Podcast guest

Ryan Thomson, The Assumable Guy

Colorado Springs team leader who helps buyers take over sellers' 2-3% FHA and VA loans, licenses the playbook to agents in 5 states, and runs his business with a team of AI agents.

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Or email ryan@theassumableguy.com

104

Closings since 2021 (about $50M volume)

22+

Assumable deals closed since 2024

Personal properties

5 states

Licensing partners in OR, IA, AL, PA, KS

The story hosts ask about

In 2019 Ryan was a social worker making about $35K a year. He bought his first house hack with 3.5% down.

He turned the garage into a studio Airbnb and rented out the bedrooms. The rent covered the mortgage, so he lived for free.

He kept repeating it, and owned 5 properties before he turned 31.

Short bio

Ryan Thomson is The Assumable Guy, a Colorado Springs real estate team leader who specializes in assumable FHA and VA mortgages, where a buyer takes over the seller's low-rate loan. A former social worker who house hacked his way to five rentals, he now licenses his playbook to agents in five states and runs much of his business with a team of AI agents.

Long bio

Ryan Thomson was a social worker making about $35K a year when he bought his first house hack in 2019 with 3.5% down. He turned the garage into a studio Airbnb, rented out the bedrooms, lived for free, and grew that into five properties before he turned 31. He became a real estate agent and built a team in Colorado Springs that has closed 104 transactions since 2021.

When rates climbed, the house-hacking math stopped working for most buyers, and Ryan went all in on assumable mortgages: FHA and VA loans a buyer can take over, at the seller's original rate, with the lender's approval. Unlike subject-to, the loan is formally transferred. His team now helps buyers find and close on homes with 2-3% rates, and VA loans can be assumed by buyers who are not veterans.

Today Ryan licenses the Assumable Guy playbook (the assumable listings feed, the website, the lead flow and the process) to agents in other markets, with partner agents in Oregon, Iowa, Alabama, Pennsylvania and Kansas. He is not a developer, but he runs much of the business with a team of AI agents that contact listing agents, draft his inbox, recruit agents, manage ad spend and book his podcast appearances, coordinated by a chief-of-staff agent while he makes the judgment calls.

Topics Ryan can cover

Pick the angle that fits your audience.

Buyers & investors

How to buy a home with a 2-3% rate today
How buyers find assumable FHA and VA loans and take over the seller’s rate, with the lender’s approval.
Non-veterans can assume VA loans
Why a VA loan can go to a buyer who never served, and what happens to the seller’s entitlement.
What goes wrong in an assumption
The common snags in a 45 to 90 day assumption, and how to avoid them.

Agents & team leaders

The niche nobody owns locally
Almost no agent in most markets knows how to find, price and close an assumption.
From a listings list to inbound buyers
How a list of assumable homes turns into buyers who reach out first.
Why agents license the playbook
Why agents in other markets are licensing the Assumable Guy system instead of building it.

AI & automation

A team of AI agents, run by a non-developer
How a non-technical team leader runs much of his business with AI agents and a chief-of-staff agent.
What he automated first
What he handed to AI first, and what he still does himself.
Where AI got it wrong
Honest stories of the mistakes, and how he keeps the judgment calls with a human.