing strategy called "subject to": he takes over the seller's existing mortgage payments, takes the deed, and gets into each deal for under $20,000 all in. It won't work the same way here in Ireland, but the thinking behind it will change how you look at any deal that seems out of reach. First, the property news. Mortgage approvals hit record levels, with almost €1.7 billion approved in August alone. Wholesale electricity prices are up 76.9% year to date, which will feed through to the property market. Construction costs are also rising, though not at 2022 levels, with asphalt the biggest mover, up 16% since January. Chris's own story is the other half of this episode. He lost his football scholarship, had $30 in the bank, and got his real estate licence a week before COVID shut the world down. His first year produced two sales and $12,000, and he sold every share of Tesla stock he owned to pay his bills. By 26, his brokerage team had done $58 million in sales. The lesson I took from him is the one I give my own clients: it is never a lack of resources, it is a lack of resourcefulness. *** In this episode: How subject to deals work, and the due-on-sale grey areaWhy banks never advertise this strategyWho sells on these terms, from low-equity sellers to military families on 0% down loansWholesaling explained: locking up a contract at $100K and assigning it for $150KThe max allowable offer formula flippers use to protect their marginThe daily texting habit that turned a dead first year into a pipelineWhy subject to doesn't transfer to Ireland, and what does *** CHAPTERS: 00:00 Intro 00:23 Property news: mortgage approvals, energy and build costs 02:39 Meet Chris A Williams 03:36 Lost scholarship, $30 in the bank 06:15 Passing the real estate exam 08:31 Starting out during COVID 10:25 Year one: two sales and $12K 12:24 Bulk texting: four leads in one day 14:33 Selling Tesla stock to survive 16:21 Building a brokerage and team 19:47 The Navy SEALs team model 20:57 Elite Property Academy 21:31 First deal: buying subject to 22:39 The due-on-sale grey area 25:13 Why banks don't advertise subject to 25:54 Deal economics and the entry fee 28:02 Who sells subject to and why 31:11 The 5am routine 32:40 How $58M in sales breaks down 33:54 Wholesaling explained 37:03 The max allowable offer formula 39:26 Building on YouTube 41:02 What he'd do differently 42:27 Elite Property Accelerator 42:53 Resources vs resourcefulness *** Behind the Facade is hosted by Gavin J Gallagher, a Dublin-based property investor and developer with 30 years in the Irish and international ...
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    46 min
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