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In today's podcast, Mike is joined by Kirsten MacInnis and Brian Scally to break down the shocking breakup of Love Island fan favorite couple JaNa Craig and Kenny Rodriguez, and the dramatic details that have come to light.

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Struggling to grow your podcast? In this episode, Kevin Chemidlin of Chief Audience Officer shares how he went from almost quitting to successful podcaster after breaking the number one podcasting rule. He explains the common podcasting advice you shouldn't listen to — and what to do instead for real growth. Learn how you can keep people listening to your show, the key metric that tells you if your audience is sticking around, and how to turn your podcast into a lead-nurturing machine that actually drives sales. If you want more growth for your podcast and your business, don't miss this one! Topics discussed: What helped Kevin grow his show The podcasting mistake holding you back Podcast growth strategies that actually work How to create effective intros Why systems matter in podcast growth Podcasting as networking tool Resources: Mitlin Financial: https://www.mitlinfinancial.com/ The JOY and Productivity Journal by Lawrence Sprung: https://www.amazon.com/JOY-Productivity-Journal-brought-mindset/dp/B0CYQFYW54/ Download Your Free Copy of the Couple's JOYful Money Guide: https://mitlin.us/CouplesJOY Connect with Larry Sprung:  LinkedIn: https://www.linkedin.com/in/lawrencesprung/ Instagram: https://www.instagram.com/larry_sprung/ Facebook: https://www.facebook.com/LawrenceDSprung/ X (Twitter): https://x.com/Lawrence_Sprung Connect with Kevin Chemidlin: Instagram: https://instagram.com/kevinchemidlin LinkedIn: https://linkedin.com/in/kevinchemidlin About our Guest: Kevin Chemidlin is a content growth strategist and podcast coach who helps high-ticket entrepreneurs turn their content into a lead-generating machine. Kevin launched his first podcast, Philly Who?, in 2018 while working as a corporate software developer. Within 18 months, it surpassed 100,000 downloads and generated six figures in revenue. Recognizing the power of content as a business growth engine, he founded Grow The Show—a podcast and accelerator program designed to help business owners use their content to expand their audience, establish authority, and attract high-value clients. Since 2020, Grow The Show has impacted over 50,000 podcasters, and the Grow The Show Accelerator has helped over 400 entrepreneurs transform their content into a predictable client acquisition system. Disclosure: Guests on the Mitlin Money Mindset are not affiliated with CWM, LLC, and opinions expressed herein may not be representative of CWM, LLC. CWM, LLC is not responsible for the guest's content linked on this site.

5pm: Top Stories Recap/Updates // New Denny Blaine Park plan highlights where clothing is 'required and optional' // A crude pothole graffiti tactic got Portland’s attention. Please don’t copy it, officials say // King County juvenile felony diversion program paused // Couple quits society as a Trump protest // Letters

Ashley Bastock of Cleveland.com joins Afternoon Drive on the Fan. She talks about the impact of MJ Emerson's Achilles injury, her takeaways from the quarterback competition at training camp, Jimmy Haslam's press conference, and more.

Quaranteam-Northwest: Part 8 Summer Plans Based on a post by Break The Bar. Listen to the ► Podcast at Explicit Novels.  At dinner I checked in with Ivy first, then Vanessa when she had finished for the day and joined us. I also made a point of stopping to check in with Dani to see what she was thinking about her new co-team members, who she thought would work out fine, and Kyla. "I think she's a lot quieter than the rest of us," Dani told me as we sat side by side near Leo's RV. "Which isn't a bad thing, obviously. She isn't as used to being around girls like us though. Erica worked with strippers because of her job, along with all sorts of other crazy people, so it's whatever for her. Kyla obviously isn't used to how open we all are about sex things." I pressed my lips together and nodded, watching her as she sat in a group with Erica, Vanessa and Aria chatting. She was obviously engaged, but didn't offer much to the conversation and seemed happy to listen. "Anything else?" I asked. "Anything weird come up?" "No. Should I be watching for something?" Danielle asked. "No, no," I assured her. "I just; Erica, Ivy, Vanessa; it's working. It's crazy, but it's working. I'm worried about Kyla messing that up." "It should be fine," Dani said, patting me on the shoulder. "Erica will Mom them into shape if things get out of whack, and if she's the problem you can just spank her until she apologizes." That made me snort and shake my head with a grin. "You and her talk too much." "Or maybe we don't talk enough," Dani grinned. We folded ourselves back into the larger conversations, me joining the group with Kyla while Dani went to sit with Leo, India and Ivy. As the sun was setting we busted out the fire pit and Vanessa pointed me towards the nearest brush piles I could harvest some wood from; it seemed she'd handily directed some of her workers to pile it within easy walking distance. Then, once the fire was crackling and we all had our drinks of choice, we told the new women our story. We started with Leo and I, then how Erica had joined us for quarantine. We both teased her about hearing her masturbating, which until that moment she hadn't realized had been the case and made her blush. Then we talked about the land lease, the construction, and the introduction of Dani, Vanessa, and Ivy. Vanessa told us how fucking crazy she thought we were at first, but after that first night around the fire she'd realized something weird but special was going on so she stopped judging and started getting a little jealous. Then Ivy told her perspective, stepping into a life with Erica and me. Then we had to tell the story of Vanessa joining us, which got rushed over really quickly and then had to be retold because even Dani hadn't gotten all the details. I'd purposefully sat beside Kyla around the fire, Erica taking the spot on the other side of me. As India and Aria started ragging on Vanessa for not giving them the full story in the initial car ride when they met her, Kyla leaned over to me. "Can we talk? In private?" "Sure," I said, nodding towards our RV. I leaned back in the other direction to Erica and kissed her cheek, and she met my eye and nodded. Inside the RV Kyla had taken the Murphey seat this time so I sat on the bench opposite her. "You still feeling alright?" I asked her. "No," she laughed. Inside, in the more steady light of the RV, I could see she was flushed even with her slightly darker Filipina skin. "I feel like I've got a fever, but it's concentrated in all my erogenous zones. I don't even like women but that story about Vanessa has me..." She blew out a long breath. "I don't know how much more sex talk I can take before I snap." "I can ask them to stop if you want. Or we can have that conversation if you think you're ready." "I'm; Yeah, I'm ready to talk," she said. She took another deep breath and sat up straighter, putting her hands on her knees like she was trying to focus herself. "You can ask anything you want, and I'll try to answer," I promised her. "I don't have questions," she said. "Well, I actually have lots of questions, but they aren't important right this second. Seeing you with Erica and Ivy, and meeting Vanessa. Hearing the way Leo and Danielle talk about you. I think I know what I'd be getting into if I do this with you. And to be honest, it sounds pretty greater considering the other options that the world seems to be moving toward right now. But I never want to be someone who just takes the easy thing because it's in front of them. I know a lot about you now, but you don't know much about me. And I'll tell you, pretty much anything you want to know, but there's something I need to know if you're Okay with. More than my past, more than whatever your government is worried about." "The only way to know is to ask," I said, trying not to let my own nerves out. Kyla, who had been steady throughout the day, was showing signs of anxiety amidst her hard pressure to keep herself under control. "If I don't like it, we can try and find someone else as soon as possible." "I don't want,” She bit her tongue, cutting herself off, and took a breath. "Harrison. If I do this, if I imprint on you, this is my out. I've been doing everything my father wanted since I was a kid. The only escape I ever had was through dance, and even that he took control of to make sure I was getting the best lessons and tutors and going to the best camps and schools. And even then, he and NICA used it as well. My entire life I've been pushed and trained and taught and used because I didn't matter and my country and my service did. I want a new life, Harri. But I want that life the way I want it. I want a big family. I was an only child, and my parents tolerated each other at best in a political marriage. I want six kids at least, more if we can. Fuck, I'll pop out an even dozen and be happy. Or maybe not, maybe I'll be happy earlier than that, but I know I want a lot of kids to love on and raise in a big, supportive family. "If you can handle that, and if Erica can handle that because I know she's going to need to agree to it too, then I swear to God I'll be loyal to you and only to you. My father, NICA, my country; I can leave them all behind and in the dust if you can promise me we'll try to make my dream life happen. And I promise I'll be the best, hottest housewife I can be for as long as you can keep me barefoot and pregnant. I'll make sure I'm fit and tight and everything I can be for you in between pregnancies, but God I want this, Harri. I've never told anyone this before, but I want it so fucking bad." I didn't know what to say. She was practically sobbing in her earnest desire for what she was asking. I just slid down to my knees on the floor of the RV and wrapped my arms around her and Kyla clutched at me as she panted hard. Not crying, but desperately trying to control herself. "Kyla, I would be an extremely lucky man if I can give that all to you," I said. "And I want to tell you yes right away, but you're right. I do need to check with Erica first. Do you want me to call her in to ask her now?" She hesitated a moment, then nodded and sat back on the chair, sucking in a deep and unsteady breath. I stood up and opened the RV door, sticking my head out. All three of my women looked over to me and I made what I hoped was a reassuring smile, then locked eyes with Erica and motioned her over with a head jerk. She joined us, shutting the RV door behind her. "What's up?" she asked. "Everything Okay?" I looked at Kyla. "Do you want me to ask, or you?" "I; You," she said after hesitating. I turned to Erica and reached out, holding her hand. "So, I know we had our conversation earlier, but I didn't realize this was coming or maybe we would have talked about it more seriously. Kyla is ready to join us, but she has an ask. Because of her own family past, one thing she wants more than anything is to have kids. A whole bunch of them. So she wants to know if you and I are Okay with that and willing for that to happen, or if we should try to find her someone else who can help her get the life she wants." Erica's eyes had widened as I was speaking and her jaw worked a few times before she could find the right words. Then she turned to Kyla and looked at her for a long, long moment before putting a hand on her shoulder. "That's the most important thing for you?" she asked quietly. Kyla nodded, then looked up to meet Erica's gaze. "More than anything else. And I want to do that with Harrison; God, I haven't even known him a day but it's like I can see it right there in front of me. He'd make a great husband and an even better father. I just know he's yours more than either of the others, and I couldn't risk saying yes to him without you saying yes to this." "God, fuck," Erica sighed, and I realized she was tearing up as well. She looked to me. "Yes, obviously, if it's what she needs then yes. But I guess now I need to stop taking the pill because I'm not just gonna sit by and not be in the running for the first mother of your child." Now it was my turn to be surprised. "But we just,” She kissed me to shut me up. "It doesn't matter," she said. "I love you, you love me. If the world implodes and we're all shot off into space, I still won't regret making a kid with you." She turned to Kyla. "Are you going to love him?" "I'm going to try," she said. "And I'll work harder at it than my parents ever did." "Then yes," Erica said. "But, and I'll only ever say this once and you need to listen to me closely, if this isn't the truth and you hurt Harrison or me or anyone else here then I swear to everything in heaven and hell that I will end you. Do we understand each other?" Kyla nodded, taking her seriously. "I do, and I won't." "Okay," Erica said, and leaned down and kissed her on the forehead. "You clearly need a fuck, so unless you've suddenly turned Bi then I should leave you to it." She turned to me and kissed me hard, and I hugged her to keep her close. "You're sure?" I asked her in a whisper. She nodded. "Rock her world, babe. Show her why she's one of the four luckiest women on the planet." She kissed my cheek, squeezed my fingers in hers, and then stepped away and out of the RV. Kyla looked like she was going to jump out of her seat. "So,” I started. Kyla stood up abruptly and grabbed me by the face, smashing her plush lips to mine. I naturally grabbed her by the waist as we started making out right there in the middle of the RV. She'd been wearing that bulky coverall the entire day and now she started to scramble to try and get it unzipped and off at the same time as trying to get me to get my shirt off, which just turned into an awkward mess of her hands moving back and forth between us. "Stop, stop," I murmured, pulling my lips from hers. She actually whined a little in her throat and then blinked in surprise at her own reaction. I picked her up and she wrapped her legs around my waist as I carried her back towards the bed. Like this, she was taller than me and she bent down to kiss me some more, making it hard for me to navigate. Thankfully it was a straight shot, and there wasn't a lip at the door to the bedroom area that I needed to duck under or step over. I found the bed with my shin and stopped and lowered her down onto it so we lay somewhere in the middle, me on top of her as we kept making out. Once we were done I pulled away and tugged off my shirt. "Fuck," she groaned, looking at me hungrily. "Not what you're used to?" I asked. She shook her head. "No, so much better." She raised her hands to my stomach and up to my chest, letting her fingers play through my chest hair. I couldn't help myself and I reached down and unzipped the coverall down to her belly button. Underneath, all she had on was a set of black bra and panties. On the one hand, I was starting to get mesmerized by her body very quickly, but on the other, I remembered in the back of my mind that she hadn't arrived with any luggage. I lifted her from under her arms and she let me help her pull the coveralls off, then raised her ass so I could pull them from her legs as well. I crashed back down onto her, now feeling her smooth skin on mine. Her body was everything I would have expected from a dancer; smooth and sleek all over, with toned muscling and a sort of feline grace as she moved around. "Where; are; your clothes; and things?" I asked between kisses. "They said; they would bring; them up; from Cali,” she replied. Then she stopped the kissing and looked up at me. "Seriously, I've got this fucking craving for your cock right now like I can't believe, Harri. I need you to fuck me so fucking bad." "Okay," I said, and then kissed her again as I reached under her to unsnap her bra. When she realized what I wanted she didn't even bother with the snap, she just yanked the black cups off her tits and the whole thing over her head. Her tits were a perfect size for my big hands to palm, a bit bigger than Ivy's but much smaller than Erica's, and her dark brown areolas were smooth and a little puffy, with two perfect nubs for nipples. I sucked on one, feeling how hard they were, but she was stretching to try and get my shorts off of me. She needed the imprinting. We could always explore each other more in the future. I leaned away from her, one hand still on her tit and holding her down, as I shoved down my shorts and boxers. For her part, she pushed her panties down to her knees and I pulled them the rest of the way off. Her cunt was a gorgeous brown, flushed darker than the skin above and slick with her chemically-induced horniness. Even her clit hood was a little pulled back, the softer pink of her clit just visible from being swollen. She was entirely bare, and I wondered if that was a personal choice or a seduction tactic she'd been told to follow. Not that I cared at the moment. I wanted to eat her out and taste her. I wanted to make this last, to wow her like Erica had said. Fuck, let's be real, I wanted to impress the seductive honey trap spy with my sex skills. "Fuck my brains out," Kyla demanded. "Fuck me until I can only ever think of you. Take me and make me yours, you fucking massive wall of American god." I could impress her later. Her cunt accepted my cock like a perfectly tailored suit. I slid in, and even though she was tight and her muscles were firm as hell as they clenched at me she was also extremely willing. That changed when I was almost all the way in though, but not from want of trying. Kyla came, her entire body rolling and arching as her cunt clenched down enough to almost start forcing my cock out. She grabbed me around the shoulder and hugged herself up, clinging to me, and her hips roiled as she thrust hard up and down. Her eyes were squeezed shut, her lips curled in an ugly snarl for a long moment, until the orgasm passed and she let go of me, falling a couple of inches back to the bed with a 'whumph.' "H-Holy fuck," she panted, looking up at me in confusion. "What was that? That,” She blinked rapidly. "Did no one tell you about the first orgasm?" I asked her. She shook her head, still blinking like she was trying to gain her focus. "Fuck me and tell me," she said. I started to slow-thrust, enjoying the delicious warmth of her as I leaned down a bit more, pressing my full body against hers as she spread her legs wider for me. "They told Erica in the information session that she should expect a massive orgasm the first time she ingested a man's precum, and the biggest one of her life when they ingest their actual cum." "She got an information session?" Kyla panted, looking slightly alarmed. "You didn't?" I asked, equally alarmed. We'd both stopped thrusting at each other, not sure what to do. "Fuck it, fucking fuck me," she said and rolled her body to get my cock deeper inside her again. I wasn't going to argue with that. We fucked like that, mutually, for a bit and then I took some more control and went up high on my hands for better leverage and started to fuck her harder. Kyla moaned and panted beneath me, then raised her lips up and sucked on one of my nipples, which was an oddly pleasurable surprise, and then she took some of my hairy pec muscle between her teeth and bit me lightly as she came again. "Ow," I said when she dropped back to the bed again. "Sorry," she panted. "I just; you're really fucking good." Huh, maybe I can impress the spy, I thought. "I'm getting closer," I told her. I'd had... well, not the most amount of sex I'd had in a day, but a bunch, so I wasn't entirely surprised I was lasting as long as I was. "Do you want to try something else?" "I want to try everything with you," she gasped and kissed me. "But... let me..." I disengaged with her, which made her moan like a whore, and she scrambled around on the bed until she was at the bottom corner on her back. Then she spread her legs wide into a full split, and then even wider until she had one leg practically parallel with her torso and the other was way out to the other side. If she was a clock, she would have been showing 10 o'clock. "Fuck me hard. Use my hole," she said, licking her lips. "Get your cock back inside; yes! Oh, fuck, Harrison. Make my cunt fucking squirm. Make your cunt squirm. It's yours now. I'm yours. My whole body. Fuck! I've never felt it like this before. I've never felt anything like this." I was crushing down into her in big, hard strokes and I could feel her cunt squishing with her juices and my balls slapping against her ass cheeks. I was hovering over her and a bead of sweat had trailed down to the end of my nose. Kyla opened her mouth and stuck her tongue out, licking it off of me. I lowered the rest of the way to her and kissed her hard, then hugged her tightly as I started pumping short and quick, barely leaving her cunt. "I can't wait to fall in love with you," I whispered to her. "I can't wait to make babies with you, and start a family." "Do it," she gasped. "Put a baby in me. Make my womb yours forever. Breed me, make me your breeding wife-whore. Love me, may-ari. Oh, fucking; that's what you are, you beautiful big bastard. You're my may-ari. My owner. I choose you. I choose; I,” I couldn't have stopped from coming in her if my life depended on it. She was pushing towards her own orgasm already, and her years of dance and other physical activity had turned her core into a vice that sucked at my cock like a hoover. I came as she lost her grip on her words, chanting about choosing me. She came as well, a scream quenched in her throat as her entire body flexed and tensed. I filled her up, releasing over and over in her, but I finished before she did and just went right back to fucking her since my cock hadn't gone soft yet and she was still coming. I only stopped when she went slack, her legs falling back to a more natural position, and her face went from that clenched teeth-gritting tension to a soft, satisfied smile. "Imprinting. Imprinting. Imprinting." I pulled away from her slowly, making sure she wasn't going to fall from the bed, and found that the entire bottom corner and the edge of the mattress were wet and sticky with juices. Along with my legs, crotch and hips. "Great, another squirter," I sighed. Not that I actually minded, but it just meant we'd be doing even more laundry in the tiny machine the RV held. I stood and, once I felt like I could be coordinated enough, I picked Kyla up in a cradle and lifted her higher on the bed and tucked her in. She was in the fetal position, still mumbling the imprinting sequence with that smile. I had to grab a new pair of shorts since mine had ended up in the splash zone, and I didn't bother putting on a shirt but did wipe myself down with some wet paper towel. Stumbling out of the RV, I was greeted by catcalls and applause. Looking around, the fire was still going and someone had stocked it higher with wood. Erica, Dani and Vanessa were all sitting in the Adirondack chairs, and Ivy was sitting curled up in Erica's lap. "Where are Leo and the girls?" I asked, trying my best not to let them show the embarrassment I knew they were going for with their teasing. "Aria and India were going to fuck, and invited Leo to watch," Dani smirked. "So I assume he's in there either jerking off, or fucking." "I don't need to picture that," Erica rolled her eyes. I stepped over and kissed Vanessa as she leaned her head back and reached up to hug me around the neck. Then I slipped around the circle to Ivy and Erica and kissed both of them. Dani opened her arms to me as well, so I hugged her and she kissed my cheek. "Congrats," she said as I pulled away. "Pops." "Oh, God," I groaned and looked at Erica. "You told them?" "Was I supposed to keep it a secret?" she countered. "I needed to talk it out with someone." Vanessa had stood from her chair and gestured for me to take her seat and went inside the RV, coming back out with some more beers. She passed them around and then sat on my lap similar to the way Ivy was with Erica. We sat that way for a while talking as the night sky played out above us. I'd always loved looking up at the sky out on the property, away from any major sources of light pollution. Now spotlights were lighting up the construction area a hundred yards away, where men and women were working through the night. The view was dimmed, and I wondered if it would ever be as clear again as it had been a month ago. Dani slipped off to bed first, and Vanessa grumbled that she had to be up in the morning for work so the rest of us went quickly. We never had discussed the sleeping arrangements, so I ended up sleeping next to Kyla, with Erica pressing her back to my side and holding my arm under her and around her stomach, with Vanessa spooning up to her and Ivy on the end on her back, snuggled partially under Vanessa. I knocked on the door and set the two big brown paper bags down on the stoop and backed away. The house wasn't 'old' per se, located in a neighborhood that had been developed almost twenty-five years ago, and hadn't been updated since it was first built. To be fair, there hadn't ever exactly been a housing boom in the area, so other than the one-off builds it was probably one of the newest places around. The inner front door opened and Mary looked out cautiously, then in surprise as she saw me. She hadn't texted me like I'd asked her to, and it had almost been a week since I'd seen her in the parking lot at the grocery store. She looked a little better, though not by much, and I wondered how far she'd been able to stretch that $70 I'd been able to give her then. "Harri?" she asked in surprise. "Hey, Mary," I said with a little wave. "How did you; Is this;?" "It wasn't that hard, Mary," I said. "I just made a couple of calls. You never texted me." "I know, I,” she hesitated, and then hung her head. "I was so embarrassed." "You don't need to be," I told her. "You're in a tough spot, and I'm not. I want to help out." "Mom? Who's at the door?" came a little voice from inside. A boy poked his head around Mary's hip, looking cute and curious. "It's an old friend of Mommies," Mary said. "He's just here to say hello." "Hey there buddy," I said, smiling as I pulled my mask down and waved, then let the mask snap back up and played like it had rocked me. The kid giggled. "My name is Harrison, but everyone calls me Harri on account of my big beard and hair." "That's a funny name," the kid said. "If you got rid of your beard, what would they call you?" "Hmm, that's a good question!" I said. "I don't know. Maybe you should ask your Mom, she knew me when I didn't have a beard." "We still called him Harri, baby," Mary said, smiling down at the boy and running her fingers through his hair. The kid had keen eyes and noticed the bags on the stoop and the food inside. "Is that for us?" "It is, kiddo," I said. "Could you help your Mom get it inside?" "Sure!" he said. Mary sighed and opened the screen door for him, and the kid came out in his socks and hefted up one of the bags and started carrying it in. "Harri, you don't need to,” "I made sure there are some snacks for the kids in there," I said, pretending like she hadn't been talking. "I know they aren't nutritious, but I figured you can bribe some good behavior for some Oreos and stuff every once in a while. There's also a bottle of merlot in that other one there, so you may not want the kiddo to lift it. He's a cute kid, by the way. I've got an order in down at the butcher's that I'm supposed to pick up tomorrow, so I'll be by sometime tomorrow afternoon with some meat for you guys too. Maybe I can meet your little girl then? Charlie, right?" Mary looked like she was about to cry, and I didn't want to push her over the edge so I tried to make it all like it wasn't a big deal. "Alright, Mary. See you tomorrow. Let me know if you need anything specific and I'll see what I can do, alright? Tell the kiddo not to eat all the gummy worms at once." I was halfway down the driveway to my truck when the screen door opened again. "Harri," Mary called. I looked back and she was standing on the porch, looking at me with tears brimming in her eyes and a happy frown on her face. From this distance, without a mask, I could still see her as the little button-nosed cheerleader I'd known. "Thank you." I just winked and waved, heading back to my truck. "That was really kind of you," Kyla said as I got in. "It's nothing," I said. "I knew her in high school and her husband's been missing for a while." Kyla took one of my hands from the steering wheel and wrapped her fingers in mine, looking at it. The casual intimacy was still new; the first couple days after her imprinting had been us feeling each other out, and her getting comfortable with the general openness to sex that was our new life. I'd made it a point to spend time with her, both sexually and non-sexually, each day and we were slowly starting to find a soft groove. "That's still kindness, Harri," she said. "You're sure she needs it? I don't want to see you getting taken advantage of." "I'm sure," I said. "Okay," Kyla nodded. "Then we'll help her. Now, let's continue this tour. I want to know everything I can about this little podunk, backwoods town I've been shipped off to." "Well, the first thing you should know is that I'm pretty sure it isn't big enough to be considered a town. Maybe a village?" "Oh, God," she laughed. "Not if you consider all the construction workers moving in." "True. I bet we're close to half-againing the local population at this point. Vanessa said we'll hit a thousand by the end of the week." "With that many," Kyla said. "We should have our house in, what, a few months?" "No idea," I said. "No fucking idea." "Fuck, it's already June," I groaned. It was hot as balls and I was regretting putting on my 'go out into the world' getup. "How did you miss the 1st?" Erica asked, also done up in her gear. "How did we miss Memorial Day?" I countered. "Oh, shit," Leo said, standing up from where he'd been sitting over near his RV. "You're right, we did miss Memorial Day. Should we do something?" "Like what?" I asked. "We could throw a party," Ivy suggested. "We could all dress up fancy and have a dance?" The surveyors had been needing Leo and me less and less lately and I was starting to get a little twitchy with how little I had to do. Quarantine before all of this really kicked off had been one thing, but now we didn't even have our big wide backyard to ourselves. When Erica had mentioned that she wanted to take a drive into Portland to pick up some things from the tattoo parlor and check her apartment I'd jumped on the chance and we'd made the plan. The girls were already starting to excitedly talk about planning our late Memorial Day celebration as I stretched and sighed, checking my watch. We'd been planning to leave right after lunch and it was already 3pm. Vanessa had taken an extended break since she'd worked late the night before and we'd had some one-on-one fun in the RV, which had been sorely needed for her. Where the rest of us were struggling to find things to keep busy and motivated, the last week had seen more and more responsibility and work landing in Vanessa's lap as the construction crews started to show up and move into the barracks. It meant there was an entirely new crew of cleaners, maintenance workers and delivery people under her supervision along with her 'gorillas.' Not to mention her wrangling of the other foremen and administrators on-site as her father handled the top-end details of the job. Every day it seemed like new equipment and supplies were being delivered and a third barracks was quickly being erected as even more hands were around. But an hour with Vanessa had delayed us, and when I was finally ready to go Dani was busy with Leo over at their place, and since she was coming with us Erica and I had to wait. Then Erica and Kyla were ensconced in a private conversation in our RV when Dani emerged ready to go, so we lost another half hour before the three of us were all finally dressed and prepped to leave. "Okay," I said loudly, trying to cut through the multiple party-related conversations. "We're all agreed we'll do a Memorial Day thing, but we're burning daylight. Erica and Dani, let's go." We took my truck, only needing one vehicle since we weren't hauling a ton of stuff like the last time. As we pulled around the site offices I spotted Vanessa walking with one of the other foremen in conversation and gave her a little double honk. She smiled and waved. Driving down the old driveway path there were now a half dozen wide offshoots winding off into the trees and closer to the highway there were big swathes of ground that had been cleared and were starting to get flattened by scrapers and excavators. Vanessa had mentioned that we'd end up with a couple of strip malls worth of stores to help provide for the eventual community; a convenience store, a clinic, a dentist, that sort of thing. Right at the end of the driveway a guard hut had been erected, little more than a fancy roadside fruit stall that could barely fit two people inside. I pulled up next to it and Erica rolled down the window. "Hey Patrick," I said, waving to the construction worker manning the booth and tracking the ins and outs. "Hey folks," the older guy said with a grin. He was supposed to be on the road crews but had arrived earlier than needed. I'd asked him once if standing in the guard booth all day working a clipboard was boring and he assured me that after three decades manning a 'Slow/Stop' sign in the middle of roads through sun, rain and sleet, the booth and the clipboard were welcome. "We'll be out for a few hours," I said. "Sounds good," he replied and made a note on his clipboard. Then he wiped at his eyes and cleared his throat, blinking. "Y'all didn't say anything about how bad the pollen got up here. I think my allergies are kicking up and I didn't bring any of my meds, I thought the North West was supposed to be wet." "It usually is. We'll pick you something up," Erica offered. "We need to stop at a pharmacy anyways." "We do?" I asked. "We do," Erica said, patting me on the knee. "Hah," Patrick laughed. "And here I thought you was some sort of Big Dog, Harri. But you're as whipped by your women as the rest of us." "See you in a bit, Patrick," I said. He waved us off, then covered his mouth to cough a little. "Poor guy," Dani said. "I'd hate if I had allergies like that." "We'll get him fixed up," I said as I pulled onto the highway and started heading in the direction of Portland. "It's been weirdly dry and hot so I'm betting the dust from the brush cutting is doing it to him." And I didn't think anything more of it. Erica unlocked the metal grate that pulled down over the front of the tattoo parlor and lifted it up on the rollers enough to uncover the door. The good news was that the whole thing with the 'Autonomous Zone' seemed to have burned itself out and Portland was no longer hosting big protests at the moment. The bad news was that only happened after a week of riots and several news-worthy moments of violence and vandalism. Thankfully the parlor wasn't on one of the major routes the riots had travelled down and there didn't seem to be any damage other than sprayed graffiti on the grate and some of the glass windows behind it. I'd pulled my truck right up over the curb and parked us as close as possible. The streets were as empty of people moving around as the last time we'd come into the city, except there was more trash. I'd seen old newsreels of when there had been major strikes in New York City back in the early 80s and it wasn't exactly that bad, but another couple of weeks and it might get there. Someone must have been doing collections, they were just overburdened or understaffed or something. I had to nudge a pile out of the way with the front of my truck to wedge into the open space, but it almost immediately proved worth it as a trio of ambulances came burning down the street with their lights running. If I'd parked on the street one of them would have needed to swerve out of the way and who knew if those extra seconds would be the difference between life or death for someone; not to mention the potential of the ambulance not swerving fast enough and clipping my truck. Inside the tattoo parlor Erica went straight to her bay and started unhooking and gathering her equipment. Dani was looking around at the place, grinning as she examined the wild decor. She would call out questions to Erica, who would tell her who had done what mural, or the brief story behind the broken surfboard hanging from the ceiling and the skateboard deck covered in almost a hundred different signatures. I spotted a photo on the wall and realized it was of Erica and all of her staff at the most recent DragonCon where they had put up a booth and done live tattooing. Erica had said beforehand she thought it might be a waste of time, but the owner of the parlor was a huge nerd and wanted to do it so it was her job to organize. I never had found out how it went, but she looked happy in the photo. I grabbed the frame from the wall and brought it over to her. "Do you want to bring this, too?" I asked. She glanced at it and paused her work, then smiled and hugged me. "That's sweet, Harri. Yes, absolutely." She took the frame and put it in one of the boxes we'd brought for her to carry stuff, then turned to me. "Hey, could you just empty all those drawers there into the boxes? Don't just dump them, but there isn't anything particularly fragile. It's mostly inks and cleaner solutions and stuff." "Sure," I said. "Thanks, babe," she said and kissed my cheek. "Dani and I are just going to slip through to next door." "Oh, God," I groaned. I hadn't realized that was her plan. "Don't worry," she grinned. "It'll all be fun for you, I promise." The owner of the tattoo parlor also owned the sex shop next door and had installed a door between the two since the clientele crossed over fairly consistently. Erica led Dani through the door, opening it with her key, and I could hear them laughing and giggling. By the time I was done with the drawers Erica had pointed out, placing what seemed like hundreds of little vials and bottles of inks and other liquids into the boxes along with some other art supplies, they hadn't come back. I went to the door and opened it, looking in. Erica glanced over, grinning as she held another box and Dani was placing something inside. "You want any porn, babe?" "What do I need porn for?" I asked. "I dunno," she said. "Variety?" "Ooh, this one is called 'Big Black Booties 15,'" Dani said, grabbing a DVD from a nearby shelf and waving it at me. "You don't have that kind of variety yet, Harri." I snorted and shook my head. "I'm perfectly happy with the booties at my disposal, thank you." Dani shrugged and put the DVD in the box. "I'll see if Leo wants it." "Gag!" Erica laughed, making them both start giggling. I had a feeling that was a running joke between them. "How are we paying for this stuff?" I asked. "Everything is turned off and we don't have any cash." "Artie told me I could Venmo him at a 75% discount," Erica said. "Plus anything with an expiry date I could have for free. So we've got a lot of lube now, along with a bunch of penis-shaped candy and some candy underwear." I sighed and shook my head. "Oh my God, we should take her with us," Dani said, pointing up on a high shelf where a creepily lifelike sex doll was sitting. "I think you mean rescue her," Erica said. "Harri, help me get her down." "Really?" I asked. "Yes," they both demanded. When we packed up the truck we had two boxes of Erica's tattoo gear and other possessions from the shop, another full box of Sex Shop stuff, and Dani was sitting in the back next to 'Sexy Susan' who had also happened to get dressed in a sexy nurse costume. They thought it was fucking hilarious, I just thought 'Sexy Susan' was a little creepy. Dani stayed down in the truck, taking the front seat as I pointed out that the 1911 was in its case under the passenger seat if she needed it, while Erica and I headed up to her apartment. The elevator had an 'out of order' sign on it, and Erica had to use her key to the building to get into the stairwell which she said she'd never had to do before. That was an immediate red flag to me, but I kept my cool to try and not worry her. "You know," Erica said as we climbed the stairs. All our sex cardio seemed to be paying off because we weren't puffing from the exertion yet. "You haven't officially asked me to move in yet." "What?' I asked. "Leo and I,” "That wasn't asking me to move in permanently," Erica cut me off. "That was just for quarantine." I rolled my eyes, knowing where she was going with this. At the next floor I grabbed her by the waist and pulled her to me, pulling down my mask and hers and kissing her hard and deep. "Erica Lacosta, will you move in with me forever and ever?" I asked her. "Yes," she grinned. "Yes, I will." She kissed me lightly to seal it, then sighed and we raised our masks and started climbing more stairs. "With that out of the way, I should really try and find a way out of my lease. Just because you have money doesn't mean I should be wasting mine on a place I'm not ever planning on moving back into." "I'll help with some research," I said. "I know there's all the clamor about halting eviction notices, but maybe there's something that will help. I could text Miriam, see if Captain Bloomberg knows anything offhand." "Hmm, maybe,” Erica started, but stopped as we reached her floor and found that door locked as well. "What the fuck?" she sighed and unlocked it. "Let me go first," I said. "Why? It's just..." As we entered the corridor Erica trailed off, seeing the tracks of dirty footprints in the hall and the spray paint on the walls. She immediately started to move forward, but I grabbed her arm and stopped her. "Wait," I said. "Look." I pointed at the big circles on the walls next to each door, but she clearly didn't understand what I was pointing out. "Those are FEMA search and rescue marks." Erica blinked once and was obviously unsure of what to say. "Let's just take it slow," I said. We walked down the hallway. Some of the doors were shut, but others looked like they'd been kicked in. "What do they mean?" Erica asked me, looking at the circles and the scribbles of letters and numbers on the walls. Each circle had an X dividing it into four parts, and each quadrant was marked. "The top part is the date the location was searched," I said. "5-24 means it happened May 24th, so a little over a week and a half ago. The left side is who did the search, the numbers are probably a military code for a National Guard unit. If it said PPD that would be the Portland police, or CDC or DEA or whoever. The right side is if there are any hazards." I pointed to one of the doors that were kicked in. "NE means 'No Entry.'" Then I pointed to another. "F/W means there's contaminated food and water." I pointed at another door, this one wasn't kicked in. "A 0 means no hazards. "What are the bottom parts?" Erica asked. I frowned and swallowed. "The crossed 0 means no one found. DB or DOA means dead bodies. LB means live people are, or were, inside." Erica looked at the carnage of the corridor, her eyes scanning the doors of her neighbors as she weighed the number of DBs. There weren't many 0s, but about half of the apartments were labelled LB and hadn't been kicked open. Half. We got to Erica's place around the hall corner, passing the old lady Diane's door. It was kicked in and labelled NE, DB. Erica poked the door with her boot and it swung in. Inside, other than the dirty boot prints, it looked generally neat and tidy... other than the pool of dark something that had dried on the kitchen linoleum. I grabbed Erica and held her as she gasped and her knees went weak. I pulled her away from the door and she saw that her own apartment had also been kicked in, but was labelled 0 hazards and 0 bodies. We went in and she sat down on the couch, burying her head in her hands. Kneeling in front of her, I cradled her head on my shoulder and hugged her tightly as the reality of the world settled on her. She cried, though not as long as she probably needed, as I talked her through what had probably happened. Enough people had gotten sick and called emergency services that they came to do a sweep of the building. They knocked on every door, and anywhere someone didn't answer they kicked it in. Then I assumed they had extracted the bodies. "I need to get out of here," Erica breathed. "Okay," I said. "Do you need me to grab anything? Did we forget anything last time?" "No, nothing," she shook her head. "Just get me out of here." I picked her up and carried her out. Erica wasn't Ivy or Vanessa, or even Kyla. She was a full-figured woman. But I carried her every fucking step, down every stair. She stopped me right at the doors to the building and had me let her down. "I don't want Dani to see me like this," she said. "Why?" I asked. "She would understand." "I know," she said, blinking under her ski goggles. "But if she sees me like this, she'll start thinking about what might be happening back home for her, and she doesn't need that." I held Erica's hand at the door for another minute as she breathed deeply and got control of herself, and finally she smiled at me and it actually travelled up to her eyes. "Thanks, babe," she said. "Love you," I said. "You too," she said and touched her forehead to mine since we were both masked and goggled. "Hey, Charlie," I grinned, waving to the little four-year-old as she sprawled in Mary's arms and waved back with her little grin. "Hi," she chirped. "Okay," Mary said, setting her daughter down. "Scoot, you. Let Mommy talk with Harri for a second. Go see what your brother is doing." "Okay," Charlie said and pounded off in the way only a four-year-old could. "You're looking more like yourself, Mary," I said. I was standing off the porch and we kept the screen door closed, but I had my mask lowered so she could see my face. She smiled softly and shrugged. "I don't feel like it, but thanks." "How are the kids doing?" I asked. "Well, I regret letting them eat sugar again," she smirked a little. "But they're good. Better than me, anyways, though Thomas misses his friends from school and keeps asking when he can go back to class." She laughed and wiped under one eye. "He used to hate going to school every morning, now it's all he wants to do." "We'll get there eventually," I assured her. "What about you? How are you doing?"

Tu rêves d'un amour doux et rassurant où tu peux être pleinement toi-même, sans filtres ni peur du jugement, tu sais, une relation où l'on cherche ensemble des solutions, ou l'on avance l'un à côté de l'autre? Découvre ce qu'est exactement la sécurité émotionnelle dans un couple, ce fameux terme que moi-même j'ai découvert récemment. Comment reconnaître si tu es dans une relation sécurisante ou, au contraire, marquée par l'insécurité émotionnelle. Je te partage 10 origines possibles du manque de sécurité émotionnelle (enfance, traumatismes, blessures émotionnelles...) et leurs conséquences dans ta vie d'adulte.Tu repartiras aussi avec 8 conseils pratiques et faciles à appliquer au quotidien pour construire ta propre sécurité émotionnelle, car l'autre n'est pas là pour te guérir..par contre, il met en lumière ce que tu peux "travailler" sur toi, si tu en as envie..même si ton partenaire a parfois du mal à te rassurer ou te comprendre.Bonne écoute, Stef.Pour me retrouver surInstagram : madame pep'sPinterest : madame pep'sOn avance ensemble :

Arina rêve de mariage depuis l'enfance. Alors quand elle se fiance à son premier amour à 19 ans, elle pense avoir trouvé ce qu'elle cherchait. Pourtant elle ne réalise pas que cette relation n'est ni saine, ni faite pour elle. Mais tout bascule lorsqu'elle part en échange universitaire à Taïwan. Là-bas, elle rencontre Amedeo qui est lui aussi en couple. Elle est russe, lui est belge, deux cultures, deux langues et pourtant, une connexion immédiate va se créer entre eux. Dans cet épisode, Arina raconte comment cette rencontre inattendue a changé sa vie. Une histoire d'amour aussi improbable que puissante, marquée par la distance, les différences culturelles, les obstacles… mais surtout par la force de leurs sentiments.Une aventure pleine de courage et d'amour que tu vas adorer ! Si tu aimes les histoires d'amour, de destin, de rencontres amoureuses, de demandes en mariages, tu es au bon endroit ! Si tu as besoin de conseil pour ton couple, pour trouver l'amour, t'épanouir dans ta relation ou encore te remettre d'une rupture amoureuse, tu es également au bon endroit ! Ici, on partage que des good vibes, du positif, et que de l'amour avec un grand A ! L'objectif est que tu vives des relations plus saines que ce soit avec toi-même ou dans ton couple, pour une vie plus épanouie et alignée ! Et si tu veux suivre les aventures du podcast, et continuer à parler d'amour, je t'invite à t'abonner au compte Instagram @‌yesido.podcast !

(SPOILER) Your Daily Roundup covers BIP episode #5, what is with some of these guys?, a BIP couple hard launches to the surprise of no one, Big Brothers veto ceremony (spoilers), & an IG post that has me scratching my head.   Music written by Jimmer Podrasky (B'Jingo Songs/Machia Music/Bug Music BMI) Cash App - Promo Code: RealitySteve in your profile and get $10 dropped into your account! Learn more about your ad choices. Visit megaphone.fm/adchoices

Send us a textTuesday Talks: Escaping the Clingy Couple—Vacation Edition | Episode 67In this episode of The Swing Nation Podcast, the top-rated podcast about non-monogamy and swinging, Dan and Lacy are back with another "Tuesday Talks" segment, where they tackle real questions from real people navigating the lifestyle.This week, an anonymous listener shares a story from their recent trip to Desire Resorts. On the very first night, they connected with a new couple and had an amazing play experience—but things got tricky when that couple seemed to latch on, expecting continued play for the rest of the trip. Now, the caller is wondering how to gracefully set boundaries and explore other connections without creating awkward tension.Dan and Lacy offer candid advice on handling expectations, communicating with kindness, and maintaining your freedom to explore—even when the vibes are strong on night one. Whether you're planning your first lifestyle trip or have been in similar situations, this episode is full of helpful tips on navigating post-hookup boundaries while still keeping the fun flowing.Juan Deepa “Sex House Slays” mix OUT NOW! https://on.soundcloud.com/RTdJ9N5ubrH2QzoP1t- The Swing Nation - Main Website Quick Navigation Website: -- (Find all our social media links & more!)- Swinger Society - Our Website to meet, connect & events Swinger Society Discord Our Facebook Group- Swinger Websites -Kasadie 90 day free trialUsername: TheSwingNation SDC 14 day free trial Username: TheSwingNation** Use code 36313 for 14 days free! ** SLSUsername: NorthernGuynSouthernGirl- Merch & More -Order Your Merch Here!- Lacy's Fun Links -VIP OnlyFansPREMIUM OnlyFans-- THANK YOU TO OUR SPONSORS --Wisp : Making sexual healthcare inclusive, cost-effective, and accessible—for everyoneUse Code SWING at checkout for 15% off your oder!Shameless Care: ED Medication and at home STD testingUse Code TSN at checkout for $30 off your order!Promescent® Make Love Longer, It's Time for Great SexUse Code SwingNation for 5% off!Sing it Bikinis:  adjustable one-size styles, thoughtfully crafted to flatter every body type.Support the show- Thank you for the support! -

Police in northwest Arkansas are searching for a suspect after a couple was found dead on a hiking trail over the weekend — their two young daughters nearby but unharmed.Authorities in Los Angeles are searching for answers—and a missing grenade—after a deadly explosion at a Sheriff’s Department training facility claimed the lives of three veteran deputies.A state judge in Alabama has paused the scheduled execution of a death row inmate to determine whether he’s mentally competent to be put to death. A former sheriff’s deputy in Georgia has been sentenced to 16 months in federal prison for using excessive force against a Black detainee in a jailhouse beating caught on video. See omnystudio.com/listener for privacy information.

The FBI has teamed up with the Arkansas State Police in the hunt for the individual suspected of murdering two individuals at Devil’s Den State Park on Saturday.See omnystudio.com/listener for privacy information.

It’s official: after nearly 40 years of rumours, Nintendo has confirmed that Mario and Princess Peach are not an item. Just mates. And honestly? With Mario still living upstairs at his parents’ house in a shared room with Luigi, who can blame her? We deep into fictional crushes—from Mufasa’s BDE to Miss Piggy’s chaotic charm—and the horny hotline does not disappoint. One caller is hot for Mickey Mouse. Another? The fox from Zootopia. We’re not here to judge… but wow.See omnystudio.com/listener for privacy information.

Send us a textEssential Money Conversations for CouplesWelcome back to The Retire Early Retire Now podcast hosted by Hunter Kelly, certified financial planner and founder of Palm Valley Wealth Management. This episode emphasizes the significance of open money conversations for couples at any stage of their relationship. Hunter delves into five crucial money topics that every couple should discuss to avoid future financial stress: understanding each other's values, creating a game plan for goals like paying off debt or purchasing a home, establishing a system for daily money management, envisioning retirement and future plans, and addressing estate planning. By discussing these important topics, couples can align their financial goals, support each other's individual aspirations, and build a more harmonious financial future. Hunter also highlights the importance of revisiting these conversations regularly to adapt to life's changes.00:00 Introduction to Money Conversations for Couples01:21 Understanding Each Other's Values07:43 Creating a Financial Game Plan10:35 Managing Day-to-Day Finances17:26 Planning for Retirement and Future Goals22:03 Estate Planning and Tough Conversations24:11 Conclusion and Final ThoughtsCheck out the Palm Valley Wealth Management WebsitePalmValleywm.comCheck us out on InstagramLinkedIn FacebookListen to the Podcast Here! AppleSpotify

Scott Zimmerman didn't join a bowling league when he moved across the country with the Navy—he joined the choir.Stacie Schubert joined a Bible study group that lasted 5 years and doubled as a Monday night dinner club and spiritual lifeline.Also, yes—there was liturgical dance. And calling cards. And a naked guy on a hike. (You'll have to listen for that one.)This week on Together 4 Good, Pastor Nate Preisinger sits down with Scott and Stacie—a married couple and longtime Bethany Lutheran members—for a deeply honest and unexpectedly hilarious conversation about what keeps them coming back to church.From youth camp mountaintop moments to the comfort of choir rehearsal, they talk about the power of spiritual routine, the beauty of multigenerational connection, and why Disciple Bible Study turned out to be the gateway to real belonging.Pastor Nate hosts the kind of conversation you wish more churches were having: real talk about doubt, community, and why church is still worth showing up for.And the answers? Let's just say, they're everything you hope church could be.Why Listen:You want to believe church can still be fun (spoiler: it can)You've had a complicated relationship with faith and want to hear from people who stuck around anywayYou like pastors who don't take themselves too seriously but still take faith seriouslyWhat You'll Hear About:Camp stories, calling cards, and the kind of friendships that started with letter writing and never really ended.Why choir is more than music—it's connection without the uniformWhat happens when Bible study turns into found familyHow church can hold grief, growth, questions, and the occasional dance videoWhy showing up still matters—even when you don't want to

Sophie évoque ses relations passées marquées par l'acceptation de situations insatisfaisantes, notamment la présence d'ex-partenaires. Après une prise de conscience, elle choisit le célibat pour se protéger et se recentrer sur elle-même. Elle exprime sa détermination à ne plus accepter d'être mal aimée. Durant le mois de juillet, en direct, Cécilia Commo accueille les auditeurs pour 2h d'échanges et de confidences. Pour participer, contactez l'émission au 09 69 39 10 11 (prix d'un appel local) ou sur parlonsnous@rtl.fr.Distribué par Audiomeans. Visitez audiomeans.fr/politique-de-confidentialite pour plus d'informations.

Stella évoque sa dernière relation avec un pervers narcissique qui a exercé une emprise psychologique sur elle. Cette relation a affecté sa confiance en elle, ses relations familiales et ses études. Elle a réussi à surmonter ses traumatismes grâce à une thérapie et un nouveau départ amoureux. Durant le mois de juillet, en direct, Cécilia Commo accueille les auditeurs pour 2h d'échanges et de confidences. Pour participer, contactez l'émission au 09 69 39 10 11 (prix d'un appel local) ou sur parlonsnous@rtl.fr.Distribué par Audiomeans. Visitez audiomeans.fr/politique-de-confidentialite pour plus d'informations.

durée : 00:40:19 - Le 18/20 · Le téléphone sonne - Il y a 60 ans, les femmes françaises obtenaient le droit d'ouvrir un compte en banque sans l'autorisation de leur mari. Pourtant, en 2025, l'argent reste un terrain d'inégalités au sein du couple. Pourquoi l'émancipation financière des femmes peine-t-elle encore à s'imposer dans la vie conjugale ? Vous aimez ce podcast ? Pour écouter tous les autres épisodes sans limite, rendez-vous sur Radio France.

Et si éduquer à deux, c'était aussi apprendre à s'écouter sans se confronter ?Dans cet épisode, nous explorons un sujet sensible et souvent source de tensions :les désaccords sur l'éducation des enfants.Comment faire quand l'un est plus strict, l'autre plus souple ? Quand on n'a pas grandi avec les mêmes repères ? Est-ce qu'on doit trancher ? Laisser l'un décider ? Ou trouver un autre chemin ? En 8 minutes, nous vous livrons des pistes pour construire une parentalité partagée, sans perdre le lien.Hébergé par Ausha. Visitez ausha.co/politique-de-confidentialite pour plus d'informations.

Blending Our Lives.by T. Foxal. Listen to the ► Podcast at Connected.Chapter 20.The next morning I was awakened by a beautiful sensation on my hardened shaft. Carrie was licking and sucking me. When my hand caressed her face, she popped off of it and looked at me. “I couldn't help it Babe. It was so hard and wanting attention. Lay back and enjoy.”I smiled at her and said, “You know, if you are quiet, I too, could be licking and sucking something as you do that.” She smiled and moved so we could 69. As her damp panty clad cunt came down to me, my fingers moved the fabric to the side and I began enjoying her sexy slit.It wasn't long before Carrie's body stiffened and she began to cum. I have no idea how she kept from yelling out, like she usually does, but she managed. I was already close when she started cumming, and that just helped me along, because about a minute later I was ejaculating into her mouth, which she somehow kept in and swallowed. After taking one last lick, she came off of me and moved so we could kiss. It was a very passionate kiss, that we both could taste our handy work. After kissing, she looked at me and said, “Good Morning Honey. I like this new mouthwash we use.”, then giggled softly.After resting a bit, I had to get up and pee. Carrie just snuggled back under the covers and smiled at me. It was only 6:30 in the morning, but I was up now. I told her I needed some coffee. She said that I should make two cups and bring one back for her. I looked down at her and said, “You getting used to this morning service young lady?” “You betcha Baby.” then directed me to where the coffee pods were for her Keurig.As I entered the kitchen, lo and behold, Chief was sitting at the table, drinking coffee and reading the newspaper. I didn't even think that the paper was even delivered anymore. I red the news online. “Morning Chief” He looked up and said, “Morning Mark.” Good sign I thought. At least he didn't call me Shitbird, or any other name.I got my coffee and started to get Carrie her's. John cleared his throat and told me to take a seat. “So Mark. Tell me what's up with my little girl. I know they found some spot on one of her ovaries.”“Trust me John. That's about all I know. It took some prying to get that out of her. Hell, she was going to send me packing because of this. No way would I walk away from her, especially with something like that. But, I think it is just a cyst, that time and some meds will take care of.”He just stared then said, “Mark. Honestly, I am an overprotective father, and grandfather. I just want only the best for my two girls. I know you and I like you. You have always been a man about things and someone I can trust, unlike that fuck knuckle she was married too. I never trusted that guy from the first day I met him. I know from just looking at Carrie, she is in love with you, and judging how you look at her, the same is true for you. All I ask, is don't play games with her. Either be all in, or all out. I don't want her hurt again. As for her cyst, or whatever it is, I'm sure it is nothing. Connie has had those in the past.”“Sir. And I mean sir as respect as her father. We both know that we had to call officers sir, but we both know they couldn't fight their way out of a paper bag, with a knife and directions on where to cut. But John, truthfully, this is the real deal for us and me. I have never let a woman into my life before. I saw too much when I was in. How they were in love but deployment after deployment, took a toll on those marriages and most ended in divorce, so I never got into that situation. But your daughter has my heart and soul now and I will do anything for her.”He chuckled then said, “Well, I am not complaining. I've seen the same as you. I got real lucky with Connie. We have been together almost 43 years now, married 42 of them. She is the love of my life. Best thing that ever happened to me. How she endured all of my deployments, I'll never know. But I never took her for granted. Every time I was gone, I hurt inside, but I'd never show you assholes that side of me. I made sure when I was home, that she, and Carrie were the only things important to me. And I always acted like we were dating. We had date night a couple times a week. I don't mean sex either. Taking her to dinner, or a movie, or anything that she had an interest in. You do that, and you'll have a very happy home life. And, the sex is great too, even to this day.”“Yeah Chief, Really? Last night?” I said and laughed. He just chuckled and told me “Hey. When she wants it, who am I to deny her”, then laughed again.“Deny Who?” we both heard, and there, standing near us was Carrie. She walked over and behind her dad. Put her arms around him and kissed his head. “Morning Daddy. So who weren't you denying.”“Nothing Princess. Some things you don't need to know.” then laughed. She looked at me and said, “Glad I wasn't dying of thirst Honey” then shot me a glare. “Sorry Babe. But your dad wanted to speak with me. Here, let me get yours now.”, then laughed. Her dad then chimed in, “Christ Carrie, you broke him already. 20 years in the Marines and never broke the man, and you do it in two weeks.”“Mwah? Not me. But you know those Gyrene's, they sometimes need direction. They're not as cool as us Navy people.” then laughed, which made us all laugh. I was glad to see her sense of humor back, and the twinkle in her eye.We were gone most of the day. There was a huge craft show at this one park they we stayed at for most of the afternoon. I did learn that John got into woodworking as a hobby now. He said he always wanted to do that, but being away so long, he never found the time. At one point, I found myself with Connie, while Carrie was with her dad, looking at something a few booths down from us.“Mark. I am so happy you came into Carrie's life. I have never seen her this alive before, except when she took in Jenny. I know that you are worried about her, with whatever this growth is. As I told her last night, it is probably nothing, but a simple cyst. I have had 4 in my lifetime, and they always go away. The specialist will know better on Tuesday. I bet they don't even do an exploratory on her. Her lab results will tell the tale. Her doctor should have eased her mind some, but some reason didn't. Just be there for her, no matter what. That's all I ask.”I told her I would. After a bit we headed to this little Italian place her parents knew of, for dinner. John picked up this tab, although I was willing too, but he told me my money was no good tonight. I did invite them to join us the next day at my sister's, but Connie said they already had made plans to spend the day with Jenny and Alan.After dinner we headed back to Carrie's. I stated I needed to go home and get some clothes. Carrie offered to go with me. But I told her stay and enjoy her time with her parents. I wouldn't be long. Just needed to shave and shower and get some more clothes. I was back within an hour. We stayed up some and chatted more, then we all retired to bed. After the I love you's, Carrie said she wished we were alone right now, and that she needed me inside her. I just held her close and told her soon Baby, soon.Chapter 21.We left for my sister's around noon. The get together was to start at 1pm, but I wanted to see Ann before any others arrived. I knew she would just love Carrie, there was no question in my mind. She'd probably love any woman who could tie me down. Ann and my brother in law have been married 18 years. They have two kids, Kyle, who will turn 16 in November, and Katie, who turned 14 yesterday. They have a very nice and modern house, which they moved into a few years back.Ann met us at the door, when we pulled into the drive. She is 41, same as Carrie, and stands 5'6, 130 pounds. She has dirty blond hair, and blue eyes. She is a spit fire too. Never afraid to speak her mind and tell you like it is. She has tried, unsuccessfully, to fix me up with a multitude of her friends or single neighbors. Nothing ever came to pass with them. A few became sex buddy's, but that was it. None ever made my heart beat fast, or my stomach tighten up in a knot, like Carrie does.After the introductions were made, and a few cracks about how Carrie somehow managed to corral me in, the girls went off to the kitchen, while Brad, Kyle and I went to the family room to watch some football. Eventually, my uncle and aunt showed up, along with 2 of their kids and grandkids. Also was some of my sister's neighbors and friends too. Two of which I had dated, but nothing was ever said around Carrie. At one point, Ann got me alone and said, “I love that woman. She is so right for you. You better not fuck this up little brother.”We stayed until after eating and cake was served, and presents opened. I did not what to get a 14 year old, so I went the safe way and got her a card with $100 visa gift card. She loved that. I signed the card from Uncle Mark and Carrie. When she gave me a hug and a kiss, she whispered in my ear, “I like her Unc. I hope she will be my aunt one day.” I just smiled at her, knowing full well that was my plan too.Carrie's parents left Tuesday morning, to visit, and stay with Connie's sister Bev. Connie did tell me to call her if there was anything wrong, after the doctor visit. I did not stay Monday night at Carrie's. I figure they all needed a break from me. Of course Carrie really did not like that, but I thought it best. We've laid a lot on her parents by being together as a couple and actually sleeping together.I went with Carrie to the doctor's office and sat with her in the waiting room. The whole time, I held her hand and at times, felt as though she was crushing mine, because she was so nervous. Once she was called, I stayed in the waiting room. About forty minutes later, a nurse called for me to come with her. She led me to an office that had Carrie and the doctor.I looked at Carrie and she was smiling. The doctor introduced himself to me, and I did the same. He then looked over some papers, then looked at Carrie.“Ms. Reynolds, you can rest assured that you do not have any tumor, benign, or cancerous. It is what we call a functional cyst. It is a sack that usually contains an egg, then releases that egg during your monthly cycle. The sack normally then goes away. Well this one did not, as of yet. They sometimes don't, which is what has happened to you. It may take a few weeks, but it will go away, and when you come back in three weeks, if it hasn't, we'll give you some medication that will help with that process. Otherwise, you are very healthy. If you have stopped having intimate relations, like many women do at this time, you are very safe to resume, and did not need to stop in the first place. I only say this, because that is the first question I am usually asked.” he said with a slight chuckle.As we were driving home, Carrie was all smiles. This was a huge relief for her, and me too. Maybe our lives could get back on track, after this slight derailment. I asked her if she was hungry, but she said no. She just wanted to get home.After arriving, she excused herself and went upstairs. Lord knows what she was doing, but I finally heard heard coming down the stairs. When I looked up, there she stood, with this white lace Baby doll outfit on. You talk about sexy looking. “Oh My Sweetie. You look absolutely beautiful and very sexy”“Thank you Honey. I feel absolutely sexy right now and I need you to make love to me all afternoon.”She grabbed my hand and led me upstairs to her bed. I did not waste any time in disrobing. My cock was as hard as a rock, before my boxers hit the floor. As I stripped, Carrie got on the bed and lay there, with her legs spread wide, inviting me to take her. Her white thong barely covered her moist sex, and the top did not hide the excitement she felt , with her nipples already hard as pebbles on her beautiful tits.I kneeled between her legs and slipped my fingers under her thongs waistband and gently tugged them down and off of her body. Her labia was glistening in the afternoon sunlight, filtering through the window. I leaned in and blew on her sex, which elicited a moan from her. Then lightly licked her swollen lips. “Later Baby. I need you inside me now” she softly said.I rubbed my head all over her soaking wet slit and then slowly inserted the head. “Oh Gawd” she moaned out. I slowly inched my way into her inner being, which was so soft, and so hot. “God. You feel so good Carrie.”My mouth lowered to her chest, as I sucked in one fabric cover tit. She arched her back some, like she was giving me her tit. I then sucked the other one, which made her moan so loud. Then I moved up and started kissing her. Her legs wrapped around me and we made slow, and very passionate love to one another. Neither of could hold back though. We were like teenagers doing it for the first time, and erupted in orgasm. I shot first. As I was shooting my love juice deep inside her, Carrie crushed me with her legs as this set her off on her own orgasm. Her nails dug into my back, but neither of us cared. My grip around her neck was tight as well. I felt like I hadn't cum in ages. As we settled down, we lay in each other's arms, panting from our euphoric bliss.I was still inside her, and surprisingly, still hard as well. I gently rolled us over, so she was now on top. Our lips still together. Our tongues exploring every inch of tongue. I loved her kisses, but best of all, I loved her more than ever. She sat up on me and looked down at me, smiling. Then slowly removed her teddy from her body, exposing her beautiful tits to me.“My God. You are so beautiful Carrie. You can stay her all day like this.” I told her. She smiled then said, “I had all intentions of doing this all day.” then she started to giggle. I asked what was so funny.“Last night, after we went to bed, I was laying here missing the hell out of you by the way, but I had to endure another night of my parents going at it. You have no idea how horny that made me.” she exclaimed. I asked, “Did you take care of that?”She sort of blushed, then laughed and said, “Yeah. I did. All I could think of was you, making love to me. This sure beats my fingers, or any toy I have.”I chuckled and said, “Wish I could have watched that. That would be so sexy to see.”“Maybe one day I will let you watch. But right now, Fuck me Babe. Fuck me so good”Later that evening, after napping and then showering together, we headed out to dinner at a local bar and grill. Afterwards, I brought her over to my house for the first time.She was in awe of it, just coming down the driveway. The house is big. It is 4 bedroom, Victorian style farm house. It was, at one time, 5 bedrooms. But my grandfather combined two bedrooms into one and made a new master bath in one portion of it. Otherwise, it only had one bathroom.When we entered the house and I turned on the lights, Carrie sort of gasped. I asked what was wrong, but she just smiled and said, “I'm waiting for June Cleaver to come out of the kitchen with her pearls and high heels on. God Mark, this is so 60's looking.”“I know, but it serves it purpose for me, at this time. I do plan on buying furniture, just never got around to doing it. Ann bitches at me all the time. Come on with me, while I gather some clothes for the morning.”We went upstairs to the master bedroom. When she saw the furniture up there, she really gasped. “Oh My Mark. This stuff is gorgeous. Please don't replace this. This stuff has to be from the 20's. I just love the bed.”“Yeah. Gramps said his father built it.” The bed was a big four poster and had matching dressers and nightstands. It was old, but finely built and well maintained.As I was gathering things, she laid out on the bed. “You know, maybe this weekend, we stay here and let the kids have the condo. I'd love to make love to you right here. Also, pack up some underwear and some shirts and pants, so you can leave them at my place.”“Sounds like a plan to me. Where does Alan live anyways?” I asked“He actually lives with his mom. Close by campus. She is divorced for years now. I am actually pretty friends with her. We have gone out for drinks a few times and have had dinners at each other's places. She just adores Jenny, which makes it a whole lot nicer.”After a few more minutes, we left and went back to Carrie's. Of course we made love again that night, and early the next morning, before she had to leave for work. This arrangement worked out quite well for us.Chapter 22.By Thanksgiving time, we were comfortably into our relationship. Most nights were spent at her place, and most weekends were spent at mine. There wasn't a night we did not spend together. I was hooked on her. I never, in a million years, could believe I could wake up every morning with someone. This felt awesome to me and so special. I loved looking at her while she slept. I also enjoyed just sitting with her at night reading, or just watching TV, then retire to bed. The best part is when she folds herself into me and falls asleep. I love that most.Thanksgiving is time for family. This year though, I was spending dinner with Carrie, Jenny and Alan, and Alan's mom, Brenda. I usually would be at Ann's, but she understood. I did tell Ann we would be over after dinner to visit.Carrie and Brenda did all the cooking. Alan and I set the table, but then retired to the couch to watch some football. Jenny was out with the ladies, so this left only Alan and I alone. As we watched, Alan and I would talk some. He was a nice young man and had his head together. He told he would be graduating in the spring and already had a job lined up. He wanted to work a while before he went for his Masters.Then he looked around to see where the ladies were, and saw they were still very busy in the kitchen. “Mr. Roberts, Mark. I… I want to ask Jenny to marry me this Christmas. Do I ask her mom beforehand?”“Well Alan. To be honest, I think that would be a great idea. Are you absolutely sure of this? This is a huge step in your life?” He smiled and said, “Oh yeah. I have never been sure of anything like this. I love her so much and can't wait to start our lives together.”“Tell you what. You get Carrie alone one day soon and ask her. I'm sure she will give her blessing. But, she's not the one you need the blessing from. You know who that belongs to.” I told him.He chuckled, then said, “Yeah. I kind of had a feeling you would say that. But I don't know when I will ever see them before Christmas. That's not something you ask over the phone.”I laughed, then said back to him. “Oh you are so right there. That old bastard would kill you if you did it like that. When can you get a Friday off in the next couple of weeks?”He shrugged his shoulders, “I guess any Friday. I usually have labs on those days, so no biggie, why?”I shook my head. “Between you and I, and I mean this, you don't say a word to Jenny. I too, plan on asking Carrie to marry me. So pick a Friday. We'll tell our fine ladies we are doing a guy thing that day, which we are. But we'll fly down to Florida, and ask the Chief and Connie in person.”“Oh wow Mark. But I can't afford that. Heck, the ring I want to get is a bit over my budget.”“Don't worry about the flight, I'll handle that. Where did you get the ring, or see it?He smiled and said, “Over at the mall, at Kay Jewelers. It's only a half carat, but one day, I'll get her a bigger one.”“Look, tomorrow, the girls are going shopping with my sister, god help me. So why don't you come with me. A friend of mine is a jeweler and has a lot of nice rings. We'll figure it out from there.” He just nodded, and as he was about to speak Jenny popped in.“What are you two talking about. It looks like a very deep conversation.” We both laughed and said football.Dinner was excellent, but the people really made it nice. By the end of the meal, we were all tired. I helped, as did Alan, wish dishes. We figured the girls spent all morning in there fixing it, it's the least we could do. Thank God for dishwashers.That night and Ann's, Carrie and Ann talked nonstop. Jenny and Alan had also come along, but weren't staying long. I was very happy that Carrie and her family were so accepted by my family. Ann and Brad made them feel right at home. I announced that Christmas Eve dinner was at my house this year. Ann, of course, had to bust my balls and ask what take out I was using.“I'll have you know, I am a pretty damn good cook, huh Honey?” Carrie smiled, “Oh Yeah. He actually is. I was very surprised. Jarheads usually know only a couple of things. Walk, March, shoot guns and eat.” then laughed. “Nice Squid. Real Nice”Katie then asked, “Mom? What's a Jarhead?” which made us all start busting out in laughter.“Well Pumpkin, it's like this. See a Marine is a very special person. He, or she, is the very best and people in the other services are very jealous of us. So they call us very derogatory names, to make them feel better about the lowly service they belong too, like the Navy. Squids are so jealous.” then laughed.Carrie was rolling her eyes, then said “Dream on Jarhead. We are just smart enough to stay on a boat, while you get all the crap jobs on land. But, I still love ya.”Once home and lying in bed, Carrie told what a great day she had. She just loves my sister and feels rather close to her. She also said she was so glad that they even accepted Jenny and Alan. I told her that I was glad that they have accepted her as well, and that spending the day with her and Jenny, and Alan's family made this pretty special to me.“Carrie. I don't want any secrets between us, so I need to tell you this.” “Uh Oh” was her response. “It's not bad, not bad at all. Alan is going to come ask you for permission to marry Jenny”Carrie got to her knees, “Really? When? Oh my God. I knew that they would do this.”“Not sure when he is going to ask you, but I do know it is Christmas time he asking her. He's pretty much laid out his life and how he sees it, and he does have a good head on his shoulders. He said they would wait until Jenny graduates in a year and a half.”Carrie was still on her knees, but crying now. “I am so happy for them. Jenny wants to marry him, that I am sure of. She loves him as much as I love you. I just told her when the time comes, be smart, and wait on having kids. Enjoy being a couple, because once kids come, it's whole new ballgame.”“Now you better act surprised about this. He is so scared of what you may say.”“I will. I promise. He has nothing to fear from me, it's gonna be a YES”, then leaned down and kissed me. That kiss turn into a hot, passionate kiss, which led to a love making session. Can't wait to see what she is like when I ask her the same thing.Chapter 23.The next morning Carrie was up and out the door by 7am. I knew I had most of the day to myself, so I got dressed and headed over to my place. Alan and I were to meet at the jewelers around noon.Alan was right on time as we entered the building, which was in one of those strip style shopping centers. My friend, John, was behind the counter when he saw me walk in. After a few good minutes of catching up he directed us to the engagement ring area . Alan stated he had $1200 to spend. John showed him quite a few rings in that price range. He was looking for a pear shaped style. I saw one that was one carat and asked the price. John said he could let that one go for $1800. Alan said it looked great, but he couldn't afford it.“Do you think Jenny would like it?” “Yeah. She's love that.” he said. “Well then, get it. I'll make up the difference. My future stepdaughter should have the best.” “Mark. I promise to repay you as quick as I can.” “You pay me when you can afford too, and nothing sooner. We'll be family for many years to come.”Then John directed me to this one ring. It was marquis shaped with 6 small diamonds around it. It just screamed Carrie to me. It was set in a platinum band, which I already knew she liked. It wasn't to pretentious, or gaudy. John said I could have that one for five grand , normally $6500 for it. He said it was a size 8, but I am not sure of her size. He said, no matter, just bring it in after I give it to her and he would resize it, unless I could find out her size. I chuckled to myself, and thought, I should call her ex and ask.After leaving there, we grabbed a sandwich and beer at this one bar and grill I knew. Then headed over to my house to see about flights to Florida. Alan was so excited, and kept thanking me over and over. I knew now the kid's father had very little to do with him, since the divorce. He's been gone from their lives for almost 12 years now. So this felt pretty good, acting like a father figure to him. Kids coming out of boot camp are kind of like this. They look up to the sergeants when you get them in your platoon. So I know the look all too well, except I'm not going to yell at this one.Once at my house, we went online and found a flight, non-stop to Pensacola, that got us there by 10am, and then one returning at 2:30, arriving back here at 5pm. Before I made the purchase, I called Connie. She had given me her cell number before they left back in October.After the obligatory how are you's and how's Carrie. I told her my plan. I really wanted to surprise them both, but had to make sure they would be home that day. It would have sucked to fly down and find they were gone.“Oh Mark. You are such a good man. John will be so happy you did this. I know he likes and respects you. He has been hoping you would do something like this, marrying his little girl. But to fly all the way down here to ask his permission, well, you'll be at the top of his list. You already are on mine. I promise I won't say a word either.”We hung up after that, and I hit the button to buy the tickets. I didn't tell Connie about Alan coming or his question too. That should make the old man really feel good. Tickets for both of us, just set me back a grand, but it was worth it. I told Alan this one is on me, which he protested too, but I told him tough, get over it.Later that night, while in my bed, Carrie told me about her day with Ann, and shopping. She said she thinks this will be the best Christmas ever for her. Ann told her what she thought I needed and clothes sizes and such. I can just imagine what Ann helped her pick out. I got to admit, when it comes to clothes for me, Ann knew what I liked.Since that few days back in October, when I thought she wanted to call this whole thing off, we have grown closer. Although we are not in our early twenties, we still made love quite a bit. Four or five times a week. But just going to bed with her and waking in the morning and see her next to me, was like heaven. I could care less about the sex actually. That was the bonus. Great thing too, is that she loves sex and on the weekends, it was two or three times a day, unless her monthly friend showed up, but even then, when it first starts, she isn't opposed to doing it in the shower. That has happened twice since we started.Weekends too, was when naughty Carrie comes to play. She is very boisterous, and loves talking dirty. She is always a lady outside of the home, but inside, she gets down right slutty. One evening I let her tie me up to the post of my bed. She teased quite a bit that night. 69ing with me, but having her sex hover above my face, where I couldn't reach it. While she played with my cock. Then she'd lower herself down to let me lick her for about thirty seconds, then pull away again. It drove me insane with lust. When she finally turned around and lowered herself onto me, she rode me like a bull. The whole time asking me how her cunt felt and did I want to cum, and things like that. It was fun and adventurous for us, and we both love it. I really think she has a Domme side to her, deep down.Chapter 24.A few nights before Alan and I took off to Florida, I fibbed a bit and told Carrie that on Friday I was going to help Brad close up their cabin, that he and Ann have by a lake near us. Ann knew of my plans and was willing to go along with it. I told her that Alan was going to help too and that we should be back by 6 that evening. Since the cabin is only 20 minutes from the airport, I was going to swing by before our flight, and move a few chairs on the porch, to a shed he had. That way, I really didn't lie. I hate lying to her.We arrived in Florida about ten minutes early, which was good. I rented a car and was at John and Connie's in no time, thanks to GPS. The look on John's face was priceless when he opened the door and saw both of us standing there. Of course, he thought something was wrong.“What in the world are you two doing down here? Are the girls  okay?”I laughed and said all is fine with them. He let us in and we took a seat on the couch. “Well? What's up. You didn't fly down here for your health.”“John. Connie. I came down here to ask permission to marry your daughter.”“You flew down here just to ask that? What the hell, you could have called on the phone and saved time and money Shitbird.”“No John. You deserve more respect than that. If I am doing this, I want to do it right. So, do I have your permission?”He looked at Connie, who shook her head yes, then said, “Mark. I would be proud to call you my son in law. I may seem gruff at times, but I do like you and respect you, and I know you will treat my daughter good, which is all I can ask for. Connie and I want only the best for her, and Jenny too. So yes, you have our permission.”We shook hands and he actually gave me a hug, and of course Connie did too. Then John asked,“Did you need a wingman, bringing Alan down with you?”“No sir”, Alan said. “I would like permission too, to ask your granddaughter to be my wife.”“Jesus H. Christ. Both of you? Well son, are you sure you are ready for a step like this. That is one person I never want to see hurt, besides my wife and daughter.”“Sir. I have never been so sure of anything in my life. I graduate in May and have a job already lined up and Jenny graduates the following year, and then we would marry.”After looking at his wife again, who stood there smiling, he spoke, “Then I guess I see no point in denying you her hand. Promise me you will always take care of her and love her with all your heart, like we do.”“I promise Mr. Reynolds, I swear.” He chuckled, “I bet you were as nervous as a cat in a room full of rocking chairs to ask me this. Both of you clowns, so help me God, if you ever hurt those girls, I will hunt you down and hurt you real bad, and if I am too old, I still know people who can do it. You know the last one Carrie was with, the asshole, the best I could do is have him shipped to San Diego. I wanted to have him put on that team in the Aleutians (Alaska), but the CO thought that would not be a good fit for that team.”We stayed and had lunch with them, then got back to the airport with plenty of time. We did ask if they could come up for Christmas. They had plans for a few days later that week, but said they would be up on Christmas Eve, which I thought was perfect. We also planned on surprising the girls with their presence , that evening at my house since I was cooking dinner that night. John did make a crack about eating before he got there, in case my meal sucked.I got to Carrie's around 6:30, and we went to eat, then to my place. We just cuddled on the couch that night, then went to bed. I was pretty tired, and she completely understood, so we just fell asleep in each other's arms.The next day, we met Jenny and Alan back at Carrie's and headed over to this tree farm to cut down two Christmas tree's They take you out on a wagon, then when you find and cut it down, pick you up and bring you back to the Chalet, where you pay. The four of us had a great time and Carrie, and Jenny were giddy most of the day. I dropped the kids off at Carrie's and helped put the tree in its stand. Jenny was going to start decorating it, while Carrie and I did the same at my place. This is the first tree I have decorated in over twenty years. I was usually never home for the holidays, or if I was, it was for a few days and it was spent with mom and Ann.It took most of the afternoon and part of the evening to string lights and attach the antique ornaments my grandmother had at the house. Carrie did run out to the store and bought ribbon and bows, and some garland too. While we did this, she had Christmas music playing in the background and I had a fire lit in the fireplace. What was real nice, was that it was now snowing some. Not heavy, but a nice downfall, just like you would see in any Christmas movie.We were both dressed in jeans and sweaters, but she looks a lot cuter than I do, in hers. After we finished and ate delivered pizza, we retired to the couch, which faces the fireplace, and the tree, all lit up, standing in the corner by it. Carrie sat next to me, sipping wine, with her legs curled under her. We talked about what we needed to get for people. I had told her I wasn't sure what to get Ann and Brad, or even Jenny and Alan. I did buy the kids laptops for each of them. Ann had only one computer, which they all shared, so this would help out in that department. I know Ann and Brad were going to buy Kyle a used truck, for when he passed his driver's license test. He was taking the driver's ed course now.Carrie said she would help with Ann and Brad, but I didn't need to get Jenny anything. I told her to stop there. She is part of you and she deserves presents as well. Carrie did tell me she is going to get Jenny a car, after the first of the year. Right now, she didn't have one, but she was taking an internship at this one accounting agency, and needed one for that. Then we started kissing, which led to more kissing. I stopped, and got up.“Hold that thought”, I said. Then went to the back closet and pulled out my sleeping bag. I came back in and unrolled it, and unzipped it. I laid it out over the oval rug in front of the fireplace and went and took her by the hand and had her stand up.“Umm, I like how you think Mr. Roberts.” I slowly removed her sweater, then her bra. Of course I had to suck her tits a few times, before unbuttoning her jeans and slowly peeled them down, exposing her black thong. With me now on my knees, I used my teeth to pull her thongs down, and when they hit the floor, she stepped out of them. I didn't even bother with her socks. Now naked, I leaned in and lightly licked her sex, tasting her juices that she was already emitting. God, I love how she taste.She pulled me up then and pulled my sweater over my head and then my t-shirt. She now got on her knees and removed my jeans and then my boxers. When my engorged member sprung free, she licked it a few times, especially on the tip. “Yummy” she said.I had her lay on the sleeping bag, and she readily spread her legs for me, letting me gaze at her beauty. The Christmas lights, and the glow of the fire made her especially beautiful. I wasted little time in going down on her. I wanted her to orgasm in my mouth. I needed to taste her. I stayed down there for a long while. Bringing her off two times, before I kissed my way back up to her mouth, stopping along the way to such each tit into my mouth, which I knew she loved having done.As I kissed her passionately, I made sure my weight was not fully on her, and my hardened member lay at her opening, ready to enter paradise. Her hips gyrated below me, trying hard to have me enter her.“Baby. Please put it in. I need you so bad. I love you”I too, couldn't wait any longer and slid in. Once I was fully in, we both moaned out. We then proceeded to make slow love to one another. We had no rush to this, just two people, deeply in love, joined together, making us one. I have no idea how long we made love for, but it had to have lasted at least a good fifteen minutes. We were lost in each other, until Carrie finally moaned out “Oh God, I'm cumming Baby.” I didn't last too much longer and started shooting my seed deep within her. “I love you baby.” I said as I was cumming.After we calmed a bit, I noticed I was still hard and rolled us over so she was on top. I looked at her, as she sat up. The firelight danced over her skin. She looked incredible to me. “My God Baby, you look so beautiful” I said. “You are beautiful Mark. I love you so much. This is going to be the best holiday ever.” I smiled, and thought, “If you only knew my Love”Chapter 25.The next two weeks flew by. I had talked with Connie a couple of times. She said she told Carrie that they were going to New Orleans to visit with friends down there, from their Navy days. Carrie was a little bummed, but understood. Connie said their flight got in at 4pm that day. Jenny was going to pick them up and bring them over a little past 7, on that evening, along with Alan's mom. Ann was going to meet them out front, so they could follow her up the drive, without lights on. Very clandestine like. I had told Ann to wait until I turned the kitchen and dining room lights out, before sneaking in the back door, and to stay in the dining room until I actually proposed to Carrie. God I was nervous now. This to me, was the biggest leap of faith I would ever take in my life.Carrie came over around 5, on Christmas Eve. She was wearing this beautiful red dress that made her look like a Goddess. Had no one been coming over, I would have taken her then and there.“My God. You are more beautiful than I have ever seen you Ms. Reynolds.” I told her. She smiled and said, “You are just biased, and you want to get into my panties JH. Thank You though. Compliments are always welcome. I love you.”She helped me prepare the rest of dinner. We were having Standing Prime Rib, mashed potatoes, rolls, gravy, and a bean casserole that Carrie prepared. We then set the table for 8, on the dining room table. This table was big enough to feed a platoon on. Everything was almost ready.It was now just coming on 7pm. The roast was done and I removed it from the oven, to let it sit a while before carving. Carrie was standing near me, sipping a glass of wine. I reached the light switch and turned it off, and then walked into the dining room and did the same there. The only light was from the tree and fireplace.I went to the stereo and put on Carrie's favorite artist, Shania Twain. I took Carrie's hand and led her to the middle of the living room, as the music started. I took her glass and set it down, then pulled her into my arms and started to dance to “From This Moment On”As we danced, I made sure her head was not turned so she could see into the dining room. Towards the end of the dance I softly sang the lyrics to her.You're the reason I believe in loveAnd you're the answer to my prayers from up aboveAll we need is just the two of usMy dreams came true because of youFrom this moment as long as I liveI will love you, I promise you thisThere is nothing I wouldn't giveFrom this momentI will love you as long as I liveFrom this moment on.As the music started to end, I looked into her eyes, which were now glazed over with tears, and got to my knee. With her one hand in my, I looked up at her, then reached into my sport coat, and pulled out the ring.“Carolyn Ann. I love you more than life itself, and like the lyrics said, I can't wait to start living my life with you. Would you do me the honor and be my wife, and I your husband?”Her whole body tremble as I awaited her answer. “Oh My God Sweetheart, Yes”I stood and pulled her into me and we kissed a long and very passionate kiss. Just then, our combined family's started clapping and cheering. Carrie broke the kiss and saw her mom and dad coming towards us, with Jenny and Alan, then Ann and her family.Carrie broke from me and ran to her mom and hugged her tight, then her dad. She was now full out crying, and since she yes, it must be from joy. Connie then hugged me and told me how beautiful that scene just was. Jenny and Carrie were hugging and crying together now. Brad and Alan both shook my hand. Ann went up and hugged Carrie and welcomed her to the family, then she came to me.“Brother. You sometimes shock the hell out of me. I never knew you could be this romantic” Then kissed me and told me she loves me and I better take care of that woman, always.John finally came over to me, “Mark. Never in a million years would I have thought I'd be calling you son. But you know what, I am glad I am. You are the type of man I would want for a son. Welcome aboard to our family Son.” then hugged me. I could have sworn I saw a tear in his eye.Dinner was excellent and everyone was in a very festive mood. Carrie made a toast, after saying grace before dinner. “To the best Christmas ever. To Ann and Brad, and the kids, I am so grateful to be part of your lives now. You have made me feel part of your family since the day I met you. To you, mom and dad, and you Jenny, for always being there for me and teaching what love really is, so I can now share that with my future husband Mark, who I plan on growing very old with. I love you all”After dinner, the girls shooed us away and told us to relax while they did the dishes. Connie said it was only fair, since I did the cooking. It was well past 9pm when we were all together in the living room. Carrie and I already decided we would open our gifts the next morning, at her place with Jenny and Alan, and now her dad and mom. But we still had to exchange gifts with Ann and the family.Carrie handed out our gifts to them. To Ann, Carrie picked out a couple of sweaters and we got her a $200 visa gift card, so she could buy what she wanted for herself. We got Brad a new fishing reel and a $200 visa gift card. The gift cards were in a Christmas card signed Mark and Carrie. The kids each got a laptop and $100 gift cards. When they opened the cards, their mom asked what was written. Of course they could care less about what was written but said it was from “Uncle Mark and Aunt Carrie” I had signed all of the cards, but Carrie had no idea I wrote that. She squeezed my hand tightly then.Alan and Jenny were sitting by the tree and had opened their presents from my sister. Then Alan reached around the tree and produced a box, and handed it to Jenny. “Please open this Honey.”Jenny was now sort of kneeling and slowly opened the box. Inside was a figurine of a bride. Around the head and neck, was the ring he bought a few weeks back. Jenny just Gasped. Alan was kneeling now too and took her hand.“I was going to wait until the morning, but I just can't. I want everyone to see and hear this. Jennifer Lynn, would you marry me and become my wife and the mother, someday, to our children”Jenny broke down and started crying, but finally said “Yes”, then actually tackled him and started kissing him. Jenny was over the moon now, as was Carrie and Connie, and Alan's mom. Lots of excitement this night, that's for sure. I went out to the fridge and took out 2 bottles of champagne that I had snuck in the back and opened them. With John's help, we gave everyone a glass, including the kids and toasted to a merry Christmas.Katie made me chuckle when she asked if Jenny was now their cousin. I said officially, no, not until Carrie and I marry, but yeah, she is. “Oh Cool. I don't have any girl cousins”, which made us all laugh.I was sitting in the one arm chair, and Carrie in my lap. Of course she had to wiggle her ass a few times, which wasn't the best thing to do, because Mr. happy liked the attention and started to rise. I whispered in her ear, “Keep it up and I'll take you upstairs and take care of this problem I am having.” She giggled and said, “Promises. Promises”Then Carrie asked, “Mark. Did you ask my dad for permission?” I just smiled and said, “Oh Yeah. I'm not that dumb. Actually. Remember two weeks ago when I was helping Brad at the cabin?” she nodded, “Well, Alan and I did go there at 5:30am. I can see Alan is not the type that likes getting up at Oh Dark Thirty either, but, we did go over there. Moved three things to the shed, then left for the airport. We flew down to Florida, got to your parents by 11, had lunch, asked Chief and your mom for their blessings, then back up here by 5 that evening, and you two fine ladies weren't the wiser. So before you say anything, we did not lie, but did not disclose our whole agenda. No way could I lie to you Babe.”John was laughing as I was recounting that day. “Oh yeah, I open the door to find these two Shitbirds. My first thought was something happened to one of you, but then Mark sorted it out for me. Connie already knew he was coming. But I'll tell you. I couldn't ask for two finer men to take care of my girls, than these two.After that, everyone started to leave. We told them we'd be over in the morning, and to not open stuff without us there. As soon as we saw the lights of their cars fade away, Carrie turned off the lights and pulled me upstairs.Carrie turned on the lamp, next to the bed, then turned off the overhead lights. She seductively stripped down for me, and I just stood there in amazement. Once naked, she stood there. So I stripped as well. Not as seductive as she had done, but still slow. I stood a foot away from here and she took both of my hands in hers.She smiled at me, “Baby, you have no idea how lucky I feel and so loved right now. What you see in front of you, is yours, until the day we die. I am all yours.”I smiled at her then, and said, “Babe. For the life of me, I don't know how I ever got as lucky to be with a beautiful person, as you are. I don't mean just in looks, but the whole essence of you. You are my life, and no one will ever come between us. I Love you Carrie”She led me to the bed and we lay beside each other. Her newly ringed hand reached around the shaft of my member and held it gently. “I love this ring Baby. And, quite frankly, it looks really good right now. When did you know you wanted to marry me?”My eyes looked into hers, “Honestly, I wish I could say that first kiss on Whiteface Mountain. But it wasn't then. I knew at that point I had a shot with you though. But, it was the night I made you dinner and drew your bath. I knew then, when you said I love you back to me, that this was it. And, it's gotten better every day since.”She crawled up on top of me, and without any help from our hands, slipped my hard member into her waiting sex. Looking up at her, after we both moaned, “When did you know this was real for us?”“When we kissed on that rock. There was just something about it. But when we made love that Saturday night in the cabin and professed our love to each other. I knew in my heart then. But finally, when you stuck by me, with that stupid ordeal back in October, I knew this man was it.”“Baby, there was no way I was walking away from you. Not then , not ever. Were you surprised this happened tonight?” I asked.She grinned, “Yes and no. I thought maybe tomorrow, and if not then, then Valentine's Day. But tonight threw me. But picking one of my favorite songs to dance too, then asking me then, well it made me speechless. Then to have our whole family here too. You made this the best Christmas I have ever had.”Carrie started pumping up and down on me now. She didn't want to talk anymore. She wanted to complete our love making. It really did not take us long either. Throughout the whole time, our lips were locked together, until we were both ready to cum.“Oh God Baby. I have to cum” I spoke out loudly. “Cum Baby. Give me it all. I Love You Mark”I started cumming deep inside her, and about half way through, she started cumming. My hands were holding her ass as she did. I could feel goosebumps on her cheeks, as she let loose with her orgasm. It was very powerful too. Her whole body was wiggling around as our orgasms continued.We kissed one last time, then both told each other I love you. I wouldn't let her leave me though and she settled in on top of me and we both fell asleep.Chapter 26.Christmas Day saw us going all over the place. First, I took Carrie out to the barn out back. Inside was my old 93 Ford Mustang Boss. I bought this right after boot camp. It was rarity that I got to drive it much. Sometimes, six months would elapse before it got driven. The most use I got out of it was when I was stationed at Quantico. When I moved back here, after getting out, I bought my truck. So this car just sits, except for an occasional spin. It's silver with black interior, and has the 5 liter engine, which is a small V8. The only enhancement it has, is a new radio that has Bluetooth for the phone. It is in mint condition and only has 22,000 miles on it.Carrie asked where did I get this. So I told her about its history. Then I told her I was going to give this to Jenny. “Oh My God Mark. You can't do that. This is an antique, isn't it?”“No. Not yet. Couple of more years. But she needs a car and I never use it. So why not let someone, who I happen to like and is going to be my daughter one day, have it.”“You amaze me JH. You don't have a selfish bone in your body. And you are right, she is going to have you for a father one day. I know she likes that idea too. The ex was never really close with her in the first place, and when I kicked him out, he has never even tried to contact her. Just be patient with her and love her Mark. That's all I ask.”I knew I was going to do this too, after Carrie said she had to buy a car for her. So I had it checked out at the garage I go too, and had new tires put on it. So it was good to go. She'll just have to watch driving in snow. Rear wheel drive and snow don't always mix well.When we arrived that morning, everyone was up. Connie had made cinnamon buns and coffee, which we all enjoyed, while opening presents. After all the presents were opened, I handed Jenny a small gift bag. “From us” I said. Her eyes got real big when she saw they keys. Then ran to the front door and opened it. When she saw the car, she squealed with excitement. This girl was in a fuzzy robe and put on sneakers and ran out to it. Then came back inside and ran up to me and hugged me.“Thank You so much Mark” then planted kisses all over my cheeks. Then she thanked her mom. I told her it was hers to use and to be careful with it. I then told her we would help with insurance and stuff like that. But it is her responsibility to maintain it. “You guys are the best. Come Papa. let me show you my new car.” she said. Jenny, Alan, and John trudged out into the cold. I told Connie that the car is old, but nowhere near the mileage that the old Seadog has on him. Connie winked at me and said, “You know Mark. I think you are going to make one great father.”That New Year's Eve, we were invited to a couple of parties, but we begged off and stayed home. We made dinner together. Watched some movies, then made love at midnight. We did talk about Carrie moving in here, with me. She readily agreed, and two weeks later, she moved in. Jenny and Alan moved into her condo. All Carrie asked of them was to make sure no babies were produced yet. At some point, once the kids were established, and found their own place after they were married, she would sell the condo. Luckily for us, this was not a drain on finances. She made almost $100 grand a year at her job and mine was bringing in almost double that, and this house was paid for.We did settle down and bought new furniture for all over. I let that up to her, and Ann helped out. Those two become thick as thieves. If I was to ever argue with Carrie, I'd never win, but we never argue. We do discuss stuff and come to common ground. One thing was constant though, and that was our love making. I made sure we had at least one date night a week, and I always try to be romantic.The first weekend in October, Carrie and I married. When Carrie got married the first time, it was in front of a judge. So she never had a real wedding, and, her parents weren't there for it, depriving her dad the chance to give her away.The one thing she did ask me to wear was my dress blues. I had to check to make sure that I was still allowed, and found out that it was  okay for that. I had to bring that out of mothballs. I even had the sword. MY uni had 5 gold service stripes indicating 20 years, plus a lot of ribbons and medals on the pocket area.John too, wore his dress blues, or winter uniform. Now he had 9 gold sleeve stripes, since he was just shy of 40 years in. His front pocket area had to weigh a ton with all the service ribbons and medals. He wore blue, so he wouldn't upstage his daughter, in her white dress.Seeing her come down the aisle, with her father, was one of the best days of my life. She was radiant and so beautiful. She picked From This Moment On as her entrance song, instead of the traditional wedding march. Jenny served as her maid of honor, and Brad served as my best man. Alan and Ann were in it as well, as was Kyle and Katie. We both have a small circle of friends, and limited family, so the reception wasn't really big, maybe 50 people in all, but we all had a great time. We spent our first night of the honeymoon, in my uncle's cabin, after climbing up Whiteface Mountain and kissed on that very same rock, where we did the first time.I do remember, as I stood there, at the altar, holding Carrie's hands and was reciting her vows to me, all I thought was,“All this, because I bumped into a this beautiful woman at the ranger's station, who just happened to be a bit clumsy and sprain her ankle later, on a path near the cabin I was staying at. Life is good.”by T. Foxal.

July 29, 2025 ~ Steve Dolunt joins Kevin after a manhunt continues in Arkansas after a couple was killed in a state park.

Robach and Holmes cover the latest news headlines and entertainment updates and give perspective on current events in their daily “Morning Run.”See omnystudio.com/listener for privacy information.

Amy and T.J. have the latest details from Northwest Arkansas as State Police continue to search for a man who attacked and killed a couple hiking with their two young daughters. The family of Clinton and Cristen Brink say the couple died heroes, protecting their little girls, and they deserve justice. See omnystudio.com/listener for privacy information.

Today we have a guest coming on the show for the second time. He was on about 3 years ago after he paid off his student loans. Today he is back to celebrate paying off his wife's student loans, as well as becoming a Millionaire. He said it has been surprising how easy it has been to reach these milestones. They have their priorities set, a written financial plan in place, a mission statement for their family and they have stuck to all of them. After the interview we are talking about geographic arbitrage. Mortar Group is a premier real estate investment firm focused on multifamily properties in both ground up and value add projects in the competitive markets of New York City since early 2000s. With over $300 million in assets under management and over 30 investments since inception, their fully integrated firm model allows Mortar to maximize efficiency and value across their investments in these niche markets. Mortar leverages over two decades of experience in architecture, development and asset management in their projects to build value and minimize risk for investors. Invest in tax efficient, high return, risk adjusted strategies with Mortar Group at https://whitecoatinvestor.com/mortar. The White Coat Investor has been helping doctors, dentists, and other high-income professionals with their money since 2011. Our free personal finance resource covers an array of topics including how to use your retirement accounts, getting a doctor mortgage loan, how to manage your student loans, buying physician disability and malpractice insurance, asset allocation & asset location, how to invest in real estate, and so much more. We will help you learn how to manage your finances like a pro so you can stop worrying about money and start living your best life. If you're a high-income professional and ready to get a "fair shake" on Wall Street, The White Coat Investor is for you! Have you achieved a Milestone? You can be on the Milestones to Millionaire Podcast too! Apply here: https://whitecoatinvestor.com/milestones  Find 1000's of written articles on the blog: https://www.whitecoatinvestor.com  Our YouTube channel if you prefer watching videos to learn: https://www.whitecoatinvestor.com/youtube  Student Loan Advice for all your student loan needs: https://studentloanadvice.com  Join the community on Facebook: https://www.facebook.com/thewhitecoatinvestor  Join the community on Twitter: https://twitter.com/WCInvestor  Join the community on Instagram: https://www.instagram.com/thewhitecoatinvestor  Join the community on Reddit: https://www.reddit.com/r/whitecoatinvestor  Learn faster with our Online Courses: https://whitecoatinvestor.teachable.com  Sign up for our Newsletter here: https://www.whitecoatinvestor.com/free-monthly-newsletter 

Amy and T.J. have the latest details from Northwest Arkansas as State Police continue to search for a man who attacked and killed a couple hiking with their two young daughters. The family of Clinton and Cristen Brink say the couple died heroes, protecting their little girls, and they deserve justice. See omnystudio.com/listener for privacy information.

Robach and Holmes cover the latest news headlines and entertainment updates and give perspective on current events in their daily “Morning Run.”See omnystudio.com/listener for privacy information.

Robach and Holmes cover the latest news headlines and entertainment updates and give perspective on current events in their daily “Morning Run.”See omnystudio.com/listener for privacy information.

Amy and T.J. have the latest details from Northwest Arkansas as State Police continue to search for a man who attacked and killed a couple hiking with their two young daughters. The family of Clinton and Cristen Brink say the couple died heroes, protecting their little girls, and they deserve justice. See omnystudio.com/listener for privacy information.

Keith discusses the impact of inflation and interest rates on real estate investing, emphasizing passive income strategies.  He highlights the Florida housing market, noting a 26% increase in listings post-pandemic.  Investor and Florida homebuilder, Jim, joins this episode to explain the overbuilding in the emotional market versus the underbuilt workforce housing.  His company focuses on new construction in areas like Ocala, offering 40-year loans with 5.25% fixed rates, and boasting an average tenancy duration of over three years. They also provide two years of free property management and a 10-year builder warranty. Resources: Schedule a free strategy session with a GRE Investment Coach to evaluate the opportunity at GREinvestmentcoach.com Show Notes: GetRichEducation.com/564 For access to properties or free help with a GRE Investment Coach, start here: GREmarketplace.com GRE Free Investment Coaching: GREinvestmentcoach.com Get mortgage loans for investment property: RidgeLendingGroup.com or call 855-74-RIDGE  or e-mail: info@RidgeLendingGroup.com Invest with Freedom Family Investments.  You get paid first: Text FAMILY to 66866 Will you please leave a review for the show? I'd be grateful. Search “how to leave an Apple Podcasts review”  For advertising inquiries, visit: GetRichEducation.com/ad Best Financial Education: GetRichEducation.com Get our wealth-building newsletter free— text ‘GRE' to 66866 Our YouTube Channel: www.youtube.com/c/GetRichEducation Follow us on Instagram: @getricheducation Complete episode transcript:   Automatically Transcribed With Otter.ai    Keith Weinhold  0:01   welcome to GRE. I'm your host. Keith Weinhold, what control do you have over inflation and interest rates? Then, with the Florida housing oversupply and resultant attrition and price levels, wouldn't it be interesting to talk to a prominent Florida homebuilder? That's just what we do today on get rich education.   Speaker 1  0:27   Since 2014 the powerful get rich education podcast has created more passive income for people than nearly any other show in the world. This show teaches you how to earn strong returns from passive real estate investing in the best markets without losing your time being a flipper or landlord. Show Host Keith Weinhold writes for both Forbes and Rich Dad advisors and delivers a new show every week since 2014 there's been millions of listener downloads in 188 world nations. He has a list show guests and key top selling personal finance author Robert Kiyosaki, get rich education can be heard on every podcast platform, plus it has its own dedicated Apple and Android listener phone apps build wealth on the go with the get rich education podcast. Sign up now for the get rich education podcast, or visit get rich education.com   Speaker 2  1:12   You're listening to the show that has created more financial freedom than nearly any show in the world. This is get rich education.   Keith Weinhold  1:28   Welcome to GRE from coral, Illinois to Cape Coral, Florida and across 180 nations worldwide. I'm Keith weinholden. You are inside for another wealth building week. This is get rich education, the voice of real estate investing since 2014 with inflation on the upswing and is currently approaching 3% again, the formula is small. Down payment. Bank buys you the house. Tenants pay down the loan. Property Manager handles nearly everything. You collect cash every month. Inflation builds you massive wealth, and that's real estate, all right. And no one really knows what's going to happen with inflation and interest rates, those two positively correlated indicators, but at times we have an illustrious guest that will make a prediction. And GRE episode 224, from January of 2019 has been getting some attention lately. That's back when interest rates of all types were really low, and when I interviewed legendary investor Jim Rogers in Singapore, listen in to what he told you, and I on that episode, then   Speaker 3  2:49   you ask me, we're now headed up again, and interest rates are going to go go much, much, much higher over the next few decades, and it's going to ruin a lot of people. I hope none of your listeners get ruined. I hope I don't get ruined, but rising interest rates are here for a long time. Keith, be worried. Be careful.   Keith Weinhold  3:08   Yeah, some real Jim Rogers prescience there in Episode 224 he has seen some cycles. Now as investors, we've got regional phenomena and national phenomenon mortgage rates. They're a national one, because more or less, whenever you finance property anywhere in the nation, your rate is going to be the same nationwide. Perhaps you feel then like you don't have any control over your mortgage rate. Well, I've got two points to that. First, understand that today, mortgage spreads are almost back to normal. Now, what does that mean? Mortgage spreads from listening to the show, you probably know that the mortgage rate you pay is dictated more on the level of bond yields than it is the Fed funds rate that your own Powell controls. Well, 30 year mortgage rates are historically almost 2% above the bond yield, meaning they're 2% above the yield on the 10 year T note, okay, that's the bond yield. The spread was recently above 3% now it is down to about two and a half. To be clear, mortgage rates are now just about two and a half percent above bond yields in this narrowing, that means there's more investor confidence in the mortgage market, and that suggests that lenders are willing to offer loans at competitive rates without succumbing to volatility. So lenders are less concerned about the risk of you quickly refinancing out of the loan that they just worked to make for you, the translation is that this opens the door to make it easier for mortgage rates to fall to 6% and they've been nearly seven for a while. Though I don't predict rates. I'm speaking about probabilities here. Now some people want to lock up property before rates fall, because when rates fall, many think home prices will surge because more people can afford property than higher demand. And I think we all know that the conventional wisdom is to lock in your price now and then if rates fall, you refinance. Conversely, if rates go higher, well then you'll be glad you bought today when rates were lower. But today we're talking about how you can really control the mortgage rate you pay when you work with a builder that won't only see that your mortgage rate gets bought down, they'll ensure that they are the ones paying for the pie down, not you. That's key, as we talked to a home builder in Florida today, a state that makes headlines for being overbuilt, it's a case study in how a market gets to an overbuilt condition, or does it really get overbuilt? It depends on this segment of the real estate market that you're focused on as an investor, as you'll see today, let's meet this week's guest.    Keith Weinhold  6:05   I'd like to welcome Jim onto the show today. He's one of the founding partners of a prominent Florida home builder. They built over 9000 residences, and they have 120 plus full time employees, and it's been such an interesting time in Florida home building and the real estate market, so that's why we're chatting today. Hey Jim, welcome onto the show. Keith, great to be back. Thanks for having me. Let's talk about the problem statewide. Florida has about 26% more listings, more available housing inventory, as compared to pre pandemic levels. That's created some problems, some price attrition. Talk about, why did Florida get over built? Or are they not truly overbuilt when we segment that by product type.   Jim Sheils  7:02   Well, like you said, Keith, product type is really important to decipher here, because it does help dissect the problem a little more clearly. There's a lot of different markets happening, but two of the main things that I've seen that have caused the softening of certain segments of the market is one insurance if you are buying a 1957 home in southwest Florida, a few blocks from the beach, it is possible that your insurance has gone up four to five times. Yeah, the annual thing. So that is going to really start to shake people who own those properties. They're going to feel a little triggered to sell, and it's going to be more difficult to sell, because if you have an agent go and show that property and they ask for a good faith estimate from a lender, and they say, Well, what's your current insurance? That can really scare people. So that type of property normally properties older before 2004 when the rules changed, with higher insurance, that can change it. The second thing is, the emotional market always seems to take a hit, Keith, and I've heard you talk about this before. Now, the emotional market that I talk about is we have our median value in any of the real estate markets, right? And you go about 25% above the median, maybe 30% above the median values. That's what I call the emotional market. These are the really nice houses that are fun to visit. You know, nice to stay in, nice to live in, but they are emotional. This is an emotional market. The cash flow numbers have never worked. They're not on the ultra high end that those people normally own cash and they don't really care the fluctuation. It's that level above the median where I see the emotional market really take the hit, because when the emotion comes out, while the people it's harder to sell to find the buyers, especially with the rates jumping the way that they have over the last two years, there's not the ability to sit back and say, Well, you know what, Keith, I'm just going to hold this and rent it, because their negative position, their negative cash flow every month, begins to sink them quickly, and so that's where you see that pressure downward on that emotional market. If that makes any sense.   Keith Weinhold  9:06   did Florida really get ahead of itself with the increase in pandemic migration? Was there more building because they projected that high migration rate to continue, and it just didn't. Is that why areas of Florida are overbuilt.   Jim Sheils  9:22   What I believe happened was the migration was there, Keith, but again, you have to look at the sectors of the market. Now, when you're looking at a large national home builder, their goal is to sell the property with the greatest profit spread. It's just that simple, and those are the properties when times are good and times are hot, this emotional market, you know, 20, 30% above the median value for an area that's a very easy time to promote and to sell those types of properties and make the best spread for them. And so, yes, in that area, they got ahead of themselves, because it was easy to market to, easy to promote to. And again. In. Some people untrained investors, or people just emotional and saying, Well, I'm gonna have a second home in Florida, and I'll get there more often than I think I will. That causes that issue now, but going to the lower segment, like the workforce housing, like you and I have talked about, well, that has been underprepared for the migration and affordability. That is my word of the year, affordability, the affordable housing, the workforce housing. When you look at the stats, I think it was last year we found the stat that for every 25 workforce housing, new construction workforce housing, there's 100 renters. And so the workforce housing has been underdeveloped, and why? You know, we're a niche builder. It's very rare for a builder like us to focus on workforce housing. That's not the focus of many of the larger builders. They're on that more emotional market. So that's where we focus. But with builders like us focusing on that, no one else that part of the market, Keith has been under supplied, actually in the last few years, because the net migration didn't need those emotional houses. They needed the workforce housing.   Keith Weinhold  11:05   This is a great distinction. We can look at a stat like there's 26% more available housing inventory in Florida statewide than there was pre pandemic, but you've got to parse that by product type, workforce housing, which you specialize in, including build to rent, housing has not been oversupplied, not nearly to that same extent. It could even be undersupplied, depending on where you're at. These are the properties that make the best long term income properties. I hope you the listener caught it there. Jim gave an important date. 2004 is a key year when there were changes to building codes, which results in what your insurance premiums are going to be. Tell us more about that.    Jim Sheils  11:50   Yeah, 2004 right through Punta Gorda, Florida, where we build now. There was Hurricane Charlie came through. My dad's cousin, I have actually lived there at the time. I mean, that place got decimated. Keith, it got absolutely decimated, and the government called timeout. They said, timeout. Okay, we got to stop this. New rules. Moving forward, we're going to change the structural design requirements. We're going to change the elevation requirements. This is the big one. So you know, back in the day, you and I, if we were back in 1962 in Fort Myers, Florida, we could build a house at two feet or three feet above sea level. Those days are gone. If you're going to build a property like going back to Punta Gordon, now today, you have to build it 13 to 14 feet above sea level. So that means builders like us got to bring in a lot of dirt, and we grumble and complain about it until a storm goes through and we have no flooding on any of our properties. But that was a requirement, then stronger fasteners and structural design, because they just didn't want that risk or this type of damage. And it's been interesting, because they've been two hurricanes, you know, since 2004 that have really gone right over the eye. The main power of the storm has gone through. Punta Gorda. I've actually showed this on some videos that we've done on YouTube, like the flyover the next day, and you would think, Oh, well, maybe there was like a strong wind that went through, because there's palm fronds down and some fencing, but the houses are intact, and it's because things had to be rebuilt to today's standards. So I always tell people, hey, you know, we'd love to help you get a house, but if you're just going down there to find a house, I would highly recommend you look at the elevation and look if your house was built before the year 2004 or after, because that is really when things started to change. Not that a house earlier might not have what you're looking for, but elevation is such a key component when you're near coastal areas in Florida, the elevation of your home.   Keith Weinhold  13:41   Is it that simple? Pre 2004 you're likely to pay substantially higher insurance premiums on your Florida property than you are if the build year was 2004 or later.   Jim Sheils  13:52   It's a main component, Keith, another component will be to that is, you know, how close are you to the beach? If you're within, you know, a half a mile of the beach that can have an on lower ground of an older property, those combinations for risk analysis for an insurance company will come up not in your favor, and so you have to put that into account too. Again, the further you move inland, especially the further you move north, and the further you move inland in Florida, the insurance premiums go down because the risk assessment of the last 100 Years of hurricanes has been so much dramatically lower of actually causing issue.   Keith Weinhold  14:29   We'll talk about the Florida areas that you build in later. But first, let's just pull back. Talk about statewide. How bad is it? How bad is it with the overbuilt condition in some segments of the residential market, and how that's led to price attrition, a lack of rent growth or rental occupancy rates that are hurt potentially. Can you speak to that? How bad is it now,   Jim Sheils  14:54   again, going to the segment of the emotional market, so we're talking 20 to 30% above the median. In price in an area that's going to be bad, that's where you're going to have to have downward pressure. You're going to have to your property may have appreciated Well, if you did in 2020, but you're not selling a peak pricing. You're going to have to come off your numbers a good amount, because there's not as many buyers. And also, you got to remember, coupled with that pricing coming down, it's also the interest rates we got pretty spoiled. You know, three and a half percent interest rates, two and a half percent interest rates for some homeowners, that's just not the norm now. So when you're going off those numbers, the affordability, the ability to make that payment, has really been affected. So that emotional market, I think we're going to see a continued softening in that and again, in that emotional market too. To what I saw was, and I own some short term rentals, and I like short term rentals, but what we saw there was a rush, like, almost like a California gold rush, here in Florida, to people coming in and buying what they consider a short term rental, which was not really desirable for short term rent. It could get a few people here and there, but they would buy it, this emotional market, and then the numbers wouldn't work out. Now that, as well, is starting to put pressure on people saying, Oh, I'm losing so much money every month. Let's just sell and again, that emotional market, that area, 20, 25% 30% above median value. That's where we're seeing that. So you're going to see some pressure downward of that, I'd say at least another 10% because there's already been a dip in some areas 15 to 20% so there has been a correction in those and I think we'll continue to see that until some of this stabilizes.    Keith Weinhold  16:32   Talk to us about how the rental segment's doing, statewide   Jim Sheils  16:36   rental, we saw a stagnation for about a year and a half to two years, and just in the last six months, we've seen an increase in some of our main markets here. Again, when I say they main markets here, I'm always speaking, because that's what we stick to, the workforce housing. So we've seen workforce housing some of our main central Florida markets and some of our Northeast markets go up another 50 to $100 which was great, because it was stagnant for about two years. About two years. And then you'll see a continued dip of probably, you know, 10 to 15% on some of that emotional market rentals, because now there's a rush to try to rent them, and again, there's not as much of a demand for that segment of the market.    Keith Weinhold  17:17   We're talking with a prominent Florida home builder about Florida's temporarily overbuilt residential housing type. We've already learned that 2004 is a key year for what your insurance rates are likely going to be. We've also learned about how you need to segment these residential housing markets between workforce housing and the emotional side of the market. You're listening to get rich education more when we come back on Florida real estate, I'm your host, Keith Weinhold.   Keith Weinhold  17:46   the same place where I get my own mortgage loans is where you can get yours. Ridge lending group and MLS, 42056, they provided our listeners with more loans than anyone because they specialize in income properties. They help you build a long term plan for growing your real estate empire with leverage. Start your pre qual and even chat with President Chaley Ridge personally while it's on your mind, start at Ridge lendinggroup.com that's Ridge lendinggroup.com.    Keith Weinhold  18:18   You know what's crazy, your bank is getting rich off of you, the average savings account pays less than 1% it's like laughable. Meanwhile, if your money isn't making at least 4% you're losing to inflation. That's why I started putting my own money into the FFI liquidity fund. It's super simple. Your cash can pull in up to 8% returns, and it compounds. It's not some high risk gamble like digital or AI stock trading. It's pretty low risk because they've got a 10 plus year track record of paying investors on time in full every time. I mean, I wouldn't be talking about it if I wasn't invested myself. You can invest as little is 25k and you keep earning until you decide you want your money back. No weird lockups or anything like that. So if you're like me and tired of your liquid funds just sitting there doing nothing, check it out. Text family tp 66866, to learn about freedom. Family investments, liquidity fund, again. Text family to 66866,   Kristen Tate  19:29   this is author Kristen Tate. Listen to get rich education with Keith Weinhold, and don't quit your Daydream. You   Keith Weinhold  19:46   welcome back to get rich education. Jim is with us, a prominent Florida home builder, and it's so interesting to talk to a home builder today because you think a Florida is overbuilding Ground Zero, even though, paradoxically. Nationally, we're still in a somewhat under built condition, where there's somewhat of a lack of available housing supply. Now, back on our April 28 show, exactly three months ago today, which I know that you listened to Jim, that show was titled, is Florida real estate doomed? And the short answer is no and I gave a number of reasons for that. You don't want to catch a falling knife as an investor. One prominent reason that Florida real estate is not doomed, and you're not catching a falling knife, and this is so close to being 100% predictable, is the fact that the growth is going to be there. It always has been in Florida, the in migration has been remarkable. If you go back and look at every census over about the last 200 years, since 1830 Florida has grown substantially every single census, oftentimes and usually at a rate greater than the national average. So in migration is almost certainly going to continue, which, over the long term, will put upward pressure on prices, upward pressure on rents, and help with rental occupancy as well. When you have a vacancy, that next incoming tenant is going to be there, I think that's about as close to predictable as it can possibly get. So talk to us more about the dynamics in Florida and the in migration.   Jim Sheils  21:26   It's funny, Keith, last year the net migration, and you can check through all the stats out there. The net migration number for Florida, that means more people, obviously coming in than leaving, and the surplus was just about 470,000 so we still have a growth of 470,000 and people have set up. Florida. Net migration is over. And I'm going, well, it was pretty superb during the pandemic, but to say it's over when it's about a half million up from last year, I think would be a misconception for at the very least. So we feel the people are still coming, and we're asking, what kind of housing do they need? Do they need that higher end, emotional market housing? Not what we're seeing, what they're needing is affordability. They're going to areas where there's still great job source, there's still great affordability, and that's what we look for. Where can we still build a new construction, single family home for under $300,000 and have great job source close by. That's one of the things that we look for. Also, where is there that under supply of that workforce housing? There are very key markets in Florida that you know about that we build in. We're saying, yeah, there's lots of stuff on the market up there, but there is no supply of this workforce housing. We're going to keep building. And as you know, we have not stopped building the last two years, when a lot of people have run for the sidelines because they weren't in our sector of the market.   Keith Weinhold  22:48   Of course, you're very strategic about where you build geographically. Talk to us about where those places are   Jim Sheils  22:54   right now. Keith, my pick of the year has been the greater Ocala region, and I know we've been working with a lot of GRE folks in that region. Couple of reasons why, still had the strongest migration of any area in the US. And you can look that up. U haul had it as number one destination place. This was when I say greater Ocala. I look at Ocala, citrus springs, Inverness, that central Florida area. You know, still in some of those markets, Keith, we're building homes for 200 60s, 270,000 that's new construction, and enabled to get great rent and great financing, which no we'll talk about. And the job source is remarkable right now. In fact, interesting statistic, Keith, I know you watch this closely. In Ocala, the median price of a home is just around 300,000 main Ocala, you can get cheaper when you go out to citrus springs and Inverness, down to the 260s 270s but the median family income is 72,000 and when you look at that, that is a very good affordability index. That's very high average family income compared to a low median price, and that's bringing in more jobs. That's bringing in more security. Couple that with Central Florida being one of the lowest hurricane risk zones in the state. It's the highest ground. It's the furthest inland, in fact, to ensure a single family home on average in that area, about $65 a month for full coverage, wow, for a duplex, $105 a month, full coverage. And that's the advantage of new construction buying in the right areas or low hurricane risk zone and great job source coming in. So my favorite market right now, Keith, is that Central Florida, Ocala, citrus springs, Inverness, that's where we're building. Oh, that's also when people say it's overbuilt. Well, no, because we know that we're actually building for a few of the big institutions that have way bigger analysis departments than we do, and they're seeing that it's so behind on housing that people are finally going in. It was kind of an overlooked market all through the pandemic for the most part, and now it's finally getting people's attention.   Keith Weinhold  24:58   A couple months ago. On the show, I shared how a close friend purchased a new build Ocala duplex through you, the rents he got were even a little higher than you projected, and his insurance premium is $694 again, this is for a duplex. I forget. I think the purchase price was 400 to 420k on this new build property.   Jim Sheils  25:23   Yeah. And it's funny when people, we have lots of investors coming from all over, but I was in California's, know, for years. And when people hear a quote like that, like that, you just said 650, $6 they think that's for the month. And I say, No, no, no, that's for the year. And again, that's the misconception now, but you could pick up and you could go to a coastal area again, like I said in a 1952 duplex built at two feet above sea level that's had hurricane issues before, and your insurance could be $8,000 a year. Yeah, that's where you have to really shop before you actually pull the trigger on property. What are the taxes? What are the insurance? I mean, this is going back to core play, core strategy, but it's something you really have to look at   Keith Weinhold  26:07   talk to us about the product types that you're offering, all new build, and what percent of single family, duplexes and larger   Jim Sheils  26:15   the main majority of what we're building right now is single family and duplex. The numbers work great. They're in high demand. You know, duplexes are a pretty interesting product, Keith, because you can put them in single family home neighborhoods, and, you know, families that couldn't normally rent, afford to rent a full house there, can avoid an apartment building, still feel like they have their own home and afford to be in that neighborhood. So I'd say 80% of what we're doing is a combination of single family home and duplexes, and then, as you know, we still are building some of our quads, our four unit buildings in some areas of northeast Florida, like Jacksonville,   Keith Weinhold  26:50   expenses have obviously been on the mind of real estate investors. More so since interest rates doubled to tripled in 2022 you're selling to investors. Investors need the numbers to work. Since they're not in the emotional market, we're in the market where we're looking at numbers, and that biggest expense, of course, is your mortgage principal and interest. So you found a way to deal with high insurance premiums, because on most or all of your properties that you sell to investors, those insurance premiums are excessively low. Talk to us about what you've done with the mortgage rates, for investors   Jim Sheils  27:27   it's such an important point here, Keith, I remember hearing a warren buffett thing years ago saying, Well, I'm not really in the real estate and that, but for me, when I look at it, a house is worth what it can rent for. And that always stuck with me being Warren Buffett, even though he's not heavily invested in real estate like we are. But for get his sage advice on that that's always stuck with me. So when you're getting a property, yes, you want to have fair price, but the terms around it that actually produce the cash flow, or what's the condition of the property, where is it? But then the other fundamental numbers, what is your insurance? What are your taxes? And then the final big thing is, if you're leveraging, which I encourage, what's your mortgage? And so as you know, we're probably as obsessed with financing as we are with building right, cuz that's our model. We gotta build right. We gotta finance right. So we're always looking for the most advantageous programs where we can team up with banks. They'll allow us to pay an abnormal amount of points, which means discount points that we will pay, not the buyer, we will pay for our buyers to get the rate the lowest and most advantageous. We don't like short term teaser loans, where your rate's going to adjust in 18 months or two years. We saw a lot of people get in trouble with that, at least I did back in the Oh 708, days. So we want long term financing and low interest that's going to produce a cash flow, even though it's new construction from day one. And so right now, our newest program, as you and I have been talking about very excited, is actually a 40 year loan. It's a 40 year loan. We're paying the rate down. Right now we're at five and a quarter. A few weeks ago is at 4.75 so it does fluctuate back and forth. But here's what's exciting, Keith, you're leveraging into a new construction property that has longevity and durability. The first 10 years. Interest only the next 30 years is a 30 year AM, 30 year fixed at five and a quarter. So when you start to do the numbers and go through it, we're almost doubling cash flow on our single family homes and duplexes for people in areas like Ocala, and that makes such a difference to getting them off on the right foot.    Keith Weinhold  29:32   This is a key distinction. Rather than focusing on slashing the price and your properties are already affordable, you buy down that rate by purchasing discount points to buy down that mortgage rate for the investor at the terms that you just described. Builders often like this more. They don't want to cut their prices, because that can become a comparable and lead to a downgrade in values. And investors actually like it more as well, because rather than discounting the price. A little more. It helps the investor more. When you buy down that rate and you do it for them, they are not the ones participating in the rate. Buy down you, the investor. You're paying the closing costs like origination fee and title insurance and things like that. Okay with those 40 year loan terms like you laid out fixed interest only for the first 10 years, and then after 10 years, it transfers to a 30 year fixed, amortizing loan, still with that same rate locked in. Is that right?   Jim Sheils  30:29   That's correct. So there's no sometimes people think, oh, then it's going to trigger upwards several percent. It stays the same the whole 40 year term. We just go from interest only to principal and interest and again, you know, because you talk about the leverage all the time, the most important time to really solidify the strength of an investment and get cash flow going. The most pivotal time is in those first few years. Yeah, we feel we're really giving people that strong foundation to get a cash flowing right off the bat and be able to look long term. The great thing about new construction is people say, Could you hold it that long? I said, I'm planning to with some of my new constructions. Hopefully I'll be a little old man or my children will own them. But you can look out that far and know that you're jumping your cash flow in those initial years when a lot of people may be falling backwards. In fact, when we talked about those emotional markets where people bought higher end properties because they looked good and they felt good to walk through, and then all of a sudden they're bleeding month in, month out for a year, two years, three years. That's when they're ready to wave the white flag. We find with our model, with getting that rate really low, we're accentuating the cash flow forward those first few years, Keith, so they're ready to keep going after a few years, instead of raise the white flag.   Keith Weinhold  31:41   Yeah, when we think about how you're helping investors here while moving product at the same time, the number of problems that are solved are remarkable because you're solving the higher mortgage rate problem by buying down the rates. You've got a low rate, you've got a low insurance premium, you as the investor are almost certainly going to have low maintenance and repair costs since it's new build. And what else do you do when it's new build? The tenant, when they move in, they're the first person that's ever lived in that property, which probably means they're going to have a longer tenancy duration, because it's hard to move up and move into something better than the product you're offering, especially with low affordability for first time homebuyers. In fact, tell us about your average tenancy duration   Jim Sheils  32:21   yeah. So as you know, Keith, I did a ton of fixer uppers. First 15 years of my career, I wore that rehab badge on my shoulder with pride. I loved rehab and old houses. And look, that's great. That's a great way to get going. But I transitioned into new construction a decade ago, and so we've been able to do a lot of comparisons. And you know, back in the day, when I was fixing up lots of properties and renting them out, the older properties, my average tenant would stay about 13 months. It was a little over a year, get them for a year, and then there was move. But that was the average 13 months. Looking back now, and we've been doing this almost a decade. When you look at our new construction model, that went from an average of about 13 months to just over three years with our new construction product. So as you know, if all of a sudden we're pushing back that first move out from a year or 13 months to over three years, that's a tremendous way again to get the right footing and directional on your investment. So that was a really pleasant surprise. I did not expect going to new construction, but jumping from a year to three years has been a nice surprise.   Keith Weinhold  33:24   This brings to mind for you as a passive investor, it's sort of analogous to buying an existing business or starting a new one from scratch yourself, whether it's a rental car company or a tomato farm. You know, a lot of people wouldn't think about getting into business, they think about buying their own business, starting it from scratch, and that's really difficult to do when you're an investor. This way, you're not doing a fix and flip yourself, which is analogous to starting your own business from scratch. You get to buy someone's existing business. You're buying an existing property, a new build one, in this case, and that way you can look at all the financials already and have it be done for you in that all done for you sort of way, just like it is here. Well, Jim, do you have any last thoughts about the Florida real estate market today, especially with the lucrative product type that you're offering to investors?    Jim Sheils  34:16   I would just remind people do your homework, because there's apples and there's oranges, and you gotta compare the two, and you have to do the homework on which segment of the market is healthy and which one is not. I wouldn't recommend you invest in the unhealthy segment of the market, but look where the fundamentals are working. And go back to that term, a house is worth what it can rent for. And if you can look at that, and also couple with stability of new construction, this is where we've seen ourselves make the most money most success with the least amount of time for our investors. So I highly encourage that recipe for anyone out there.   Keith Weinhold  34:53   In addition to being a builder, Jim's company also holds properties under management. For investors, just like you, they offer that for you. For the long term, they have over 1000 current investors, many of them are GRE listeners. You can learn more about the provider at GRE marketplace under Florida statewide, but to get a free strategy session about the latest in what they have for available inventory, and also to compare this provider to other providers, the highest flex, the highest ROI move that you can make yourself as the listener for your due diligence is to connect with a GRE investment coach. It's free at GRE investment coach.com, oh, it's been valuable. Jim, thanks for coming onto the show.   Jim Sheils  35:38   Thanks for having me. Keith.   Keith Weinhold  35:46   Oh, yeah, hearing it straight from a builder today. And you know, a lot of builders create these nice looking, emotional Type homes, the same ones that appeal to owner occupants. They build those higher end homes because they create more builder profit. Well, that's the segment that has become overbuilt today, this build to rent provider we're talking about here is dealing with a public that reads these articles about the Florida slowdown, though things are still good in this workforce housing market. Well, because the public reads headlines, this builder still has to step in with incentives. So really, this is a case study on what a home builder needs to do to adjust to public perception more so than the reality. That's why Jim and his company keep building when others are they keep building because they keep selling to savvy investors, including you, the GRE listener, conversely, the overbuilt emotional market segment, that's where Florida single family home prices are often about 500k or more, and many of them have stopped building. It's that here, with this workforce housing, brand new, single family rentals sell for the high 200k to 300k range in the three hundreds and duplexes in the four hundreds. We've been working with this provider for nearly a decade, and I've asked them, what can you do for GRE listeners? And these are the best incentives yet, is they basically are making discounts in your favor to deal with this public perception. And they are an interest rate buy down that they make for you, like we mentioned, currently to five and one quarter percent. They're also giving GRE listeners two years of free property management, a rental Protection Program, a six month eviction guarantee and a 210 builder warranty. When you see a builder warranty expressed that way, that means they cover two years on the small stuff, 10 years on the big stuff. The latest pro forma that I saw for their single family rentals had a purchase price of 325k and a cash on cash return of nearly 7% when you include all those generous incentives. So if you're looking for a new market to expand into the time and place could very well be here and now, some people wait for blue sky and everything to be perfect before they act well, that never happens. This is about as close as you'll get today. You'll either keep what you've got or change what you're doing here, Jerry, we constantly shop the nation for you. Our coaches help show you where those deals are that they found. And this is a potential opportunity. Here you can get on the calendar of one of our investment coaches for free. And if you like, start by asking about Florida new build property with all the incentives that you heard about here on GRE podcast, 564 at GRE investment coach.com until next week. I'm your host. Keith Weinhold, don't quit your Daydream.   Speaker 4  39:09   Nothing on this show should be considered specific, personal or professional advice. Please consult an appropriate tax, legal, real estate, financial or business professional for individualized advice. Opinions of guests are their own. Information is not guaranteed. All investment strategies have the potential for profit or loss. The host is operating on behalf of get rich Education LLC exclusively.   Keith Weinhold  39:32   You know, whenever you want the best written real estate and finance info, oh, geez, today's experience limits your free articles access, and it's got paywalls and pop ups and push notifications and cookies disclaimers, it's not so great. So then it's vital to place nice, clean, free content into your hands that adds no hype value to your life. That's why this is. The Golden Age of quality newsletters, and I write every word of ours myself. It's got a dash of humor, and it's to the point because even the word abbreviation is too long, my letter usually takes less than three minutes to read. And when you start the letter, you also get my one hour fast real estate video, course, it's all completely free. It's called the Don't quit your Daydream. Letter, it wires your mind for wealth, and it couldn't be easier for you to get it right now just text gre to 66866, while it's on your mind, take a moment to do it right now. Text, gre to 66866   Keith Weinhold  40:48   The preceding program was brought to you by your home for wealth, building, getricheducation.com  

In this episode of The Jimmy Rex Show, Jimmy sits down with Kolton and Amanda to share their unbelievable story of walking across America—while Amanda was pregnant. They talk about the moment they decided to take on this challenge, what it meant to step away from comfort and routine, and the lessons learned mile after mile as they crossed the country on foot.Kolton and Amanda open up about the physical and emotional demands of the journey, navigating everything from unpredictable weather to the unique challenges of pregnancy on the road. They share how the experience pushed their limits, deepened their relationship, and taught them to trust themselves and each other in a way they never had before.Their story is one of courage, commitment, and connection. This conversation will inspire anyone chasing a big dream or facing a major life transition to embrace the unknown and step into the adventure. Kolton and Amanda prove that with enough determination—and love—you can take on even the most extraordinary journeys.

We're in our new studio! We play around with our new toys today, a water slide adventure, "Fantastic Four" tops the box office, and GOOP enters the Coldplay couple chatSee Privacy Policy at https://art19.com/privacy and California Privacy Notice at https://art19.com/privacy#do-not-sell-my-info.

A peaceful family hike turned into a nightmare at Devil's Den State Park—and tonight, we bring you exclusive eyewitness reporting that could help identify the killer. On July 26, 2025, Clinton and Cristen Brink—ages 43 and 41—were brutally murdered while hiking with their two young daughters, just 7 and 9 years old. The girls witnessed the horrific attack and are now safe with relatives. Arkansas State Police immediately launched a double homicide investigation and are now hunting for a suspect described as a white male in his 20s, seen fleeing the area in a black four-door sedan (possibly a Mazda) with a taped-over license plate. The attack took place around 2:40 PM on a popular trail at Devil's Den State Park in Washington County. But there's a new development—and it's coming straight from us at True Crime Today. Roughly an hour before the murders, another couple hiking the same trail had a chilling encounter with a man matching the suspect's description. They describe him as having bright, bloodshot eyes, stubble, wearing dark clothing and fingerless gloves, and carrying an oversized, vinyl-and-mesh “sports bag” totally out of place for hiking. He stared at them with an intensity that made their skin crawl. The moment passed—but they couldn't shake it. After learning about the murders, they tried to call the sheriff's office but couldn't get through. So they came here—to tell their story. In this episode, Tony Brueski sits down for an exclusive interview with the couple who may have crossed paths with the killer just minutes before the attack. Their eyewitness account could hold the key to solving this case. If you were at Devil's Den on July 26 or recognize the description, contact Arkansas State Police Troop L at (479) 751-6663. Watch the interview here: https://www.youtube.com/watch?v=pt7W4QmkoUI&feature=youtu.be #DevilsDen #DoubleHomicide #ArkansasCrime #TrueCrimeToday #BreakingNews #WashingtonCounty #ClintonBrink #CristenBrink #MurderInvestigation #ArkansasStatePolice #TrueCrime Want to comment and watch this podcast as a video? Check out our YouTube Channel. https://www.youtube.com/@hiddenkillerspod Instagram https://www.instagram.com/hiddenkillerspod/ Facebook https://www.facebook.com/hiddenkillerspod/ Tik-Tok https://www.tiktok.com/@hiddenkillerspod X Twitter https://x.com/tonybpod Listen Ad-Free On Apple Podcasts Here: https://podcasts.apple.com/us/podcast/true-crime-today-premium-plus-ad-free-advance-episode/id1705422872

Welcome back! Today we're diving into listener questions about what to do when you're losing hope in your dating life, how to stay independent and get alone time when in a relationship, relocating for a boyfriend two years into a relationship, conversations couples should have two years into dating, and how to know if you're spotting red flags or if you're just holding onto trauma from past relationships.We also discuss my dating course, the Mostly Dating Blueprint, and how to use it to transform your dating life. As always, find me on Instagram ⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠@mostlydating⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠. And if you're enjoying the pod, please leave a rating & review! To have your question answered on an upcoming episode, submit it ⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠here⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠ or email carleigh@mostly-dating.com.

On this episode, Chris & Koi call up a bunch of women to findout what the right woman can do for your life.

The rookies are looking good, is it possible to have hit a homerun on this draft class

A tragic incident occurred in Arkansas where a couple was found dead while hiking with their two young daughters at Devil’s Den State Park. Local authorities are seeking assistance from the public to locate the suspect, who is still at large.See omnystudio.com/listener for privacy information.

The manhunt for an individual suspected of murdering two hikers at Devil’s Den State Park has entered its third day. According to Arkansas State Police, Clinton David Brink, 43, and Cristen Amanda Brink, 41, were fatally shot while hiking with their two young daughters in the park on Saturday afternoon. See omnystudio.com/listener for privacy information.

The Adventurous Eight run away from Sandusky, Ohio hoping to make it in the Big Apple. Parry - "The first dance battle is like Gem and the Holograms vs The Misfits!" Joelle - "Man, you're gonna fuck up this movie for me."

Proverbs 18:24 MSGFriends come and friends go, but a true friend sticks by you like family.In our culture today, people have never been busier and never so isolated. Couple that dynamic with social media and we quickly find that real friendship, true friends of the heart and soul, have become somewhat of a lost art. For those who follow Christ, the opportunity to develop a core circle to go deep together will always be possible.We all know that friends we choose can become closer than some family. The kind of friend Solomon described in today's verse stays steady and true while others move in and out of our lives. We pick up right where we left off, no matter how long ago the last visit has been. You never have to explain yourself because you are forever understood and accepted.Picture in your mind those one or two friends that are there for you, no matter what. What are your favorite things about them? How do they make you feel when you are down? Thank God for them, the gift of true community.Listen again to Proverbs 18:24: Friends come and friends go, but a true friend sticks by you like family.For the next few minutes, focus on the best Friend you will ever have, the One who is there during the victories of the day and the heartaches in the night, the One who created you, redeemed you, and brought you into His family forever—Jesus Christ.Ask God to reveal an even deeper level of intimate friendship with Him.Let's pray, friend: “Dear Jesus, thank You for my heart friends, my soul friends, those You have placed in my life that truly do stick by me closer than family. Thank You for Your friendship and allowing me to be Your friend. As above, so below. Amen”

Welcome to Adversity Kings, the raw and unfiltered podcast hosted by Tristan Dlabik and Gali Kasher, where hustle meets heart. In each episode, they share their incredible journey from maxing out credit cards and starting with zero agents to building a thriving team of over 200 in the competitive world of Life Insurance. Through stories of risk, sacrifice, and relentless drive, Tristan and Gali dive deep into the mindset and grind it takes to go all in and create real success. If you're chasing a breakthrough, this is your blueprint.

SportsTalkATL (7/28):-- Disastrous Braves season continues -- Latest Atlanta Braves trade rumors-- Falcons sign DJ Chark, injury to Darnell Mooney revealed -- Couple of young Falcons defenders bring intensity to practice-- Which CFB team has the most to lose in Week 1?

A manhunt is underway after a couple in Arkansas were killed while out hiking with their two young daughters. AP correspondent Jennifer King reports.

Daily Inter Lake reporter Hailey Smalley follows Jamie Rolfing and his family as they reopen their 500-acre Great Northern Ranch to the public, inviting visitors to experience the quiet companionship of llamas along forest trails. Recapture the magic of slowing down, listening to the trees, and letting these quirky animals lead the way. Read the full article - A family llama-cy: Couple takes the lead on family trekking businessA big thank you to our headline sponsor for the News Now podcast, Loren's Auto Repair! They combine skill with integrity resulting in auto service & repair of the highest caliber. Discover them in Ashley Square Mall at 1309 Hwy 2 West in Kalispell Montana, or learn more at lorensauto.com. In Season 3 of Daily Inter Lake's Deep Dive podcast, we explore the devastating fire that struck the small town of Noxon, Montana. By the end of the day on February 27, 2024, three-quarters of the town's business community were wiped out. Listen to the two-part story on any audio platform you prefer, or watch the series on our YouTube channel.Visit DailyInterLake.com to stay up-to-date with the latest breaking news from the Flathead Valley and beyond. Support local journalism and please consider subscribing to us. Watch this podcast and more on our YouTube Channel. And follow us on Facebook, Instagram and X. Got a news tip, want to place an ad, or sponsor this podcast? Contact us! Subscribe to all our other DIL pods! Keep up with northwest Montana sports on Keeping Score, dig into stories with Deep Dive, and jam out to local musicians with Press Play.

Pour clore cette 7e saison, on vous retrouve dans un format qu'on adore : la FAQ.Au programme : vos questions les plus directes, parfois drôles, parfois touchantes, souvent très pertinentes… et nos réponses en totale transparence.On parle de tout :Santé mentale, motivation, doutes et coupuresNutrition, gels, diabète et stratégie (ou dérive ?) des prosCoulisses du podcast, moments gênants, équilibre pro/persoEt bien sûr, beaucoup d'entraînement, de sensations, de plaisir (et de questions existentielles à base de tendinite et de chrono).C'est aussi notre dernier épisode avant la trêve estivale, alors on se livre un peu plus que d'habitude.Merci pour votre fidélité cette saison, pour vos messages, votre écoute et vos partages On vous souhaite un bel été — courez léger… ou coupez tout, c'est vous qui décidez.Rendez-vous en septembre les amis ❤️Distribué par Audiomeans. Visitez audiomeans.fr/politique-de-confidentialite pour plus d'informations.

À 50 ans, Camille peine à accepter la ménopause. Elle ressent des symptômes qui affectent sa vie professionnelle et familiale. Frustrée par cette période qui la renvoie à la vieillesse, elle craint que son mari la trouve moins désirable. Isabelle a réagi au témoignage de Camille pour la rassurer concernant la sexualité d'un couple pendant la ménopause. Durant le mois de juillet, en direct, Cécilia Commo accueille les auditeurs pour 2h d'échanges et de confidences. Pour participer, contactez l'émission au 09 69 39 10 11 (prix d'un appel local) ou sur parlonsnous@rtl.fr. Distribué par Audiomeans. Visitez audiomeans.fr/politique-de-confidentialite pour plus d'informations.

Tasmanian farmers Rob and Tara Coker are used to dealing with floods

In this early morning episode we of course start with a taste of "Breakfast" from Maine Beer Company.  We also have conversation surrounding the struggles of our beloved Red Sox since resuming action after the all-star break.  Then it's time for another beer

Tonight,Just for clarification, we're the dorks, they're the geeks.Find out more about their charity at https://geeks.learnscienceandmathclub.org/

C dans l'air du 26 juillet 2025 : "Brigitte Macron est née homme" : le couple porte plainte "Je peux vous dire que l'on passe d'une dinguerie absolue à ce que je considère être une affaire d'État", a affirmé Éric Dupond-Moretti. L'ancien garde des Sceaux et proche du couple Macron a décidé de s'exprimer ce samedi au micro de RTL à la suite de la plainte déposée aux États-Unis par le couple Macron contre l'influenceuse américaine Candace Owens, qui avait relayé la fausse information selon laquelle la première dame française serait, "en réalité, née homme"."Tout ça aurait dû tomber dans le caniveau, c'était la seule place pour cette rumeur. Mais il s'avère que cette rumeur a été organisée, diffusée, propagée par des membres de l'extrême droite dédiabolisée", a déclaré l'ancien ministre de la Justice. Avant de poursuivre : "Tout ça pour déstabiliser ou tenter de déstabiliser le président de la République. Ce n'est pas qu'une histoire de fada, c'est aussi une histoire politique". L'ancien garde des Sceaux a ensuite pointé des liens entre des membres de l'extrême droite française et Candace Owens.Depuis janvier, cette créatrice de contenus d'extrême droite s'acharne à relayer et exploiter une rumeur mensongère selon laquelle Brigitte Macron serait "née homme", dans des vidéos cumulant plusieurs millions de vues. Une fake news qui nourrit la sphère complotiste américaine, jusqu'à être partagée récemment sur X par un général trois étoiles proche de Donald Trump, Michael Flynn, et qui resurgit régulièrement en France depuis 2017 sur les réseaux sociaux.Une autre affaire a enflammé les réseaux sociaux ces derniers jours : celle de la "Coldplay Cam". Lors d'un concert du groupe Coldplay, une caméra braquée sur le public a accidentellement mis au jour une histoire d'infidélité. Visiblement surpris dans une situation compromettante, le duo, dont les deux protagonistes sont respectivement mariés de leur côté, est rapidement devenu viral sur les réseaux sociaux. Depuis, la vidéo cumule des millions de vues et des parodies se multiplient sur les réseaux.Si les images du couple tentant de se cacher de la caméra peuvent prêter à sourire, la vague de harcèlement qu'il essuie sur les réseaux a de quoi interroger. Car les deux amants, ainsi que leurs proches, ont été très rapidement identifiés en quelques minutes grâce à des outils que l'on trouve sur Internet et qui utilisent l'intelligence artificielle. Et pour ces deux amants devenus célèbres, les conséquences ont été dramatiques. Travaillant tous deux dans la même entreprise, l'un comme PDG, l'autre comme DRH, ils ont dû démissionner.Alors qui est Candace Owens ? Pourquoi l'ancien ministre de la Justice parle-t-il d'affaire d'État ? Plus largement sommes-nous entrés dans une ère où l'intimité et la vérité sont constamment menacées par la technologie et la viralité ? La capacité de l'IA à identifier rapidement des visages à partir d'une simple vidéo menace-t-elle définitivement le droit à l'anonymat en ligne ? Comment protéger sa vie privée et son e-réputation à l'ère d'Internet et de l'Intelligence artificielle ? Droit à l'image, droit sur les données personnelles, droit à l'oubli… Que dit la loi ? LES EXPERTS : - Alexandre LAZARÈGUE - Avocat spécialisé en droit du numérique - Véronique REILLE-SOULT - Spécialiste de l'opinion et des réseaux sociaux, présidente du cabinet Backbone Consulting- Johanna ROZENBLUM - Psychologue clinicienne - Alexandra PICHARD - Journaliste à l'Informé