By Joseph E. Seagle, Esq.

👋 Happy Friday! This coming Tuesday is Veterans Day, a day to honor veterans of U.S. Armed Forces. It coincides with the 11th hour of the 11th day of the 11th month of 1918, when the WWI — the “War to End All Wars” — Armistice with Germany took effect.

❗️Situation Awareness: Our office will be closing at 2:00 p.m. today, allowing our staff to avoid the traffic snarls that typically occur at this time of year, as the Electric Daisy Carnival (EDC Orlando) revelers arrive.

1 big thing: Medical and student loan debt comes back to credit reports

Two major shifts in federal credit-reporting policy could make it harder for Floridians to buy or refinance homes. Medical debt and delinquent student loans — once removed or shielded from credit reports — are reappearing, potentially dragging down credit scores and tightening access to mortgages across the state.

Why it matters: Under the Biden administration, the Consumer Financial Protection Bureau (CFPB) banned medical debt from credit reports, citing its involuntary nature and weak link to repayment behavior. That policy erased roughly $49 billion in debt and lifted the scores of 15 million Americans. Meanwhile, pandemic-era student loan pauses kept delinquent accounts from showing up at all.

Now, acting CFPB Director Russell Vought has reversed course. A federal court voided the medical-debt ban, restoring those bills to credit reports. At the same time, student loan servicers have resumed reporting delinquencies after the “fresh start” window closed — a one-two punch for credit scores.

The impact in Florida:

• Lower credit scores, higher costs: Reintroduced medical and student debt can knock 20–50 points off borrowers’ scores — enough to push some out of prime-rate lending tiers.

• Refinance roadblocks: Homeowners seeking to lower rates or tap equity could find tougher underwriting if unpaid hospital bills or student delinquencies appear on reports.

• Professional fallout: Doctors, dentists, and other practice owners may see business-loan costs rise, since personal credit often backs commercial financing.

• No state safety net: Florida has no law shielding medical or student debt from credit reporting. And with the CFPB asserting federal preemption, state protections would carry little weight anyway.

The bigger picture: These reversals highlight how personal debt policy can ripple through the housing market. In a state already challenged by high insurance costs and tight inventory, thousands of borrowers could find financing just out of reach — not for lack of income, but because of a hospital stay or years-old student loan.

What’s next: Expect state attorneys general to challenge the CFPB’s preemption stance, and for lenders to tweak underwriting models as credit data shifts. Recently, CFPB released a report that federal law will trump state law, so state attorneys general may have a hard time making these arguments. In the meantime, Floridians should check their credit reports, dispute any inaccurate medical or education entries, and bring delinquent student loans current before applying for a mortgage or refinance.

Bottom line: Debt that once hid in the background is back on the radar — and for many Florida buyers and professionals, that could mean higher rates, more rejections, and another headwind in an already fragile real estate market.

2. Mortgage world rattled as Trump ousts mortgage industry watchdog

Florida lenders, real estate attorneys and title practice owners now face fresh uncertainty after President Trump removed the acting inspector general overseeing Fannie Mae’s regulator — just as mass firings and ethics shake-ups roil the mortgage giant. This combo punch could alter underwriting, buyback risk and compliance expectations across a housing market where Florida is a top engine for originations and small-business growth. 

What’s new

• The White House removed Joe Allen, the acting inspector general at the Federal Housing Finance Agency (FHFA) — the watchdog charged with policing Fannie and Freddie — leaving the role vacant, per multiple reports. 

• It follows months of upheaval: Fannie Mae fired 100+ employees for “unethical conduct,” while separate reporting details additional removals within ethics and investigations ranks. Lawsuits from former employees are mounting. 

Why it matters in Florida

• Fannie purchases and guarantees a huge share of Florida mortgages. Oversight turmoil can translate into shifting credit overlays, tighter reps-and-warrants enforcement, and more repurchase demands that hit local lenders, brokers, and law practices handling closings and dispute work. 

• Political heat on the housing agencies raises the odds of abrupt policy pivots — from fraud controls to board governance — that ripple into pricing, turn times, and investor appetite for Sunshine State loans. 

By the numbers

• 100+ Fannie employees were dismissed this spring; litigation since alleges wrongful termination and discrimination tied to the purge. Expect discovery battles that could surface internal compliance changes affecting counterparties. 

What Florida pros should do now

• Tighten files: Re-audit pipelines for documentation gaps most likely to trigger buybacks (income reasonability, occupancy, appraisal variances). Build a quick-hit QC checklist for Fannie-bound loans.

• Hedge repurchase risk: Review indemnity language with counsel; consider setting aside higher reserves on recent deliveries.

• Watch policy dials: Track FHFA guidance, seller/servicer updates, and any shifts to fraud-mitigation or ethics certification requirements that could alter closing workflows and timelines. 

• Client comms: Advise borrowers and referral partners that pricing and turn-times may be volatile as governance questions shake out.

The big picture: An uncertain watchdog and ongoing house-cleaning at Fannie create operational noise just as Florida housing tries to regain momentum. For entrepreneurs — from private lenders to healthcare and legal practice owners investing in property — the strategic move is discipline: bulletproof your compliance, price in headline risk, and keep optionality on funding sources. 

What’s next: Watch for congressional scrutiny, potential court rulings in the Fannie cases, and any FHFA directives that touch reps-and-warrants or governance. If oversight weakens further — or swings hard the other way — Florida’s mortgage market will feel it first in overlays, lock volatility, and buyback posture.  

Go Deeper: Reuters and Realtor.com.

3. Tax strategies for real estate investors

In real estate, the difference between a good deal and a great one often lies in how you handle taxes. Florida investors can leverage both federal and state advantages—no personal income tax, generous property protections, and tax-deferred growth tools—to keep more money in their portfolios instead of the IRS’s pocket.

What’s new: Recent industry guidance highlights how combining Real Estate Professional Status (REPS), 1031 exchanges, and Qualified Opportunity Funds (QOFs) can compound returns over time. RCN Capital notes that these strategies, when timed precisely, not only defer taxes but can grow wealth through long-term property appreciation .

Key takeaways:

• Go pro with REPS: Investors devoting 750+ hours a year to real estate can fully offset rental losses against other income, accelerating depreciation and potentially sidestepping the 3.8% Net Investment Income Tax (NIIT).

• Use 1031 exchanges wisely: Selling one property and rolling proceeds into another of equal or greater value defers capital gains—so long as you meet the 45-day identification and 180-day closing deadlines .

• Target Opportunity Zones: QOF investments let investors defer, reduce, or even eliminate capital gains while funding redevelopment in underserved areas. A 10-year hold can make gains completely tax-free.

• Stack strategies: Combining REPS with cost segregation and 1031 exchanges magnifies upfront deductions, reduces taxable income, and builds a more resilient portfolio.

Bottom line: Florida’s mix of strong state-level protections and investor-friendly tax tools creates a perfect storm for growth. A qualified Florida real estate lawyer or tax professional can help investors use these tools strategically—turning tax compliance into tax advantage.

4. Are you delegating too much as a leader?

Entrepreneurs and small business owners know delegation is key to scaling. But too much of a good thing can quietly erode traction. When leaders over-delegate, they drift from the company’s pulse, losing visibility into key decisions, metrics, and team dynamics. The result? Confusion, missed Rocks, and an accountability vacuum.

The signs of over-delegation:

• You’re out of the loop. If you find out about essential client issues or operational problems after the fact, you’ve drifted too far from the cockpit.

• Team decisions stall. When your team keeps asking for clarification or seems hesitant to act, it may be a symptom of unclear ownership, a byproduct of excessive handoff.

• You’ve delegated your vision. EOS teaches that leaders must own the Vision and Traction components. You can delegate tasks, but not direction.

Rebalance with EOS discipline:

1. Clarify accountability. Revisit your Accountability Chart. Does every seat have clear ownership for key results? If two people “own” it, no one does.

2. Re-anchor your Rocks. Reconnect your personal Rocks to the company’s priorities. This keeps you engaged in the most critical 20% that drives 80% of results.

3. Set better meeting rhythms. Use the Level 10 Meeting to stay connected without micromanaging. When issues arise weekly, you can course-correct early without losing control.

The mindset shift: Delegation isn’t about doing less — it’s about doing the right less. When you delegate too far, you lose sight of what only you can lead: vision, culture, and clarity. Step back in where it counts, and watch both your freedom and your business grow stronger.

Next step: Review your Accountability Chart this week. Where have you delegated leadership instead of management? Reclaim those roles and refocus your energy on driving vision and traction.

We hope you found this helpful — any feedback is appreciated and can be shared by hitting reply or using the feedback feature below.

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