What if one regular single-family house could bring in more rent than renting the whole thing to one tenant? Christian Nossum sits down with Shannon Nossum, who runs all of their rentals, to explain how they rent by the room: one house, one lease per bedroom, shared common space. They have done it near the University of Washington for about 20 years, and this is the episode where Shannon goes deep on how.

In this episode

• What renting by the room means, and why Shannon says several small leases feel safer to her than one big one
• Their own numbers: 47 bedrooms across six houses, and the Ravenna BRRRR (five bedrooms to 11, bought at $825,000, about $150,000 of rehab, refinanced at $1.55 million at about 7.5%, renting for $9,500 a month)
• What to look for in a house: unused square footage, access to each room, and the bedroom-to-bathroom ratio
• Why they never add on, and why the bedrooms stay unfurnished
• Is it really passive? Shannon's answer is "not fully"
• Partners, living in one of the bedrooms yourself, and other ways in without a lot of cash
• How it compares with PadSplit, and whether it works outside Seattle
• What Shannon put in the Rent by the Room course and who she made it for

Hosts: Christian Nossum and Shannon Nossum, The Awesome Nossum Group at Wilson Realty Exchange, Inc. Shannon runs the group's rentals and created the course.

The course: Rent by the Room, created by Shannon Nossum. We sell it. 9 self-paced video lessons, two 1-on-1 calls with Shannon (30 minutes, then 15 minutes), lifetime access, $297 one time. Refund: a full refund within 14 days of purchase on request by email to Shannon@AwesomeNossum.com; not available after the initial 30-minute call has taken place. Details: https://awesomenossum.com/r/ep-pod
Free checklist if you are not ready for the course: https://www.awesomenossum.com/checklist
Newsletter: https://awesomenossum.com/r/news

The numbers in this episode are the hosts' own results with their own houses, not a prediction or a promise of income, and they describe it as hands-on work, not passive. Landlord-tenant, fair housing, zoning, occupancy, and permit rules vary by city and state.

Chapters
0:00 One house, $9,500 a month
1:46 What renting by the room means
3:27 Why rooms earn more than the whole house
5:07 Why it fits this market
8:46 Managing 47 bedrooms in six houses
11:19 Case study: the Ravenna house
14:16 What to look for in a house
16:25 Furniture, utilities, and cleaning
18:47 Is it really passive income?
20:02 Where to start: get educated
22:54 Stacking strategies and PadSplit
24:27 Partners and low-cash ways in
27:46 Do you need real estate knowledge?
29:01 Does this work outside Seattle?
29:54 Why Shannon made the course
31:49 What’s in the course
34:02 Who it’s for
34:57 The one takeaway and wrap-up

Recorded 2026-11-02. Educational only; confirm current rules with your agent.

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Do Washington sellers have to tell you their house is haunted? In this Halloween rerelease of Episode 84, originally recorded in October 2022, Christian Nossum and former Awesome Nossum Group team members Les, Reed, Mel, and Nick explain what sellers don’t have to disclose. Then they share some of Seattle’s most haunted spots.

In this episode:

•Do you have to disclose a haunted house or a death in Washington State?

•How to research a home’s history before you buy

•The North Seattle house haunted by “Mr. Carter”

•Haunted Seattle spots: Merchants Cafe, Kells Irish Pub, University Heights Center, Hotel Sorrento, Pike Place Market, Hotel Andra, and the old Beacon Hill hospital

Les, Reed, Mel, and Nick have since moved on from the team, and we’re grateful for everything they brought to The Awesome Nossum Group. Some details are from 2022, so a few places may have changed.

Buying a home in Seattle and want it ghost-free? Book a free strategy session: https://awesomenossumgroup.com/schedule

Full show notes and transcript: https://awesomenossumgroup.com/podcast/84-haunted-in-seattle

The Awesome Nossum Group is a team within Wilson Realty Exchange, Inc. For general education only, not legal advice.

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What are the best books for real estate agents, investors, and mindset? Christian and Shannon Nossum share the 13 books that shaped their real estate, investing, and mindset journey, in roughly the order they read them. These are their picks and opinions, not a ranking.

In this episode of Awesome In Seattle:
- Mindset and money: Rich Dad Poor Dad, The 6 Types of Working Genius, Work Happy

- For agents and sales: How to Win Friends and Influence People, Sell It Like Serhant, 7L: The Seven Levels of Communication
- For real estate investors: Return on Real Estate, The House Flipping Framework, Raising Private Capital
- For running an investment business: 10X Is Easier Than 2X, Buy Back Your Time, Who Not How, Scaling Smart
- Reading tips, including pairing an audiobook with the print copy

Books mentioned:
Rich Dad Poor Dad (Robert T. Kiyosaki): https://www.amazon.com/dp/1612680194

The 6 Types of Working Genius (Patrick Lencioni): https://www.amazon.com/dp/1637743297

Work Happy: What Great Bosses Know (Jill Geisler): https://www.amazon.com/dp/1455547077

How to Win Friends and Influence People (Dale Carnegie): https://www.amazon.com/dp/0671027034

Sell It Like Serhant (Ryan Serhant): https://www.amazon.com/dp/1538781131

7L: The Seven Levels of Communication (Michael J. Maher): https://www.amazon.com/dp/1942952473

Return on Real Estate (Leka Devatha): https://www.amazon.com/dp/1960178792

The House Flipping Framework (James Dainard): https://www.amazon.com/dp/1960178725

Raising Private Capital, revised edition (Matt Faircloth): https://www.amazon.com/dp/1960178083

10X Is Easier Than 2X (Dan Sullivan and Dr. Benjamin Hardy): https://www.amazon.com/dp/140196995X

Buy Back Your Time (Dan Martell): https://www.amazon.com/dp/059342297X

Who Not How (Dan Sullivan and Dr. Benjamin Hardy): https://www.amazon.com/dp/1401960588

Scaling Smart (Rich Fettke and Kathy Fettke): https://www.amazon.com/dp/1960178164

The Confidence Code for Girls (Katty Kay and Claire Shipman): https://www.amazon.com/dp/0062796984

The Richest Man in Babylon (George S. Clason): https://www.amazon.com/dp/0451205367

Raising money from investors can fall under securities rules, so talk with an attorney first.
Background from the SEC: https://www.sec.gov/resources-small-businesses/exempt-offerings

Full show notes, book links, and transcript: https://awesomenossumgroup.com/podcast/171-books-that-helped-shape-our-real-estate-investing-and-mindset-journey

More episodes for investors: https://awesomenossumgroup.com/podcast/playlist/investors

Hosts: Christian Nossum and Shannon Nossum (real estate investor) of The Awesome Nossum Group at Wilson Realty Exchange, Inc. Talk with us at AwesomeNossumGroup.com or AwesomeNossumGroup.com/schedule

Educational only, not legal, tax, or financial advice. Confirm current rules with your agent, attorney, or lender.

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What is a First Look listing, and what does it mean for Seattle home buyers and sellers? Can you tour the home, make an offer, or buy it before it officially becomes Active?

In this episode of Awesome in Seattle, Christian Nossum and Joanna Beecher break down NWMLS First Look listings, including the 21-day window, showing options, early offers, public website exposure, and how price history and Days Active work.

Christian also shares his first experience using First Look on a distinctive Seattle mid-century modern home: an accidental early launch, nine showings in one afternoon and evening, and buyer feedback that informed a $25,000 price adjustment before going Active.

You’ll learn when First Look might help a seller, when going straight to Active could make more sense, and why buyers should ask whether their saved home search includes First Look properties.

Buying or selling in the Seattle area? Connect with the Awesome Nossum Group to talk through your next move. AwesomeNossumGroup.com/sellers

Recorded September 18, 2026. Confirm current listing rules and property-specific instructions with your agent.

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If your neighbor tells you their house sold for a million dollars, that’s almost never what they actually walked away with. In this episode of Awesome in Seattle, Christian Nossum and Joanna Beecher break down what it really costs to sell a house in Washington — and, more importantly, what you actually net.

We walk through a real $1,000,000 sale in King County line by line: mortgage payoff, real estate commissions, Washington’s graduated Real Estate Excise Tax (REET) of $16,855, title and escrow, and pre-listing prep — landing on the number that actually matters to sellers.

You’ll learn:

•Why net proceeds — not sales price — is the number to focus on

•Washington’s 2026 REET brackets: 1.10% up to $525K, 1.28% to $1.525M, 2.75% to $3.025M, 3.00% above, plus King County’s 0.50% local

•Exactly what REET costs on a $1M, $1.5M, and $2M sale

•Where cutting costs saves you money — and where it costs you $25K–$50K

•A real story from three recent listings and what preparation did to the outcome

•The four levers that decide your final number: preparation, price, exposure, negotiation

•Why the agent who promises the highest price isn’t always the right hire

•The four questions to ask any agent before you list

Thinking about selling in the Seattle area? Text us your address and we’ll build you a real net sheet so you can see exactly what you’d walk away with before you make any decisions.

Awesome Nossum Group — AwesomeNossumGroup.com

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Every residential real estate transaction in Washington State runs through one document: the Form 17 Seller Disclosure Statement. But most buyers and sellers only see it in passing — and end up either over-disclosing, under-disclosing, or waiving rights they didn’t understand they had.

In this episode, Christian Nossum and Joanna Beecher of the Awesome Nossum Group break down the Form 17 from both sides of the table.

For sellers: How to approach the form, why “Yes” isn’t the enemy, when “Don’t Know” is the right answer, why you should complete it before you list, and how a pre-listing inspection changes what you’re required to disclose.

For buyers: How to actually read a Form 17, what the three-business-day review period means, the environmental section you can’t waive, what happens if the seller amends the form mid-transaction, and what your rights are if something turns up after closing.

You’ll learn:
•The 5-and-3 rule: the seller’s five-business-day delivery deadline and the buyer’s three-business-day rescission window
•Why “actual knowledge” is the legal standard that governs every answer on the form
•When a Form 17 waiver is common — and the one section a buyer can’t waive
•How pre-listing inspections work, and the written notice that goes with them
•When the Form 17 isn’t required at all
•What buyers should do (and shouldn’t assume) when they find something after closing
Whether you’re getting ready to sell your home in Seattle, Bellevue, Kirkland or anywhere in the Puget Sound region, or you’re writing your first offer, this episode gives you the practical, plain-English rundown of one of the most important — and misunderstood — documents in a Washington real estate transaction.
This episode is for general education, not legal advice. For your specific transaction, talk to your broker and, when needed, a real estate attorney.

Awesome Nossum Group — Seattle-area residential real estate.

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Not sure where to start with Seattle real estate?

In this episode of Awesome in Seattle, Christian Nossum, Joanna Beecher, and Varun Jain explain the education-first approach behind Awesome Nossum Group and share the official starter playlists we recommend for buyers and investors.

We talk about why education comes before showings, offers, or strategy, how resources like Beers and Home Buying, the podcast, YouTube, and one-on-one consultations fit together, and which episodes are most helpful depending on where you are in the process.

If you are thinking about buying your first home, planning a future move, or exploring Seattle real estate investing, this episode is your roadmap.

Start here:
https://awesomenossumgroup.com/podcast/start-here

Buyer playlist episodes:
- Episode 92: What to Know Before You Go to an Open House
- Episode 95: Home Mortgages 101, Part 2
- Episode 131: Navigating Buyer Brokerage Agreements
- Episode 151: Down Payments: How to Use Gifts, 401(k)s & More to Buy a Home
- Bonus: Episode 150: The SBLOC Strategy
- Episode 121: Ways to Back Out of an Offer
- Episode 153: Buying Property as an Unmarried Couple
- Episode 161: Fixer Upper vs Move-In Ready
- Episode 154: How to Buy and Sell Your Seattle Home at the Same Time

Investor playlist episodes:
- Episode 127: Creating Wealth Through Real Estate
- Episode 138: Generational Wealth Strategies Every Real Estate
Investor Must Know
- Episode 88: How to House Hack in Seattle
- Episode 139: Flipping 101
- Episode 158: Live-In Flips
- Episode 145: New Construction 101
- Episode 163: Big Style on a Budget
- Episode 162: How to Analyze a Deal in 10 Minutes

Attend a FREE Beers and Home Buying class:
https://BeersAndHomeBuying.com

Thinking about buying, selling, or investing in Seattle real estate? Schedule a strategy session with our team:
https://AwesomeNossumGroup.com/

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You got the keys. Now what?

In this episode of Awesome in Seattle, Christian Nossum and Joanna Beecher walk through the first things new homeowners should do after closing on a house.

Buying a home is a huge milestone, but once the signing is done and the keys are in your hand, there are still important steps to take. We cover the practical post-closing checklist every buyer should know, including changing the locks, setting up utilities, forwarding mail, updating your address, setting up your mortgage account, organizing
your home documents, finding your shutoffs, changing air filters, meeting the neighbors, and asking for trusted vendor referrals.

If you recently bought a home, are about to close, or want to understand what happens after the purchase is complete, this episode will help you feel more prepared and less overwhelmed.

In this episode, we cover:
- Why you should change the locks after closing
- Which utilities to transfer into your name
- Why mail forwarding still matters
- Updating your driver’s license and address
- Setting up your mortgage account before the first payment
- Creating a digital or physical home file
- Finding your main water shutoff, electrical panel, gas shutoff,
furnace filter, and water heater
- Getting to know your neighbors
- How our team can help with vendor referrals after closing

Do you have a friend who's ready to start the homebuying process? Invite them to attend our FREE Beers and Home Buying class: https://BeersAndHomeBuying.com/