The State of the Housing Market and Why Real Estate Is Not AI-Proof with Jason Oppenheim

Jason Oppenheim (real estate broker, founder of the Oppenheim Group— the brokerage covered on Selling Sunset) starts this conversation with a take Nicole was not expecting: it's a buyer's market, and he'd know, because he's been renting for the last three years himself. In this conversation, Jason covers every hot-button topic in real estate. He unpacks how he thinks AI will disrupt real estate and why he believes humanoid robots will be showing houses within the next two decades. He gets brutally honest about the LA market, why wealthy people are fleeing major cities in droves, and shares the cities he thinks real estate investors should avoid. He makes the case that renting is not "throwing money away" — in fact, he argues that in many cases renting is a smarter financial move. He and Nicole also debate whether there's actually a housing affordability crisis (Jason says we're misdefining it), how he thinks about money and happiness, and why he hasn’t changed his financial goals since he was broke. Check out Nicole’s financial literacy course The Money School  Find a Financial Advisor or Financial Coach from Nicole’s company Private Wealth Collective Watch video clips from the pod on Money Rehab’s Instagram and Nicole Lapin’s Instagram  Follow the Oppenheim Group and keep up with Selling Sunset on Netflix Here's what Nicole covers with Jason:  00:00 Are You Ready for Some Money Rehab?  01:11 Is It a Buyer's Market?  02:09 Why Wealthy People Are Leaving Major Cities  04:10 Where Are They Going? (And Where NOT to Buy)  05:38 Why Real Estate Is Not AI-Proof  10:35 “At Some Point, There Is No Work.”  17:43 Why Jason Loves 30-Year Treasuries  19:00 The AI Deflation Thesis  23:54 Is There Really a Housing Affordability Crisis?  30:40 Rent vs Buy Debate  36:21 Behind the Scenes of Selling Sunset  37:06 Does Money Buy Happiness?  39:24 Getting His Rolls Royce Stolen  40:00 How Jason Thinks About Spending vs. Saving  41:43 What Was Jason's FU Number?  42:12 Secure the Bag: Jealousy, Googling Your Own Net Worth, Bad Investments  All investing involves the risk of loss, including loss of principal. This podcast is for informational purposes only and does not constitute financial, investment, or legal advice. Always do your own research and consult a licensed financial advisor before making any financial decisions or investments.

The SpaceX IPO will likely be the largest public offering in history... But before you get excited, Nicole breaks down how the IPO machine actually works, and why some of the smartest people in finance say the system is rigged against you. Nicole walks through the full IPO process step by step: what underwriters actually do (and what they charge for it), how the roadshow and book-building work, and why the price you'll pay on IPO day is not the price institutional investors paid. She also covers what SpaceX employees need to know right now about their equity, stock options, RSUs, lockup periods, and the tax surprises that can blindside you before you sell a single share. Then, Nicole shares the framework she uses to evaluate any IPO, including the two sections of the S-1 prospectus most retail investors skip, and explains how you can get in on SpaceX before the IPO. Check out Nicole’s financial literacy course The Money School  Find a Financial Advisor or Financial Coach from Nicole’s company Private Wealth Collective Watch video clips from the pod on Money Rehab’s Instagram and Nicole Lapin’s Instagram  Here's what Nicole covers today:  00:00 Are You Ready for Some Money Rehab?  00:04 The SpaceX IPO: Just How Historic Is It?  01:08 How the IPO Process Actually Works  02:12 What Underwriters Do (and What They Cost)  03:04 The Roadshow and How IPO Pricing Works  03:45 NYSE vs. NASDAQ: Where Will SpaceX List?  04:25 Why Companies Go Public  05:14 What SpaceX Employees Need to Know About Their Equity  06:00 Lockup Periods Explained  07:06 Three Things Every Employee Must Do Before an IPO  08:06 Is the IPO System Rigged? Bill Gurley's Argument  10:00 The Figma Example: How Retail Investors Got Burned  11:19 How to Evaluate Any IPO Before You Invest  13:27 Watch the Lockup Expiration Date  14:09 Tip You Can Take Straight to the Bank All investing involves the risk of loss, including loss of principal. This podcast is for informational purposes only and does not constitute financial, investment, or legal advice. Always do your own research and consult a licensed financial advisor before making any financial decisions or investments.

Emma Grede built a business and media empire (including brands like Good American and SKIMS) without a safety net. Today, she joins Nicole to pull back the curtain on the money mindset, negotiation tactics, and hard-won lessons that got her there. Emma gets raw about paying herself £45K while paying a male hire £150K to do a worse job, the moment Good American sold $1 million worth of inventory on day one (and why her investors turned on her by noon), and creative strategies she’s used to close major deals. She and Nicole also dig into Emma's exact playbook for negotiating a raise, the traps women fall into with money, and why Emma never lends money — she just gives it. Then they get into the taboos: prenups, the questions people should stop asking female founders, and whether financial planning and family planning should ever be kept separate. Pick up Emma's amazing book Start With Yourself Listen to Emma’s inspiring podcast Aspire Check out Nicole’s financial literacy course The Money School  Find a Financial Advisor or Financial Coach from Nicole’s company Private Wealth Collective Watch video clips from the pod on Money Rehab’s Instagram and Nicole Lapin’s Instagram  Here's what Nicole covers with Emma:  00:00 Are You Ready for Some Money Rehab?  03:39 Emma's Early Money Mistakes 06:00 The £45K vs. £150K Lesson  07:12 Learning the Language of Business  10:34 What Wealthy People Know About Investing  11:48 Good American's $1M Day One — and the Investor Critique  15:39 What Money Can't Buy (But People Think It Can)  18:13 Does Money Buy Happiness?  19:00 Emma's Secret to Always Asking for More  19:48 The Natalie Portman / Dior Negotiation Story  21:58 The Secret to Great Negotiations  22:30 Negotiating a Prenup at a Restaurant  24:33 Protecting What You Build During Marriage  26:45 Raise Negotiation Role Play  33:18 What NOT to Say When Asking for a Raise  35:01 Questions Female Founders Get That Men Never Do  38:20 The "Army of Help" and Financial Family Planning  40:34 Raising Wealthy Kids Without Ruining Them  43:59 Emma’s Early Hustle 46:00 Secure the Bag 53:15 What’s Next For Emma  01:01:39 Emma Grede's Tip You Can Take Straight to the Bank

Jennie Garth went from working on bean fields for 25 cents an hour to buying her first home as a teenager after landing the role of Kelly Taylor in 90210. When she hit it big, people tried to tell her that she didn’t need to know about her finances. Today, she shares the money lessons she learned the hard way. Jennie and Nicole dig into the psychology behind money: why a scarcity mindset can literally choke off your income, what "Tall Poppy Syndrome" is and why high-achieving women keep cutting themselves down, and how negative self-talk about money doesn't just hurt you… it hurts your kids, too. Jennie also shares why she and her husband Dave don’t combine finances, how she’s embracing the “I Choose Me” philosophy, and the parenting advice she’d give any new mom. Check out Nicole’s financial literacy course The Money School  Find a Financial Advisor or Financial Coach from Nicole’s company Private Wealth Collective Watch video clips from the pod on Money Rehab’s Instagram and Nicole Lapin’s Instagram  Get Jennie's memoir I Choose Me Here's what Nicole covers with Jennie:  00:00 Are You Ready for Some Money Rehab?  01:47 Jennie's First Job and Early Money Memories 04:19 Faking It in Every Money Meeting  07:24 The 90210 Pay Gap and the Power of Negotiating as a Team  10:23 Being the "Hollywood Daughter" and Tall Poppy Syndrome  14:46 “Fear Is False Evidence Appearing Real” 17:03 How a Scarcity Mindset Literally Stops the Flow of Money  19:15 How Other People's Words Become Your Financial Self-Talk  20:26 Raising Money-Smart Daughters  23:55 How Jennie Inspired Nicole to Start Her Own Wealth Management Firm  25:41 When Three Suits Walk Into the Room  26:32 Jennie and Dave's Very Different Money Personalities  28:44 Why She Bought Her First Husband a Harley and a Music Studio  30:00 Did She Have to Unlearn That Money Can't Buy Love?  32:23 Secure the Bag 36:34 Advice for New Moms: Choose Yourself Too  37:33 Jennie's Last "I Choose Me" Moment

AI isn't coming… it's already here, and it's already reshaping how we work and build wealth. Nicole's prediction: the winners of the next decade will be the techno-optimists, the people who learn to leverage AI to make more money, scale their time, and outsource distractions. Today, Nicole is partnering with Eva Cicinyte to show you exactly how. Eva is the founder of GNOMI, an AI news agent designed to help people understand what matters in real time. Eva and Nicole break down why traditional news is broken beyond repair, how AI might actually be our best weapon against deepfakes, and why Eva built a feature that gives everyday investors access to the kind of real-time market intelligence that used to be reserved for Wall Street pros. Then, Eva and Nicole get raw about what it really takes to build a company while building a family. Eva reveals why she kept her pregnancy a secret and shares the story of the conference call she refused to hang up, even as she went intp labor. Try GNOMI and start with Finance Mode Check out Nicole’s financial literacy course The Money School  Find a Financial Advisor or Financial Coach from Nicole’s company Private Wealth Collective Watch video clips from the pod on Money Rehab’s Instagram and Nicole Lapin’s Instagram Here's what Nicole covers with Eva:  00:00 Are You Ready for Some Money Rehab?  01:10 Why Traditional News is Broken  03:35 How Eva Turned an Unconventional Background Into a Superpower  10:00 The GNOMI Origin Story  13:42 Why Every Founder Should Vibe Code  15:02 GNOMI vs. ChatGPT: What's the Actual Difference?  20:15 Real-Time Financial News You Can Use  30:20 When You Need a Patent and What They Actually Cost  34:08 Raising Millions From One Investor  37:15 Will AI Kill Traditional News?  38:00 The Pregnancy She Kept Private  47:33 Raising Daughters in an AI World  52:30 Women in AI  54:18 The Future of News 55:00 Eva's Tip You Can Take Straight to the Bank

Jimmy Donaldson (aka Mr. Beast) built a billion dollar content empire on YouTube. Today, Nicole breaks down how he actually did it, and more importantly, what lessons retail investors can apply to their own portfolio. Nicole pulls back the curtain on the Mr. Beast business model: why his YouTube videos are actually loss leaders, how Feastables became the real money maker, and why he intentionally lost money on his Amazon deal.   And if you think none of this applies to you because you have no interest in going viral? Nicole closes with three concrete ways to invest in the creator economy right now, no camera required. Check out Nicole’s financial literacy course The Money School  Find a Financial Advisor or Financial Coach from Nicole’s company Private Wealth Collective Watch video clips from the pod on Money Rehab’s Instagram and Nicole Lapin’s Instagram Here's what Nicole covers today: 00:00 Are you ready for some Money Rehab? 00:18 Mr. Beast By the Numbers 02:44 Jimmy Donaldson's Origin Story 04:13 How the Mr. Beast Business Model Actually Works 05:16 Economics of Feastables 06:00 The Beast Games Amazon Deal  08:08The $5.2 Billion Valuation  08:38 3 Ways to Invest in the Creator Economy 11:31 Tip You Can Take Straight to the Bank  All investing involves risk, including loss of principal. This episode is for informational purposes only and does not constitute financial, investment, or legal advice. Always consult a licensed professional before making financial decisions.

Tax Day is right around the corner, and tax strategist Karlton Dennis is here to make sure you don't leave a single dollar on the table. Today he breaks down the legal loopholes that you can still take advantage of before the filing deadline and the long-game moves that can keep thousands in your pocket. Nicole and Karlton cover tax strategies for both W2 employees and entrepreneurs, how parents can use the tax code to build wealth for their kids and new deductions from the Big, Beautiful Bill that you should definitely be taking advantage of. Plus, Nicole and Karlton break down viral hacks like the Range Rover write-off, the Augusta Rule that lets you pay yourself tax-free, short-term rental deductions, and putting your kids on payroll.  Check out Nicole’s financial literacy course The Money School  Find a Financial Advisor or Financial Coach from Nicole’s company Private Wealth Collective Watch video clips from the pod on Money Rehab’s Instagram and Nicole Lapin’s Instagram Follow Karlton on Instagram and YouTube Work with Karlton Here's what Nicole covers with Karlton:  00:00 Are You Ready for Some Money Rehab?  02:00 Last-Minute Tax Moves Before the Filing Deadline  02:38 Bonus Depreciation and the Big Beautiful Bill  03:26 The Range Rover Write-Off: How the Math Actually Works  05:26 The Best Part of the Tax Code for Entrepreneurs  07:26 How Karlton Writes Off Clothing 08:38 When Should a Side Hustler Set Up an LLC?  10:45 IRS Red Flags  12:01 What Actually Happens During an IRS Audit  13:28 Why Karlton Thinks of the IRS Like a Dentist  15:09 How to Pay 0% in Income Taxes (And Why That's Not Always the Goal)  17:00 How Elon and Trump Avoid Taxes 18:02 Short-Term Rentals 101 25:35 The Augusta Rule: Pay Yourself $28K Tax-Free  28:28 Why Karlton Is Obsessed with S-Corps  30:19 The QBI Deduction and How to Maximize It  31:26 What to Think About When Forming an Entity  36:35 QSBS: The Exit Strategy That Could Save You $40M in Taxes  40:38 How to Make Your Kids Millionaires   44:53 The Backdoor Roth IRA Explained  46:10 Self-Directed Roths and the Peter Thiel Strategy  49:29 How to Get Tax Breaks for Watching Movies  53:36 The Tax Scam to Avoid Right Now: Charitable LLCs  55:27 Why AI Is Not Your Tax Advisor  50:07 Karlton's Tip You Can Take Straight to the Bank All investing involves risk, including loss of principal. This episode is for informational purposes only and does not constitute financial, investment, or legal advice. Always consult a licensed professional before making financial decisions.

The price of oil is skyrocketing— and the ripple effects are spreading fast. Today, Nicole sits down with Lauren Simmons, former trader on the floor of the New York Stock Exchange, to break down exactly what's driving market volatility right now and what you should actually be doing with your money. Lauren and Nicole get into why the Petrodollar system is cracking, whether the U.S. dollar is still a safe haven (Lauren's honest answer might surprise you), and where big institutional investors are quietly moving their money. Lauren also opens up about her own portfolio — why she put 10% into gold and silver, why she's steering clear of Bitcoin, and her take on the AI bubble question. This episode was taped on 3.26.26. Check out Nicole’s financial literacy course The Money School  Find a Financial Advisor or Financial Coach from Nicole’s company Private Wealth Collective Watch video clips from the pod on Money Rehab’s Instagram and Nicole Lapin’s Instagram Check out Lauren’s personal finance book Make Money Move Here's what Nicole covers with Lauren:  00:00 Are You Ready for Some Money Rehab? 00:18 Why Oil Prices Are Exploding Right Now  01:24 Why Americans Pay Global Oil Prices No Matter What  02:01 The Petrodollar System Explained  03:25 Is the Dollar's Reign as Safe Haven Over?  06:13 Why Volatile Markets Are Actually Wealth-Building Opportunities  07:35 Brent Crude 101  09:00 How Often Should You Actually Check Your Portfolio?  10:09 How Much Oil Should Be in Your Portfolio?  11:36 Why Lauren Is Skeptical of the Dollar Right Now  13:19 Gold, Silver, and Lauren's Actual Portfolio  15:06 How to Start Investing in Metals ETFs  15:55 Bitcoin: Bullish or Bearish?  17:10 The Crypto Wash Sale Rule Loophole Nicole Is Using  20:07 Could the Dollar Lose Reserve Currency Status?  22:00 International ETFs as a Dollar Hedge (VXUS)  22:12 Defense and Energy Stocks: XLE and Dividend Strategy  26:00 How to Invest With Your Values (ESG and Its Limits)  28:39 What Sectors Lauren Is Bullish On Right Now  29:00 Why Lauren Is Avoiding Pure-Play AI Stocks  31:00 Is There an AI Bubble?  33:00 The Energy Problem Powering (and Threatening) AI  34:53 Lauren Simmons' Tip You Can Take Straight to the Bank All investing involves risk, including loss of principal. This episode is for informational purposes only and does not constitute financial, investment, or legal advice. Always consult a licensed professional before making financial decisions.

Today, Nicole debunks the most viral myths about inheritance and gift taxes, and walks you through exactly how these taxes work, when they actually kick in, and the totally legal strategies wealthy families use to pass on as much as possible to their heirs. Nicole breaks down the difference between gift tax, estate tax, and inheritance tax; explains the $19,000 annual gift exclusion and the $15 million lifetime exemption; and covers the states that will still come after you even when the IRS won't. Then she gets into the tools the ultra-wealthy use, like irrevocable trusts and Family Limited Partnerships, to legally minimize what they owe. Plus, she shares one simple, free move that anyone can make right now to protect their family's inheritance… no lawyer required. Check out Nicole’s financial literacy course The Money School  Find a Financial Advisor or Financial Coach from Nicole’s company Private Wealth Collective Watch video clips from the pod on Money Rehab’s Instagram and Nicole Lapin’s Instagram Here's what Nicole covers today:  00:00 Are You Ready for Some Money Rehab?  00:18 Why TikTok's Inheritance Advice Is Wrong  00:53 Gift Tax 101: The $19,000 Annual Exclusion  02:24 Gift Splitting for Married Couples  02:48 The $15 Million Lifetime Exemption Explained  04:21 Estate Tax vs. Inheritance Tax: What's the Difference?  05:25 Which States Have Inheritance Tax?  05:47 How the Wealthy Minimize Estate Taxes 06:09 Irrevocable Trusts Explained  06:51 Family Limited Partnerships Explained  07:43 The IRS Isn't Out to Get You — But It Won't Help You Either  08:04 Tip You Can Take Straight to the Bank All investing involves the risk of loss, including loss of principal. This podcast is for informational purposes only and does not constitute financial, investment, or legal advice. Always do your own research and consult a licensed financial advisor before making any financial decisions or investments.

Warren Buffett just stepped down as CEO of Berkshire Hathaway and the investing world is holding its breath. Today, Nicole breaks down the frameworks that turned a $1,000 investment in 1965 into over $30 million, and how you can apply them whether you have $100 or $100 million. She walks through the most iconic trades of Buffett's career, from Coca-Cola to Apple to his rare misses, and extracts seven timeless investing principles that have nothing to do with hot tips or market timing. Then Nicole turns to what's next: who is Berkshire’s new CEO Greg Abel, what does he inherit, and what does a nearly $400 billion cash pile signal about Berkshire's future direction? Check out Nicole’s financial literacy course The Money School  Find a Financial Advisor or Financial Coach from Nicole’s company Private Wealth Collective Watch video clips from the pod on Money Rehab’s Instagram and Nicole Lapin’s Instagram Here's what Nicole covers today:  00:00 Are You Ready for Some Money Rehab?  00:18 The End of an Era: Buffett Retires  01:03 The $30 Million Case for Long-Term Investing  01:27 Buffett's Simple (But Not Easy) Framework  02:00 The Coca-Cola Investment and Brand Loyalty as a Moat  02:53 The McDonald's Play 03:16 The Apple Surprise 04:12 Buffett's Misses 04:59 7 Investing Lessons You Can Use Right Now  06:03 Enter Greg Abel: Berkshire's Next Chapter  06:55 The $400 Billion Question  07:32 Tip You Can Take Straight to the Bank All investing involves the risk of loss, including loss of principal. This podcast is for informational purposes only and does not constitute financial, investment, or legal advice. Always do your own research and consult a licensed financial advisor before making any financial decisions or investments.