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HOME2023-01-22T13:43:33-07:00

Damn, there is so much great knowledge out there. Did you know that “BOOKS” are full of smart?? No, I mean like life changing, I-wish-I-knew-that-years-ago type stuff.

I know that I was waaaayyy late to the game figuring it out. And I know that a lot of you are too busy to read as much as you ‘should’. And that is why you need me.

I still remember how it started for me. It started in June of 2008. After 11  years …..Click to continue

Mortgage Today (AM) - 06/04/26 {{catlist}}
June 4, 2026
READ MORE **WTMS Blog Today = What's up in Mortgage Today (AM) - 06/04/2026** Peace negotiations headlines erased Wednesday's losses and sent mortgage-backed securities higher by mid-morning. The Trump administration's announcement of final talks to end the Iran war triggered a 4 basis point rally in the 10-year Treasury, which fell to 4.455% by 8:42 AM. MBS prices climbed 7 ticks across coupons, with UMBS 5.0 rising to 98.22 and UMBS 5.5 reaching 100.37. Jobless claims data at 8:30 AM showed 225K initial claims versus a 213K forecast, having minimal market impact. Oil prices retreated 3.2% below $95 per barrel, supporting bond strength despite ongoing geopolitical tension. The mortgage market faces a growing convexity hedging challenge that threatens volatility ahead. Bloomberg's analysis reveals that mortgage investors are increasingly protecting against price declines by selling Treasury futures when MBS prices fall—a strategy that amplifies market moves in both directions. With over $2 trillion in mortgage securities now carrying 5%+ coupons, roughly four times the level from three years ago, bondholders must actively hedge interest-rate risk. About one-third of outstanding MBS now trade near par value where convexity sensitivity is greatest, forcing frequent rebalancing. This "Beast" that vanished after the Fed's 2022 rate hikes has awakened, with Goldman Sachs estimating the recent selloff roughly equivalent to $40 billion in 10-year Treasury selling. GNMA and UMBS securities showed mixed performance as investors digested competing signals. GNMA 5.0 gained 0.09 points to 98.69 while UMBS 5.0 climbed 0.19 to 98.22, reflecting modest upward momentum. The narrower GNMA moves versus UMBS suggest government-guaranteed pools saw slightly less buying pressure. UMBS 6.0 advanced 0.09 to 102.03, though the curve steepness indicates traders remain cautious on longer coupons. These modest gains reflect the temporary relief from geopolitical headlines rather than fundamental shift in lending demand. Treasury yields retreated across the curve as investors repriced Fed rate-cut expectations. The 2-year yield fell 4.7 basis points to 4.035%, while the 10-year dropped 3.8 basis points to 4.458%. The 30-year yield declined 2.5 basis points to 4.966%, showing steeper cuts in shorter maturities. This inversion pattern suggests bond markets are pricing in economic caution or potential Fed easing later in 2026. Tomorrow's jobs report will be the critical test of whether today's calm persists or whether sticky labor data reignites inflation concerns. Mortgage originators should monitor the convexity hedging dynamic closely as it directly impacts secondary market execution. When mortgage prices fall sharply, hedgers dump Treasury futures to protect positions, which pushes yields higher and further crushes MBS values—a feedback loop that narrows margins. The presence of $2 trillion in higher-coupon securities means this hedging activity will intensify on any significant rate spike. Loan officers locking borrowers now enjoy a 90-day window where origination risk is partially protected, but the Treasury pipeline remains vulnerable to sudden volatility. Secondary teams should prepare for wider bid-ask spreads on any new economic data shock. Friday's employment report will determine whether today's peace-driven rally has staying power. With initial jobless claims already rising to 225K and only modest data remaining this week, the jobs number becomes the market's sole focus. If nonfarm payrolls disappoint, expect another 5-10 basis point drop in the 10-year as recession fears resurface. Conversely, strong employment could reignite inflation concerns and push yields back toward the 4.50% resistance level. Mortgage sellers should prepare lock/float strategies around the 4.43 to 4.51 range, which remains the operative trading band until Friday's print reshapes expectations. **Locking vs Floating** War-related headlines continue to create overnight volatility, though market sensitivity to geopolitical shocks has diminished over the past two weeks. Floating positions remain a "coin flip" in this environment rather than a clear advantage. For those trading the narrow 10-year yield range between 4.43 and 4.51, today's move back toward the higher end suggests short-term locking opportunities. The convexity hedging dynamic means sudden rate spikes are possible, making overnight floats riskier than the typical pattern would suggest. **Today's Events** Jobless Claims (May/30): 225K vs 213K forecast, 215K prior Challenger Layoffs (May): 83.387K Continued Claims (May/23): 1.777M vs 1.780M forecast **Bond Pricing** **UMBS 30 yr** | Coupon | Price | Intra-Day Change | | 5.0 | 98.22 | 0.19 | | 5.5 | 100.37 | 0.19 | | 6.0 | 102.03 | 0.09 | **GNMA 30 yr** | Coupon | Price | Intra-Day Change | | 5.0 | 98.73 | 0.13 | | 5.5 | 100.56 | 0.09 | | 6.0 | 101.77 | 0.09 | **Treasuries** | Term | Yield | Price | Intra-Day Yield Change | | 2 yr | 4.035 | 99.696 | -0.047 | | 5 yr | 4.170 | 98.683 | -0.047 | | 10 yr | 4.458 | 97.336 | -0.038 | | 30 yr | 4.966 | 96.649 | -0.025 | Market Data
The Real Reason You're Working 60 Hours a Week and Still Broke (It's Not What You Think) {{catlist}}
June 4, 2026
READ MORE reading notes from Alex Hormozi on the Modern Wisdom Podcast.  You should listen to Modern Wisdom.  It's good.

The Real Reason You're Working 60 Hours a Week and Still Broke (It's Not What You Think)

Alex Hormozi's uncomfortable truth about why hustle culture is making you poor, not rich

Let me guess: you're up at five thirty, crushing your morning routine, hitting the gym, doing your affirmations, and grinding until nine at night. You're hustling harder than everyone at your brokerage. You're outworking the competition. You're doing everything the motivational speakers told you to do. And yet somehow, you're still stressed about money, exhausted, and wondering when the "success" part kicks in. Welcome to the hustle culture trap, and Alex Hormozi has some thoughts about why you're doing it completely wrong. On Modern Wisdom, Hormozi dropped a truth bomb that should make every "rise and grind" real estate professional deeply uncomfortable: "Most people are confusing activity with achievement. They're busy, not productive. They're working hard on the wrong things." He then went further, suggesting that hustle culture—the very thing the real estate industry worships—is actually preventing most people from building real wealth. This sounds like heresy in an industry that literally sells plaques celebrating who worked the most hours. But Hormozi's track record speaks for itself. He built multiple eight-figure businesses while working less than most struggling agents. How? He figured out something most real estate professionals never learn: effort without strategy is just exhausting, not effective. Here's the uncomfortable reality check: that loan officer grinding seventy hours a week and closing twenty loans a month is probably making less money and building less wealth than the one working thirty-five hours and closing twelve loans a month—if the second one has better systems, higher margins, and actually keeps what they earn. Hormozi's entire business philosophy is built on this principle: work smarter by eliminating low-value activity, not harder by adding more hours.

The Productivity Theater Destroying Your Life

Hormozi calls it "productivity theater"—looking busy, feeling busy, being exhausted from busyness, but not actually moving toward meaningful goals. In real estate, this looks like spending three hours on social media "building your brand" when you could spend thirty minutes making strategic calls to past clients. It looks like attending every networking event in town instead of building systems that generate referrals automatically. It looks like personally handling every detail of every transaction instead of training a team to execute your processes. The real estate industry has created an entire culture around celebrating busyness. We brag about how many showings we did over the weekend. We post about working through holidays. We wear our exhaustion like a badge of honor. Hormozi would say we're idiots. Not because hard work doesn't matter, but because we're working hard on activities that don't actually create wealth. Here's a simple test Hormozi recommends: track every activity you do for a week and assign each one to a category—revenue generating, revenue supporting, or neither. Be brutally honest. Scrolling Instagram looking at competitor's posts? Neither. Reorganizing your CRM for the third time this month? Neither. Attending a three-hour team meeting that could have been an email? Neither. For most real estate professionals, the "neither" category represents forty to sixty percent of their working hours. That's not a hustle problem, it's a priority problem. You're not working too little, you're working on too much of the wrong stuff. Hormozi built his fortune by ruthlessly eliminating everything that didn't directly contribute to business growth. He didn't try to do everything—he identified the twenty percent of activities that generated eighty percent of results and doubled down on those. Everyone else is out here trying to do one hundred percent of everything and wondering why they're exhausted and broke.

The High-Value Activity Framework

Hormozi's framework for escaping hustle culture starts with brutal honesty about what actually makes you money. For real estate agents, there are maybe five activities that directly generate revenue: prospecting for new clients, conducting listing or buyer consultations, negotiating deals, asking for referrals, and maintaining relationships with past clients. Everything else is either supporting these activities or wasting time. Supporting activities include things like transaction coordination, marketing, administrative tasks, and continuing education. These matter, but they should be systematized, delegated, or minimized. The goal is to spend maximum time on revenue-generating activities and minimum time on everything else. Yet most agents do the opposite—they spend hours on busy work and squeeze in revenue generation when they have time left over. Hormozi recommends a simple scheduling principle: block your calendar for high-value activities first, then fit everything else around them. If prospecting and client meetings are what actually make you money, those should be sacred, non-negotiable blocks on your calendar. Everything else gets scheduled in the gaps or delegated entirely. This sounds obvious, but almost nobody does it. Instead, we let our calendars fill up with whatever screams loudest, then wonder why we're not hitting our income goals. For loan officers, high-value activities might include calling real estate agent partners, following up with leads, conducting pre-approval consultations, and asking for referrals from past clients. Processing loans, handling paperwork, answering random questions—these are necessary but should be systematized or delegated. Yet many loan officers spend the majority of their time on processing and administration, leaving scraps of time for the activities that actually grow their business.

Why "Outworking Everyone" Is a Losing Strategy

The hustle culture narrative says success comes from outworking the competition. Wake up earlier, stay up later, sacrifice more, grind harder. Hormozi calls this "the poverty mindset disguised as work ethic." Why? Because it assumes the only variable you can control is effort, which is false. You can also control strategy, systems, and leverage. Think about it: there's a ceiling on how much you can personally outwork others. You have twenty-four hours in a day, same as everyone else. You need to sleep, eat, and occasionally see your family if you don't want them to forget what you look like. So the "outwork everyone" strategy has a built-in limitation. You might win in the short term through sheer effort, but you'll burn out or plateau eventually. Hormozi's approach is different: instead of trying to work more hours than everyone else, build better systems so each hour produces more value. Instead of trying to personally handle more transactions, create processes that allow a team to handle them for you. Instead of grinding harder, work smarter by focusing exclusively on high-leverage activities. This isn't about being lazy—it's about being strategic. The real estate industry hates this message because it undermines the entire "hustle harder" culture we've built. We celebrate the agent who worked through Christmas and did showings on their anniversary. We give awards to whoever logged the most hours. We've created an environment where rest is seen as weakness and boundaries are seen as lack of commitment. Hormozi would say we've created an environment that produces burnout, not wealth.

The Leverage Principle That Changes Everything

Hormozi's ultimate framework for escaping hustle culture is leverage. There are four types: labor leverage (other people doing work for you), capital leverage (money working for you), code leverage (software and systems working for you), and media leverage (content working for you). Wealthy people use all four. Broke people rely exclusively on their own labor. In real estate, labor leverage means building a team where transaction coordinators handle paperwork, showing agents handle showings, and you focus on high-value activities like business development and strategic relationships. Capital leverage means using your income to invest in assets that generate passive income. Code leverage means using CRM systems, automated marketing, and technology to do work you'd otherwise do manually. Media leverage means creating content that attracts clients without you personally prospecting. Most real estate professionals use zero to one of these leverage types. They rely almost entirely on personal labor—their own time and effort. This creates an income ceiling because there's only so much you can personally do. Hormozi built multiple businesses to eight figures by maximizing all four types of leverage. He didn't work more hours than struggling entrepreneurs; he worked on activities that created leverage. The shift from hustle to leverage requires a fundamental mindset change. Instead of asking "how can I work harder," start asking "how can I create systems that work for me." Instead of "how many more hours can I put in," ask "what high-value activities should I focus on and what should I delegate or eliminate." Instead of celebrating busyness, celebrate effectiveness. This doesn't mean you don't work hard—Hormozi works incredibly hard. But he works hard on things that create leverage and compound over time. He builds systems that continue generating value long after the initial effort. He creates content that attracts customers while he sleeps. He invests in businesses that grow his wealth without requiring his daily involvement. That's the difference between hustle culture and strategic wealth building.

The Brutal Math of Trading Time for Money

Here's the math that should terrify every real estate professional: if your income is purely a function of your personal time and effort, you have a job, not a business. Jobs have income ceilings. Businesses have profit potential that scales beyond your personal capacity. Hormozi's companies generate revenue whether he shows up or not because he built systems and leverage. Most agents' income drops to zero the moment they stop working because they built a dependency on personal effort. The hustle culture narrative tells you this is fine as long as you're making good money. Hormozi would say you're delusional. What happens when you get sick? What happens when you burn out? What happens when the market shifts and your current approach stops working? If your entire business model depends on you personally grinding sixty-plus hours a week forever, you haven't built a business—you've built a treadmill you can never get off. The solution isn't to work less hard—it's to work hard on different things. Work hard on building systems. Work hard on creating leverage. Work hard on developing a business that generates value independent of your constant personal effort. This is harder in the short term because it requires strategic thinking, not just activity. But it's the only path to sustainable wealth and actual freedom. Hormozi escaped the hustle trap by recognizing that his time was his most valuable asset and should be spent on the highest-leverage activities possible. Everything else should be systematized, delegated, or eliminated. Most real estate professionals do the opposite—they spend their time on whatever seems urgent rather than what's actually important. Then they wonder why they're exhausted and not wealthy. The answer is simple: you're confusing motion with progress, activity with achievement, and hustle with strategy. Stop grinding harder on the wrong things and start working smarter on the right ones.
  Tired of the hustle culture hamster wheel? Subscribe to Well That Makes Sense at WellThatMakesSense.com for strategies that help you work smarter, build leverage, and actually enjoy your life. Because success shouldn't require sacrificing your sanity, your health, and your relationships. Let's build wealth the smart way, not just the hard way.
Mortgage Today (PM) - 06/02/26 {{catlist}}
June 3, 2026
READ MORE **WTMS Blog Today = What's up in Mortgage Today (PM) - 06/02/2026** Mortgage rates traded in an uncommonly quiet range today despite persistent geopolitical tensions and a stronger-than-expected job openings report. The 10-year Treasury yield held between 4.43% and 4.53%, ultimately closing at 4.447%, while UMBS 5.0 securities stayed near flat at 98.32. Bond traders spent much of the session tracking oil prices instead of headlines, suggesting market complacency ahead of Friday's crucial employment data. GNMA securities showed slightly better performance, with the 5.0 coupon up 0.03 points to 98.77 by day's end. Mortgage originators should monitor the technical ceiling of 4.51%–4.53% on the 10-year as a potential trigger for rate locks. The April JOLTS report released this morning showed job openings jumped to 7.618 million, significantly above the 6.88 million forecast and marking the highest level since late 2025. Markets initially sold off roughly one basis point, but recovered quickly as traders attributed much of the surge to "professional and business services"—a category prone to revision. Professional and business services added 665,000 job openings, the largest monthly increase since early 2021, prompting analysts to suggest the headline number could be revised lower in coming weeks. The muted bond market response indicates investors are waiting for Friday's jobs report before making directional bets. For lenders managing pipeline risk, today's stability may not persist once employment data hits Friday morning. Mortgage-backed securities remain sandwiched between competing forces: strong equity market performance pulling rates lower and lingering inflation concerns keeping yields elevated. UMBS 5.5 coupons closed at 100.37, unchanged from the open, while the longer 30-year Treasury yield declined 1.4 basis points to 4.957%. The narrow trading range reflects a market waiting for catalysts rather than reacting to data already in hand. Geopolitical headlines about Iran and the broader Middle East remain monitored but have not driven the volatility seen in previous weeks. Expect Wednesday's slate of economic releases to create more meaningful opportunities for repricing risk. **Locking vs Floating** The technical picture suggests rates are favoring borrowers who wait slightly longer before locking. The 10-year yield is trading near its support floor of 4.43%, which means downside room is limited before the market must defend that level—making a float a defensive posture. If yields breach the 4.51%–4.53% ceiling, locking becomes urgent as the next major resistance level sits at 4.59%. Borrowers on the fence should lock if their loan program hits those ceiling levels, while those with flexible timelines can afford to monitor Friday's job report results before committing. **Today's Events** April JOLTS Job Openings came in at 7.618 million versus 6.88 million expected. April JOLTS Job Quits reported at 3.171 million. June IBD Economic Optimism Index: 44.5 versus 42.6 forecast. Single-family construction data showed slips across all geographies in the first quarter. **Bond Pricing** **UMBS 30 yr** | Coupon | Price | Intra-Day Change | | 5.0 | 98.32 | -0.01 | | 5.5 | 100.37 | 0.00 | | 6.0 | 102.00 | -0.01 | **GNMA 30 yr** | Coupon | Price | Intra-Day Change | **Treasuries** | Term | Yield | Price | Intra-Day Yield Change | Market Data
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