Podcasts about dmv

DMV Hoops Podcast – Episode 103

DMV Hoops Podcast – Episode 102

DMV Hoops Podcast – Episode 101

DMV Hoops Podcast – Episode 100

On this exciting episode of Fishing the DMV, I am joined by Ben Ricks, Assistant Chief of Fisheries Management and Coastal Region Supervisor with the Inland Fisheries Division of the North Carolina Wildlife Resources Commission. Ben is also one of the hosts of Better Fishing with 2 Bald Biologists, and he brings a fisheries biologist's perspective to one of the most talked-about bass fishing destinations in the country.We start the episode with a broad overview of North Carolina bass fishing, including the different types of opportunities anglers can find across the state — from inland lakes and rivers to coastal river systems loaded with largemouth bass potential.Then, around the 25-minute mark, we dive into a full breakdown of the Roanoke River, Pasquotank River, Albemarle Sound, and the surrounding connected waters leading into the Bassmaster Elite Series event on the Pasquotank River/Albemarle Sound.This fishery exploded onto the national bass fishing scene after the 2025 Bassmaster Elite event, where Kyle Welcher put together a historic performance with over 118 pounds and won by more than 45 pounds. But with the 2026 Bassmaster Elite event taking place in June instead of April, anglers could face a completely different challenge.In this episode, we talk about what makes the Pasquotank River and Albemarle Sound so unique, including wind-driven water movement, connected rivers and creeks, forage, largemouth bass behavior, coastal North Carolina habitat, and why this fishery has the potential to produce giant tournament bags.If you are a Bassmaster fan, tournament angler, North Carolina bass fisherman, or someone who loves learning about fisheries management and bass behavior, this episode will give you a deeper look at one of the most unpredictable and exciting stops on the Bassmaster Elite Series schedule.Topics Covered: North Carolina bass fishing Bassmaster Elite Series Pasquotank River preview Albemarle Sound bass fishing Roanoke River largemouth bass fishing Pasquotank River fishing report Coastal North Carolina bass fishing Wind-driven water movement and bass behavior Fisheries management with Ben Ricks Better Fishing with 2 Bald Biologists Why this fishery can produce giant bagsSubscribe to Fishing the DMV for more bass fishing reports, tournament breakdowns, fisheries management conversations, and regional fishing coverage across the Mid-Atlantic and beyond.Ben Ricks contact information: ben.ricks@ncwildlife.gov  link to Two Bald Biologist Podcast: Better Fishing with 2 Bald Biologists" is a monthly podcast featuring North Carolina Wildlife Resources Commission biologists Corey Oakley and Ben Ricks  link to NC Wildlife website: https://www.ncwildlife.gov/Please support Fishing the DMV on Patreon!! https://patreon.com/FishingtheDMVPodcast If you are interested in being on the show or a sponsorship opportunity, please reach out to me at fishingtheDMV@gmail.com LMD Enterprises: http://lmdoil.com/ Jake's bait & Tackle Website: http://www.jakesbaitandtackle.com/ Link to Tactical Fishing Company: https://tacticalfishingco.com/ Fishing Pro Tech: https://www.facebook.com/FishingProTech Phone Number: (757) 566-1278 Email: lin@fishingprotech.us Fishing Pro Tech Address: 7812-A Richmond Road, Toano, VA, United States, 23168 Flint Financial Planning: https://www.flintfinancialplanning.com/Support the show

On this episode of Fishing the DMV, we break down the Susquehanna Fishing Tackle Summer Slam, one of the biggest team bass fishing tournaments on the Upper Chesapeake Bay.I am joined by Bass & Beer Radio to talk about their impressive 2nd place finish at the SFT Summer Slam, held May 17th out of Anchor Marina on the North East River in Maryland.We dive into their full tournament strategy, including how they approached Upper Chesapeake Bay bass fishing, the North East River, tidal movement, grass fishing, bait selection, practice, key adjustments, fishing pressure, and the decisions that helped them put together a strong limit.This episode also serves as a detailed fishing report for anglers interested in bass fishing on the Upper Chesapeake Bay, Susquehanna Flats Bass fishing, North East River fishing, tidal largemouth tactics, and Maryland bass fishing tournament coverage.We also talk about how major tournament anglers and bassmasters approach changing conditions, tide timing, current, grass lines, and high-pressure tournament situations on tidal fisheries.Topics covered:• SFT Summer Slam tournament recap• Tony Schultz and Miles Perzynski's 2nd place finish• Bass fishing tournament strategy• Upper Chesapeake Bay bass fishing• Susquehanna Flats Bass fishing• North East River fishing report• Tidal bass fishing tactics• Grass fishing, current, and tide timing• Bait selection and lure choices• Team tournament decision-making• Maryland bass fishing tournament coverage• Bassmasters-style tournament adjustmentsWhether you fish the Upper Chesapeake Bay, North East River, Susquehanna Flats, or other tidal fisheries, this episode gives you a behind-the-scenes look at what it takes to compete near the top in a major bass fishing tournament.Please support Fishing the DMV on Patreon!!!              Patreon: https://patreon.com/FishingtheDMVPodcastIf you are interested in being on the show or a sponsorship opportunity, please reach out to me at fishingtheDMV@gmail.comCheck out Bass and Beer Radio on Facebook: https://facebook.com/bassandbeerradio Check out Bass and Beer Radio on YouTube: https://www.youtube.com/@bassandbeerradio69 LMD Enterprises: http://lmdoil.com/ Jake's bait & Tackle Website: http://www.jakesbaitandtackle.com/ Link to Tactical Fishing Company: https://tacticalfishingco.com/ Fishing Pro Tech: https://www.facebook.com/FishingProTech Phone Number: (757) 566-1278 Email: lin@fishingprotech.us  Fishing Pro Tech Address: 7812-A Richmond Road, Toano, VA, United States, 23168Flint Financial Planning: https://www.flintfinancialplanning.com/ Support the show

This week on The Back of the Pack Podcast, we kick things off with a quick review of the KC Run for the Cup 5K, a World Cup-themed race in Martin City that brought soccer energy, steady rain, soggy shoes, and a reversed version of a familiar Kansas City Running Company course. With Kansas City hosting World Cup action and the summer heat starting to settle in, this race gave us a wet but welcome reminder that sometimes rain on race day is not the enemy, it is the cooling system. From there, we shift into the main topic of the episode thanks to a listener message from Topeka about race day packet pickup and why losing that option can be a much bigger deal than some local runners realize. We dig into the hidden costs of packet pickup policies, including gas, hotels, work schedules, family obligations, travel time, and the reality that some runners may skip a race entirely if they have to make two trips just to get a bib. But we also look at the race director side of the table, where volunteer shortages, race morning chaos, timing issues, venue limitations, sponsor expectations, and expo logistics can all turn packet pickup into a tiny DMV with safety pins. This episode is not about declaring one side right and the other wrong, but about understanding how one simple policy can affect runners, race directors, vendors, volunteers, and the overall race experience. We also talk through possible compromises, including packet mailing, bib-only race morning pickup, out-of-town runner exceptions, friend pickup, convenience fees, and clearer communication before registration. If you have ever driven too far for a piece of paper, stood in a race morning line, worked an expo booth, volunteered at packet pickup, or wondered why races make the choices they do, this episode is for you.

What are your non-verbal cues saying about you before you even open your mouth? Image consultant, stylist, and visual merchandiser Mikara Reid of MIIEN Consultancy defines non-verbal cues — and why your appearance is one of the most powerful forms of communication you're already using, whether you're aware of it or not. #NonVerbalCues #NonVerbalCommunication #PersonalImage #FirstImpressions #BodyLanguage #ImageConsultant #PersonalStylist #MikaraReid #MIIEN #StyleTips #FashionIdentity #DressWithIntention #PersonalBranding #CommunicationSkills #HowYouShowUp

Thanks for listening, and please follow us on Insta @NHPTalent and www.youtube.com/thePOZcast For all episodes, please check out www.thePOZcast.com This special episode is brought to you by our dear friends at Blood Cancer United. An organization very near and dear to me. I'm here to remind you to give to causes that make a difference. You want to help but you don't know where to start? Blood Cancer United is at the top of my list. They are the global leader in helping patients and families with blood cancer, and your dollars fund research, patient support, and advocacy. Please give today here: Thank you for supporting this important mission. Learn more and donate here: https://pages.lls.org/voy/nyc/nyclls26/aposner   Chapters 00:00 Introduction to Torrance Hampton and his journey 01:00 Growing up in the DMV with a Secret Service father 02:15 Experiences working with the Bush family and White House 04:39 How career shaped Torrance's perspective on power and influence 07:19 Early career in corporate America and realization of discontent 09:59 Discovering passion and storytelling as a career path 12:02 Recognizing your zone of genius and signals for passion 13:46 Understanding the 'alignment tax' and its organizational costs 16:18 The importance of leadership, culture, and remote work challenges 19:14 The role of AI in enhancing human potential and career development 26:47 Using AI as a thinking partner and tool for growth 34:28 Writing the book 'Genius Factor' and its personal significance 44:34 Living without regrets and defining success 45:53 The future of work, AI, and personal fulfillment 46:29 Closing remarks and call to action  

DMV Hoops Podcast – Episode 99

DMV Hoops Podcast – Episode 93

DMV Hoops Podcast – Episode 98

DMV Hoops Podcast – Episode 95

DMV Hoops Podcast – Episode 94

DMV Hoops Podcast – Episode 97

DMV Hoops Podcast – Episode 96

One of our listeners set up her husband for this phone tap after he accidentally walked into the wrong bathroom at the DMV a while back. Now we’re BUSTING HIM!See omnystudio.com/listener for privacy information.

One of our listeners set up her husband for this phone tap after he accidentally walked into the wrong bathroom at the DMV a while back. Now we’re BUSTING HIM!See omnystudio.com/listener for privacy information.

From 05/27 Hour 1: The Sports Junkies react to the terrible weather in the DMV.

In this episode of Fishing the DMV, we are joined by Chad Boyce from the Virginia Department of Wildlife Resources for a deep dive into one of the most fascinating and historic bass fishery Back Bay in Virginia Beach, Virginia.With the 2026 Maxam Bassmaster Elite at Pasquotank River/Albemarle Sound coming up June 11–14 in Elizabeth City, North Carolina, this is the perfect time to look at nearby coastal bass fisheries and understand how shallow tidal rivers, coastal bays, grass flats, marsh systems, and brackish-water largemouth bass habitats can shape tournament strategy. The Bassmaster Elite Series event will take place on the Pasquotank River/Albemarle Sound, one of the most unique stops on the 2026 Bassmaster schedule. Chad breaks down the incredible history of Back Bay bass fishing, from its legendary years as one of Virginia's premier trophy largemouth bass destinations to the challenges that changed the fishery over time. We discuss the rise, decline, and ongoing rebound of Back Bay, including aquatic vegetation, water quality, salinity, habitat loss, stocking efforts, electrofishing surveys, and what the future may hold for this iconic Virginia Beach bass fishery. Virginia DWR has documented Back Bay's recovery efforts and noted Chad Boyce's role in monitoring the largemouth bass population through fisheries surveys. If you love bass fishing, Bassmaster tournament coverage, Virginia bass fishing, North Carolina bass fishing, tidal water fishing, coastal largemouth bass, grass fishing, shallow-water power fishing, marsh fishing, fisheries biology, and the history of legendary bass fisheries, this episode is packed with information.We talk about how Back Bay connects to the larger conversation around Virginia Beach fishing, tidal largemouth bass patterns, submerged aquatic vegetation, grass beds, wind-driven water movement, coastal bay bass habitat, and why these shallow-water systems can produce some of the most unpredictable and exciting bass fishing in the country.Topics covered in this episode include:·      History of Back Bay bass fishing·      Virginia Beach largemouth bass fishing·      Virginia DWR fisheries management·      Back Bay's rise, decline, and rebound·      Aquatic vegetation and bass habitat·      Grass fishing and shallow-water bass patterns·      Brackish water largemouth bass behavior·      How coastal fisheries compare to reservoirs and river systems The future of Back Bay as a trophy bass fisheryWhether you are preparing to follow the Bassmaster Elite Series, trying to understand the Pasquotank River/Albemarle Sound fishery, researching Back Bay Virginia fishing, or just love learning about historic largemouth bass fisheries, this episode is a must-listen.Please support Fishing the DMV on Patreon: https://patreon.com/FishingtheDMVPodcast If you are interested in being on the show or a sponsorship opportunity, please reach out to me at fishingtheDMV@gmail.comVirginia DWR Website: https://dwr.virginia.gov/fishing/ Virginia on Facebook: https://www.facebook.com/VirginiaDWR If you are interested in being on the show or a sponsorship opportunity, please reach out to me at fishingtheDMV@gmail.com LMD Enterprises: http://lmdoil.com/ Jake's bait & Tackle Website: http://www.jakesbaitandtackle.com/ Link to Tactical Fishing Company: https://tacticalfishingco.com/ Fishing Pro Tech: https://www.facebook.com/FishingProTech Phone Number: (757) 566-1278 Email: lin@fishingprotech.us  Fishing Pro Tech Address: 7812-A Richmond Road, Toano, VA, United States, 23168#bassfishing #fishingtheDMV #fishingtipsSupport the show

Episode 370 features Eggs On Mars, a chill indie art rock band from Kansas City. We talked about working at a library, sending emails and getting no responses, the Kansas City music scene, and a bunch of other stuff. I featured their track “I Came Home 2 Find Nothing Had Changed Except Me” on this episode, if you like it, you can stream it wherever you listen to music. Thanks for listening and supporting local artists.    Please follow, rate, or review the podcast wherever you are streaming if you'd like to help us out.  -- Part-Time Rockstar Productions is available in the DMV for music videos and live filming.     

We spoke with the McDonald's All American about his journey from Texas to the DMV, playing for Coach Wootten at O'Connell, his thoughts on some of his doubters, and much more!0:30 From Texas to St. Mary's1:30 Being recruited in the portal era2:00 Recruitment priorities2:30 Leadership3:10 McDonald's AA Selection3:45 McDonald's AA reaction4:45 Connections5:15 Favorite HS moment5:45 What can fans expect from you at St. Mary's? 

We're going underground — literally and spiritually. A tree looks impressive above ground, but its survival depends on what no one sees: the root system. This series takes us into the hidden places where real faith is formed. Rooted is a six-week series strategically designed for new believers and seasoned saints who want to be rooted and grounded in the non-negotiable essentials that turn Sunday excitement into lifelong fruitfulness.

May is Melanoma and Skin Cancer Awareness Month, and on this important episode of Fishing the DMV, I am joined by Mercy Viator, Dermatology Certified Nurse Practitioner, to talk about two of the most dangerous threats facing anglers, hunters, hikers, kayakers, campers, and outdoor people everywhere: skin cancer and ticks/Lyme disease.When most people think about outdoor danger, they usually think about bad weather, rough water, accidents, hooks, wildlife, or getting lost. But the truth is, two of the biggest long-term health risks for people who spend a lot of time outside are sun exposure that can lead to skin cancer and tick bites that can lead to Lyme disease. These are serious outdoor health risks that every angler, hunter, and outdoorsman needs to take seriously before their next trip.In this episode, we break down why preparation matters, how to better protect yourself, and why prevention should be part of your regular fishing, hunting, hiking, and outdoor routine. Anglers are especially exposed because we spend long hours on the water under direct sunlight, reflected UV rays, and constantly changing weather conditions. We discuss the importance of routine skin checks, early detection, sun safety, and making UV protection a non-negotiable part of your gear.Mercy shares insight on the right type of sunscreen for fishing, how often you should reapply it, what sun-protective clothing actually helps, and why wide-brim hats, face coverings, sunglasses, gloves, and lightweight UV gear should be treated just like rods, reels, tackle, life jackets, and safety equipment. Whether you're fishing a tournament, bank fishing a local pond, wading a river, kayaking, or spending all day on the boat, protecting yourself from the sun is one of the most important things you can do to stay healthy for the long run.We also dive into ticks and Lyme disease, another major threat for anyone who spends time outdoors across the Mid-Atlantic and beyond. If you fish from the bank, hike through wooded trails, hunt, camp, kayak, or walk through tall grass to reach your favorite spot, tick prevention needs to be on your radar. Lyme disease can have serious long-term effects, and we discuss practical steps you can take to reduce your risk, check yourself after outdoor adventures, and make sure you are prepared before heading outside.The goal of this episode is simple: help anglers, hunters, and outdoor people understand that preparation can make all the difference. You can't always control the sun, the weather, the woods, or the water, but you can control whether you wear the right clothing, use the right sunscreen, check for ticks, and build smart habits that protect your health.This episode is a must-listen for anyone who loves fishing, hunting, hiking, kayaking, camping, boating, or spending time outside. Protecting yourself from skin cancer and Lyme disease is not optional — it is part of being prepared.Topics covered in this episode include:Skin Cancer Awareness Month Melanoma prevention for anglers Why sun exposure is dangerous for fishermen Sun safety while fishing Best sunscreen habits for outdoor people UV fishing clothing and sun-protective gear Fishing hats, face masks, gloves, and sunglasses Why anglers should get routine skin checks Tick prevention for fishermen, hunters, and hikers Lyme disease awareness in the outdoors How to check yourself for ticks after fishing or hunting Outdoor safety tips for the Mid-Atlantic fishing communityWhether you fish the Potomac River, Shenandoah River, Susquehanna River, Chesapeake Bay, Lake Anna, Smith Mountain Lake, Buggs Island, the Upper James River, or your local pond, this episode is a reminder that protecting your health is part of being prepared on the water, in the woods, and anywhere the outdoors takes you.On this exciting episode of Fishing the DMV, I am joined by Mercy Viator, Dermatology Certified Nurse Practitioner.  Mercy Viator on Instagram: https://www.instagram.com/dermnpmercy?utm_source=ig_web_button_share_sheet&igsh=ZDNlZDc0MzIxNw== Mercy Viator on TikTok: https://www.tiktok.com/@dermnpmercy?is_from_webapp=1&sender_device=pc Mercy Viator Top Choice on the best sunscreen to buy: https://shopmy.us/collections/5423594 Please support Fishing the DMV on Patreon: https://patreon.com/FishingtheDMVPodcast If you are interested in being on the show or a sponsorship opportunity, please reach out to me at fishingtheDMV@gmail.com LMD Enterprises: http://lmdoil.com/  Jake's bait & Tackle Website: http://www.jakesbaitandtackle.com/  Link to Tactical Fishing Company: https://tacticalfishingco.com/  Fishing Pro Tech: https://www.facebook.com/FishingProTech  Phone Number: (757) 566-1278  Email: lin@fishingprotech.us   Fishing Pro Tech Address: 7812-A Richmond Road, Toano, VA, United States, 23168Support the show

Register here to attend the live virtual event "Why Investors Are Targeting Oklahoma Real Estate in 2026" on Thursday, May 27th at 8:00 PM Eastern Time. Keith explains how rent payments are starting to factor into credit scores, boosting accountability for tenants and strengthening landlords' position.  He introduces the "GRE Duck" to show how a plain long-term rental can quietly build wealth through several profit centers beyond visible cash flow. Keith also shares why he expects a new era of heightened inflation and how owning real assets with long-term fixed-rate debt can help investors stay ahead of it. Finally, Keith is joined by a GRE Investment Coach, Naresh Vissa, to highlight Oklahoma as an under-the-radar, business-friendly market that many investors see as a promising "next place" for cash-flowing rentals. Episode Page: GetRichEducation.com/607 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.  For predictable 10-12% quarterly returns, visit FreedomFamilyInvestments.com/GRE or text  FAMILY to 66866  Unlock truly passive real estate income—visit flockhomes.com/GRE today to see if your properties qualify for a 721 exchange with Flock Homes. To get in the best physical, mental, and professional shape of your life, go to DanielThomasHind.com and apply for Daniel's intensive 1-on-1 coaching for burnt-out entrepreneurs and executives. 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— GREletter.com  Our YouTube Channel: www.youtube.com/c/GetRichEducation Follow us on Instagram: @getricheducation Complete episode transcript:   Keith Weinhold  0:01   Welcome to GRE. I'm your host, Keith Weinhold. The American consumer is in real trouble today, and persistent inflation is poised to make it worse. How should real estate investors adjust their strategy? Learn the difference between delinquency, default, and foreclosure. Why making an early mortgage payoff is almost always ill-advised, then we explore an investment market that's poised for potential today on Get Rich Education.    Keith Weinhold  0:32   You know, Mid South Homebuyers, that top Memphis turnkey provider, I learned that a secret weapon behind their explosive growth is more than just you buying their properties. It's an executive coach for nine years now. Their CEO, Terry Kerr, and his COO, Pat Nix, have worked privately with a coach who I've now learned from too, and he doesn't market himself online anywhere. After 12 years behind the scenes, that coach is now making himself available exclusively for GRE listeners. His name is Daniel Thomas Hind. If you're a hard-charging business owner or investor who wants to get in the best shape of your life, physically, mentally, and professionally, you can fill out an application for a free consult. This is private one on one coaching for those willing to go to uncommon lengths to achieve uncommon results. Thanks to Daniel, we've all become better leaders, better operators, and better men. It started by showing up for ourselves. Now it's your turn. Go to danielthomashind.com H I N D, that's danielthomamashind.com and sign up before spots fill.   Keith Weinhold  1:45   Flock Homes helps multifamily owners exit the operator grind, whether it's your sixplex or a 50 unit apartment through a 721 exchange. This defers your capital gains tax. It's a strategy long used by institutions. Now you can swap tenants and toilets for passive income and zero management. Request your initial valuations. See if your property qualifies at Flock homes.com/gre that's F L O C K homes.com/gre   Corey Coates  2:18   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  2:34   Welcome to GRE from Arcadia, California to Arcade New York, and across 188 nations worldwide. I'm Keith Weinhold. You're listening to Get Rich Education. Around here, we don't look at a house and see four walls, we see five profit centers quietly doing jumping jacks behind the drywall. At the same time, most people seem to think cash flow is something that you catch in a stream. Hey, well, Who's in trouble out there amidst persistent and rising inflation? Well, you know the answer, it's just another reflection of the K-shaped economy and the hollowing out of the middle class. Now we can look at how many Americans are missing their mortgage payments. The mortgage delinquency rate is historically between one and 2% That just means that's the proportion of borrowers that get seriously behind on their mortgage payments. That's the normal range over the long run. Today's figure is pretty low at 1.1% so on the low end of that historic one to 2% range. So homeowners are in good shape, but credit card and automobile loan delinquencies are now deeply concerning, and a lot of times these people can be your rent paying tenant for credit card delinquency. Back in 2022 the rate was 8% Now 13% of credit card users are seriously behind on their payments. How about automobile delinquency? Back in 2022 it was 3.6% Now it's 5.6% and then there's student loans. The proportion of seriously delinquent student loans is 10.3% That's the highest since 2020 So the average borrower entering student loan default is now fully 40 years old. Before the pandemic, it was just 36 and a half. Now, there's surprisingly few hard statistics on the exact average age at which Americans fully pay off student loans, but the best available evidence from a platform. Called the Education Data Initiative, it suggests that the typical borrower who successfully repays on a standard timeline finishes somewhere in their early to mid 40s, and a substantial share of borrowers still carry student debt into their 50s and even 60s, so the US student loan crisis is intensifying. How about your tenant in that rent payment? About one in eight renters are behind on their rent payments per the CFPB. Almost every tenant catches up. Some live a paycheck to paycheck timing game. The payment that renters are most likely to miss is for credit cards, and, like I just put the numbers to, they are more than twice as likely to miss a credit card payment than they are an automobile payment. To most tenants, losing the car would mean losing the job, so they'll make the car payment before the credit card payment, and eviction is catastrophic, so they don't want to face that. They'll make that rent payment before a credit card payment too. Alarmingly, half of American credit card users carry balances from month to month, fully half the average interest they're paying is 21 to 22% I mean, sheesh, if Luboo is in a collection of wildly overpriced Stanley tumblers that all look big enough, waste of money. Now, some debtors can tap home equity to pay their consumer debt, but a lot of them aren't homeowners, all right. So, what does this all mean for residential income property owners? Well, since 1980 rent increases have compounded at 3.9% annually, that's the number, so almost 4% rent growth since about the time that Ronald Reagan became president, but rent growth is currently lagging behind this, and I expect that rent hikes will continue to be pretty paltry for the next couple years. Inflation is stressing tenants' consumer purchases too much for them to deal with steep rent hikes. The median household income of a US renter is $55,000 Overall, it's $84,000 All right, so to be clear, that 84k household income is not for homeowners, it's 84k overall for every American household. The 55k number is just for renters. What all this means is that this coming higher wave of inflation from the Iran war, where you're now poised to potentially see the highest rate of inflation of your entire life occur in the next couple years is that when you're looking at adding rental property on your pro forma, you can see how the numbers would be with those historic 3.9% rent increases each year, but it's wiser to run your numbers with no rent increase at all, because higher inflation on all these consumer products means it's less likely that they can handle a rent hike   Keith Weinhold  8:25   In the mortgage world. What's the difference between delinquency, default, and foreclosure, anyway? Because some people use a couple of those terms interchangeably, but there is a difference. The timeline is that once you're 30 days late, that is delinquency, and this condition occurs the moment that a single payment is missed. And at this early stage, your bank still hopes that this is temporary, because the bank actually doesn't want to take back your property. They're not in the business to do that. They want you to be able to keep making your payments in general, because if a borrower keeps missing payments and a bank has to take possession of the property, well, then that bank has to pay legal fees and court costs, and even property taxes if they end up taking back the property. Yeah, the bank pays all of that if they have to take it all right, so that's 30 days. What about when a borrower gets to 90 days late on payments, where we're trending closer to the bank having to take back the property? Well, 90 days, that's the point at which we're in mortgage default. When a homeowner's 90 days late on payments, the lender kind of says to themselves that bank is saying, hey, this is serious, and they file what's called a notice of default with both the homeowner and the courts at the 120 day mark. This is pre foreclosure, right? So, after about four months or more of missed pay. Payments and state timelines vary. Texas is famously Formula One fast, really lender friendly, then, but timelines can drag on for one to three years in a bunch of northeastern states, Florida, Illinois and Ohio, so they're more borrower protective, and during Covid, this was overridden, and even fast states became slow. Beyond 120 days of non-payment, this is foreclosure, the legal seizure process. This is when the home sells that auction to the highest bidder. That's sort of like Sotheby's for distressed drywall, but if no bidder raises their paddle, well, then the property returns to the bank and becomes R E O. You've probably heard this term before, that stands for real estate owned, R E O. It also kind of means bank owned, and bank owned is the phrase that kind of makes more sense. That's what REO is, all right. Yes, this is when the bank becomes the home's reluctant landlord, and if the occupant has not left, the bank can formally file for eviction. Banks don't like being in this position, and they might sell the home cheaply. Why would they do that? Because, again, banks are not in the business of owning property, and they don't want to pay those holding costs, besides paying legal fees and court costs, and the banks now having to pay property tax because they do temporarily own that foreclosed upon property. Now they're also usually paying for maintenance, repairs, and insurance, a non-paying borrower like this can typically cost a lender 1000s per month. So this is the difference between delinquency, default, and foreclosure. But, like I said, we are at a time when mortgage delinquency rates are historically low. Instead, it's consumer debtors that are more likely to default today on things like their credit cards and their automobile loans. The takeaway for real estate investors here is that in today's inflationary times, renters are increasingly cost-burdened, rent increases are historically slow. That's sort of the bad news. And then the upside, the good news is it also means that tenants must delay home ownership and keep on renting from you, because as they struggle to pay these rising expenses, it's also harder and harder for them to form a down payment and go buy their own place, that's the real lesson with the parts of the economy where you see default trends today.    Keith Weinhold  12:52   Now, if you're an income property owner, like I am, you probably have mortgages with a bunch of different banks, lenders like I do. You've probably noticed more than once that various banks and mortgage servicers, a lot of times, they feature these early payoff tools, enticing you to pay your mortgage off ahead of time, before it goes its full 30 year term, or whatever your full loan duration is. I mean, a lot of banks love it when you try to pay off your own early. It's often good for them and bad for you. And there are a few reasons that banks do this. They reduce their default risk if a bank convinces you, the borrower, to aggressively pay down your principal. It also builds equity faster, and you become less likely to walk away, so it's safer for the bank during downturns. Say there's a borrower with a 300k property and a 50k loan balance, meaning it's mostly paid off. Oh, that's far less risky to the bank than one with a 300k property and a 200k loan balance, meaning that you have less equity in it. So banks value stability. Another reason that some banks want to roll out the red carpet to try to get you to pay off your mortgage early is because banks recycle capital. They don't simply hold every mortgage for 30 years. A lot of loans are sold to Fannie Mae or Freddie Mac, or they're bundled into mortgage-backed securities, or they're serviced for fees. So your originating bank, when they first made that loan with you, oh, they've already earned their origination fees and servicing income and cross-selling opportunities, so getting principal back from you sooner allows them to reissue new loans sooner, and see rising interest rate environments like we've been in lately that changes the incentives for banks too, because if current mortgage rates are higher than your old rate a. Wow, then banks really love getting your old low rate loan paid off. Just say, for example, you have a 3% mortgage that you got five years ago, and new mortgages today are 7% Oh, if you pay off or refinance the old loan, oh well, now the bank can redeploy that money into higher yielding loans. Now they can lend it out at today's 7% that is really valuable to them. So encouraging your payoff, that is often just some consumer service positioning and marketing. You'll see messaging like, hey, make extra payments, or hey, you can own your home faster if you make extra principal pay downs, that's sort of marketing psychology. Because emotionally, a lot of consumers, they're not thinking big, they still emotionally love debt freedom, because a lot of them don't even consider true financial freedom is something that's in the realm of possibility for them, so banks provide tools because customers oftentimes want them and like them. Regulators actually like this position too. It's positioned as responsible lending optics, and financially healthy borrowers are deemed to be safer customers, but a bank sure does not want delinquency or foreclosure from a wealth building perspective. Productive low-cost debt benefits you, the borrower, enormously.    Keith Weinhold  16:34   And on previous episodes, I've talked extensively about how making extra principal pay downs on your mortgage is a bad idea, and that's whether it's rental property or your own home, and you know, I'll bring a new example to this for you. It might feel good to pay off your mortgage faster. Your bank probably likes that, as I just explained, but feeling good doesn't build your wealth. Let's just take a 400k mortgage at a 6% mortgage rate. We'll keep it simple. With a 30 year loan, your payment is about 2400 monthly, so you'll pay 864k over the life of the loan. Well, instead, with a 15 year loan, your payment's 3376 and you'll pay just 608k over the life of the loan. So, by paying extra principal with the 15 year, you save about 255k in interest over the life of the loan, and that's it. Most people stop right there, and they think, oh well, then the 15 year paying down principal faster than that has got to be the smarter way, look, I can point to this on paper and show you, no, but with that extra about $1,000 per month of mortgage payment that you made by going with the 15 year, if instead you would have just invested that at an 8% return, you would have about 1.1 million more dollars in your pocket. Some people say they sleep better because their house is paid off, but I would rather sleep knowing that my money is growing faster than my debt is costing me. I only used 8% as a return, too. If your dollars were instead invested in a different vehicle, say in buy and hold income property. We know that it can be multiples higher than 8% and all the while, if we keep our own money and avoid making an early pay down, our cash is also going to remain more liquid than if we sunk it into the house, because houses make terrible banks. It is indeed rather myopic to make extra principal payments on a mortgage loan in most cases. In fact, somewhat related to this, coming up on a future show, I'm going to tell you about the biggest financial expense you will ever have in your life, it is not taxes, it's not housing, it's not interest charges, it's not inflation, it's not paying for children, and it's not health care. Most people have never heard of it. The biggest financial expense that you'll ever have in your life. I'll talk about that coming up in a future episode.    Keith Weinhold  19:23   Is today's American housing market a buyer's market or a seller's market? In fact, it's somewhat of a discussion that you can have. There's not a clear cut answer, because more so than usual, it depends on which region of the nation you're looking at. As we know, six months of available supply is a balanced market nationally. There's only 4.4 months of existing housing supply, but almost twice that much new housing supply. National median home values are only up about 1.1% year over year. And what's the future of the investment market? Good, I'm going to discuss this and more with a guest later today. I would like to seriously thank you for your listenership. GRE is a platform largely built on long form trust, podcast listeners, newsletters, coaching calls, and referrals, releasing a show 52 weeks a year for between 11 and 12 years now, and the show is delivered every week from me, a real human flesh and blood host with a pulse and sometimes a cowlick in my hair, really human stuff going on here. I say this because robot podcast hosts are becoming more common, though I still wouldn't say that robot hosts are widespread. Amazon's Alexa Plus now produces AI-generated podcasts featuring chats between two robot co-hosts, but here on GRE it's always been human delivered with no plans to change that promise, and speaking of human connection, I learned that a number of successful guests that you've heard here on the show, they've gotten counsel from a rather special executive coach that's really developed some of these people that you've heard on the show. This coach has helped people show up as the best version of themselves and build them into better leaders, better operators, and better men and women, just like you, I know there's a gap between who you are and who you could be. When someone points out that gap to you, that can be a motivator alone, and when you learn the steps to close that gap, you really start to fulfill your potential. It often takes a trained eye from the outside to get you on the right trajectory and build the sort of person that compounds and builds you closer to your optimal self and people of enormous success have a coach or mentor behind them. Steve Jobs did, Michael Jordan, Tom Brady, Taylor Swift does the accountability piece alone is often enough to elevate your performance. I just learned about this coach this year. This man has been the behind the scenes key to success for a number of not just real estate related pros and GRE guests, but other people too. And interestingly, he hasn't marketed himself online anywhere. Well, I got curious, I learned more about him and kind of tracked him down, and he and I had a great lunch in California together not long ago, and I have since learned from him after 12 years behind the scenes. Well, it was quite a successful lunch, because that coach is now making himself available exclusively for GRE listeners. His name is Daniel Thomas Hind, the number of people with life-changing testimonials from working with him is pretty remarkable. So, if you're a hard-charging business owner or investor, and you want to get in the best shape of your life, physically, mentally, or professionally, you can fill out an application for a free consult. It's private one on one coaching, if you're willing to go to uncommon lengths to achieve pretty uncommon results. Thanks to Daniel, we've all become better leaders, better operators, better men. It started by showing up for ourselves. If it sounds interesting to you, now it can be your turn. You might at least look into it, since it is close personal one on one coaching. He can only help a limited number of people. So, complete an application before spots fill. You can go to Daniel Thomas hind.com H I N D is how you spell his last name, that's Daniel Thomas hind.com More next, I'm Keith Weinhold. This is Get Rich Education.    Keith Weinhold  24:05   What if you got your mortgage loans the same place I get mine? You sure can at Ridge Lending Group, NMLS 42056 They provided GRE listeners with more loans than anyone, because Ridge specializes in investment property. They'll help you build a long-term plan for growing your real estate empire with leverage. Start your prequal, and even chat directly with President Chaley Ridge. While it's on your mind, start at Ridge Lending group.com That's Ridge lendinggroup.com    Keith Weinhold  24:36   Let me ask you something: if you've worked hard to build wealth, is your money positioned to actually support your goals. A lot of accredited investors leave capital sitting in cash because it feels safe, but inflation and missed income opportunities can quietly erode its value. Freedom Family Investments offers Freedom Notes for investors seeking structured income backed by real estate. It's a straight. Forward approach built on real assets, not speculation. In full disclosure, I'm an investor myself. What I like is that their team walks you through how it all works, so you can decide if it aligns with your portfolio and income goals. Every investment carries risk, and nothing is guaranteed, but with a track record of consistent on-time investor payouts, they built real credibility. Go to freedomfamilyinvestments.com to book a clarity call, or text family 266866 that's Family 266866    Keith Weinhold  25:38   This is Peak Prosperity's Chris Martinson, listen to Get Rich Education with Keith Weinhold and Don't Quit Your Daydream.   Keith Weinhold  25:52   For an in-house chat, I'd like to welcome back our head investment coach here at GRE. He has his MBA, but perhaps more importantly, he's an active real estate investor himself, and he spends his days helping GRE listeners cut through the noise and actually make smart real estate investing decisions, and this means helping you figure things out, like what market fits your goals, whether cash flow appreciation or even showing a tax law should be your priority, and how to think about financing and what properties, the exact properties pass the smell test, and maybe most importantly, helping investors like you avoid expensive mistakes. And yes, the coaching is free to GRE listeners at GRE Investment coach.com And basically, if the real estate world feels like Costco on a Saturday afternoon, he helps you find the free samples, find the exit, and get the good deals without getting run over by a shopping cart. It's time for you to share with the audience. Naresh Vissa.   Naresh Vissa  26:53   Thanks a lot, Keith, for having me back on the show. Always a pleasure to connect with our loyal GRE listeners and followers,   Keith Weinhold  27:01   a lot of loyal listeners, some that have listened to all 600 plus episodes, starting from back in 2014 and Naresh we continue to see income property builders provide incentives that we haven't seen in years. Tell us about it.   Naresh Vissa  27:19   We're at a key point in this real estate cycle, Keith, regarding incentives, because we had GRE, and I think investors will tell you this, not just through GRE, but maybe in their hometowns and their local markets, that they're seeing incentives that they've never seen before, and a major reason for this is understanding why these incentives are there in the first place. If we go back five years to 2021 we didn't really see any incentives in 2021 outside of maybe like one year of free property management, which isn't the most enticing incentive out there, but today we are seeing more incentives than we've seen, at least in my career as a real estate investor, which is not very long, it's only about 10 years, but in my career as a real estate investor, in my career as a real estate investment coach, and a major reason for that is because providers, we call them providers, we can call them local market builders, or specialists, or flippers, wholesalers - we'll just call them sellers - they want to offload inventory, they want to sell their homes as quickly as possible. And why is that? Because we're not in a 2021 environment anymore, where a property gets listed and within three hours the first offer comes in, and within 24 hours multiple offers are in, and within two days of property is sold. We're not in that environment anymore. There are a variety of factors about why we're not in that environment. Part of it is economy related, part of it we talked at length about Doge, and the government contracts that have been cut. I mean, we're talking about hundreds of billions of dollars that are worth of dollars that are no longer pumping into the US economy, and the many jobs associated with that. We're also talking about the artificial intelligence, so the tech industries for the last few years, have not necessarily downsized, but changed their job functions, or removed, just eliminated job functions entirely, and this has affected markets, not the entire United States, but it's certainly affected some markets that we operate in, Florida, certainly in Texas, you can look at Austin, Texas, for example, and see the impact that the artificial intelligence and AI has had in the sector there. There are just all sorts of reasons, and so this is why builders, they're not building as much. So there were five years ago what are called spec homes. And pre construction homes, pre construction homes are homes that are to be developed and they get buyers ahead of time and they don't build until they get a buyer and then they build and they complete the property. Pre construction homes are not being done anymore as compared to custom home. A custom home is when you have a buyer and the building has started, the buyer has paid a good portion of the building, and the property is complete. But in pre-construction, they haven't even broken ground, they haven't even gotten permits, and a lot of investors have been scared away from that, saying, Why get a home like that when I can just buy a spec home or a custom home. A spec home is a home where the builder just builds a property and they hope that a buyer is going to come after it's built, and the problem with that, as we're seeing today, this is why builders are trying to offload their inventory. It's because so many of these spec homes were built because these builders thought, oh, 2021 2022 those are such amazing years, but now in 2026 they built these homes, and there aren't buyers throughout the building process, they weren't able to get buyers, and there still aren't buyers available, so what do the builders want to do, they want to offer really, really enticing incentives, because it's very highly likely they took out some type of construction loan, and they took out some other type of loan, and they've got all this debt on the property. Builders are not landlords, builders build, they want to build something and sell it off. They do not want to hold on to it and let something just sit there, that builders make money by selling their property, so all these different reasons are why we're seeing incentives like we've never seen before. And to give you an example, instead of one year of property management, we're seeing two years of property management. Yeah, instead of closing cost credits, we're seeing builders and sellers in general actually pay money to buyers, so they close on a property. Let's say they, instead of a closing cost credit, you close on a property, they'll literally just wire you or overnight you a check for x amount of dollars, and this is not like $1,000 $2,000 We've had some investors get up to $50,000 mailed to them after closing on a property, so I think this is a really, really good time for investors to find deals. You brought up Costco earlier, I'm like the Costco finder, it's a really, really good time to find deals, because through networks like GRE we have access globally, not just mainland 48 states, not just United States, not just globally, whether it's teak timber parcels in South America or in Central America, or it's duplexes, quads, single family homes in mainland United States, we have access to these deals, to these incentives, whereas your average person, they're just reading some headline saying, oh, real estate is a bad investment right now, and home values are supposed to crash, and there's so many homes available for sale, and there's going to be this big crash, and and inflation is very high, which means interest rates are really high. That's like the general consensus, but that's what the mainstream news media is telling, and that's what's creating a consensus.   Keith Weinhold  33:29   That's what clicks and fear. Yes,   Naresh Vissa  33:31   that's where I say that there are GRE is here to find those diamonds in a rough to find those incentives to find those good deals to find those markets, just like even in the stock market, the stock market can be at all-time highs, but you can still find those diamonds in the rough that are good, high-quality companies. Maybe they're undervalued. There's always going to be some type of diamond in the rough. I don't think we've ever gone through a period in our lifetimes where it was like, oh, everything is going so well, and there's nothing to invest in. There's nothing we should just do nothing with our money. I don't think there's ever been a point. There's always in any asset class in any industry. So that's why I say right now I'm seeing incentives. That's how I began this conversation. I'm seeing incentives that I've never seen before, and I'm excited to share them with all of our GRE followers.   Keith Weinhold  34:24   Yes, there's never perfection in a market like a panacea, where everything is tuned in just right, and it's really not a buyer's market nationally, in a sense. Now it sort of feels that way, because in 2021 to 2022 we had such a frenzy and such a run up in such a seller's market that things have come somewhat back more into balance. We still have substantially less than six months of supply on a national basis, but yes, to your point, some people are really cashing in on. These incentives, and that's created a pickup in activity recently that you've seen with investors.   Naresh Vissa  35:07   I have absolutely seen a pickup in activity, and there could be.. I don't want to speak in absolutes.. there could be a variety of reasons for this. Number one is the stock market has consistently reached all-time highs for the past few weeks or so, and many people, they liquidated some of their portfolio, they liquidated some of those stocks, and said, all right, it's time to get into real estate. Another reason is, yes, you do see these headlines that are doom and gloom, next big crash, and there are some markets in Florida, for example, in Texas, for example, in the DMV area, DC metro area, Maryland, Virginia, and even in some parts of California, you do see a stagnation in home values, maybe even a decline in home values in some of these areas, but I bring them up because some areas where investors own are still thriving and doing really well, and many of those investors who we work with at GRE, they opted to 1031 and say, you know what, I had this property, it appreciated by 60% since I bought it, 60% 50% whatever it might be, and I want to cash out. Well, I don't want to necessarily cash out, but I want to sell in 1031 into an undervalued market, or a market where the homes have declined, or maybe it's an up and coming market. For those who don't know, 1031 is special tax favored strategy from the tax code that allows real estate investors to sell a property and to essentially replace it with a like kind property, and there's tax break, you don't have to pay a capital gains tax or anything on it. There's nothing like that with stocks. So, if you sell a stock, for example, you can't get a more expensive stock with that capital gain and avoid paying the capital gains tax. Unfortunately, you can't do that for stocks, but for real estate, you can. So, we've had several investors do that, where they, 1031 they said this market, it's taken off, maybe it could go down, who knows, but I'm selling at the peak, and I want to buy somewhere else, so that's what we help people do, that's what I help people do, I help them find those deals, those incentives, those markets that could be up and coming, or maybe that declined, and that's why still it makes a lot of sense to be on the lookout for those deals.   Keith Weinhold  37:47   Now, one such place is potentially the Oklahoma market. Last week here on the show, I had your co-host for an upcoming event with me, Richard, whom is an Oklahoma City provider, and we were sort of a phrase that I use, Naresh, is that next place, that next place, Oklahoma City, where the prices haven't run up, it's business friendly, and you do have these affordable prices, and you have landlord-friendly laws, potentially that next place where your dollar goes further, and as the Oklahoma City Thunder go deep in the playoffs, you know the nice thing about Oklahoma is that you can still buy real estate there without needing an NBA contract to afford it. In fact, we were spotlighting their $145,000 new build detached single family rental. Now it is tiny, and it comes with both LVP flooring and granite. I mean, it's something that sort of sounds like science fiction in Metro New York City and coastal California. I don't know if paying 145k would even give you permission to look at a house, but that's one opportunity that we've been talking about here. Niresh,   Naresh Vissa  39:03   let me talk a bit about Oklahoma, because this is a market that we haven't covered much. In fact, we, I would say, have never covered it in writing. It's not heavily featured throughout GRE's history. Yeah, it's not prominently featured on our website. This is a newer market, and I brought up the term up and coming, so I brought up the 1031 people are 1031 into up and coming markets. Oklahoma is an up and coming market. It's a very landlord friendly state, it's a very tax friendly state. The property taxes are significantly lower in Oklahoma, for example, compared to a Texas or a Florida, which are two very popular in real estate investment states. Investors go after Oklahoma is not quite as high, their home insurance isn't anywhere as high as a Florida, for example, but the best part. It is because of all these different factors. Oklahoma has a lot of industry, and we'll go into it this Thursday on our webinar. Go to GRE webinars.com to register, but Oklahoma, the tourism is getting up and running. The energy industry still has a very important part to play in this world's energy consumption, Oklahoma, it's got huge academic areas. You have Oklahoma University, you have Oklahoma State, you have a plethora of Tulsa has a very strong university there. You have medical schools there. Oklahoma is an underrated state. People don't think about Oklahoma when they think about what are the greatest states in America, or what state that I want to move to, but Oklahoma, I think, is that next up-and-coming state, because there's actually more stuff now. I brought up tourism, you brought up the Oklahoma City Thunder, they never had really any professional sports teams, what, 20 years ago,   Keith Weinhold  41:02   right?   Naresh Vissa  41:03   And the Thunder now are the best NBA teams. They have been the best, and I'm rooting for them. So this is all good. That's the Oklahoma City area, where the Thunder play, but, like I said, I brought up other markets, like Tulsa, where we have inventory, and there are a few others that we're going to cover, but mostly the best properties that we're going to cover on Thursday are in the Oklahoma City area, places within 45 minutes, 50 minutes from Oklahoma City. So, as you're watching the webinar and following the Oklahoma City Thunder, that should only kind of enhance as the team does better and as Oklahoma gets more publicity, and is on TV more, and you see all those nice stills on TV, and those shots, and ESPNs covering the city, that's all very good for real estate, and for publicity, and this is like an intangible reason to invest in Oklahoma that actually makes a very big difference. So, overall, Oklahoma is what I would call, like I said earlier, up and coming, the home values, because it's up and coming. You can't get $145,000 new construction property anywhere in the United States right now. When I say anywhere, there's a little bit of hyperbole there. If you look to some boondock towns and cities, yeah, you'll find them, but are they really good renters markets? Are they good appreciating markets? Well, in fact, the most of the state of Oklahoma is now, and definitely that Oklahoma City area is. So, I'm excited about this online special event we're having this Thursday, because, like I said, this is a new market, just like the team, I mean, so many fans are just new to Oklahoma, you know, like Oklahoma, like what's in Oklahoma. Well, attend our special event this Thursday, GRE webinars.com and we're going to get down to the nitty gritty of it. I think this is out of all the up and coming markets I've covered over the last 10 years, I think this is the best one, because the problems I had with some of these up and coming markets, like Memphis, for example, crime.. it's why are they up and coming? Why are the home value solo? Well, you know, crime was a major issue. There's no comparison between an Oklahoma City or a Tulsa and Memphis, for example, or a Baltimore. There's no comparison when it comes to esthetics, when it comes to newness, niceness, crime, homicides, no comparison. So, to me, this is a no-brainer. And I think investors should be really excited about this.   Keith Weinhold  43:32   There is anticipation for Thursday's live event, which you can enjoy from the comfort of your own home. You'll learn about real estate investing, you'll get to chat with Naresh and the co-host, Richard, that provides there. Ask any questions that you want to have answered in real time. The event name is why investors are targeting Oklahoma real estate this year. It is this Thursday night, the 20-eighth, 8pm Eastern, 5pm Pacific. Sign up is open@grewebinars.com It's free. Naresh, we all look forward to seeing you Thursday night. It was great having you here.   Naresh Vissa  44:06   Thanks a lot, Keith. Looking forward to seeing everybody.   Keith Weinhold  44:15   Yes, the Oklahoma City Thunder are the reigning NBA champions, and they've gone deep into playoffs again this season, but what you'll find more interesting about Oklahoma City's real estate investment market is that it's business friendly, still affordable population growth, job growth. There are still good deals. You don't need to have a venture capital exit just to put some rental property in your portfolio, and while those $145,000 properties are small detached cottages with LVP and granite, there are other single family rental and duplex styles, all new build, everything here is new construction, the. Like a nice looking 565k duplex in Edmond, Oklahoma. I'm looking at a photo of it right now. Edmund abuts right up against Oklahoma City. Between 2010 and 2020 it had whopping population growth of 16% That is not random. People vote with their moving trucks. Learn more about Oklahoma's growth in energy, aerospace, aviation, logistics, and tech, along with Oklahoma City's downtown revitalization. This creates the rent-paying tenants with stable incomes that we need at the event, the provider is even offering two years of free property management, and they handle all the tenant placement for you. Save your spot for Thursday now@grewebinars.com Our team will see you then. Next week, we'll have Rich Dad Poor Dad author Robert Kiyosaki back here on the show with us. We'll see you Thursday. I'm your host, Keith Weinhold. Don't quit your daydream.   Unknown Speaker  46:08   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  46:36   The preceding program was brought to you by Your Home for Wealth building get richeducation.com  

Today's guests will join the Restaurant Unstoppable Network for a live Q+A on June 22ndth, 2026 at 11AM EST. To join us and engage with all our guests and events, go to restaurantunstoppable.com/live -OR- to just catch today's guest, head over to restaurantunstoppable.com/cwe and we will get you a link to join that specific event for FREE! Shihan Chowdhury is the co-owner and co-founder of Flavor Hive, the fast-growing halal fusion brand that started as a viral food truck and expanded into brick-and-mortar locations across the DMV. Better known online as @chilipeppercooks, he built a large following through food content, creative recipes, and a distinctive personal brand that helped turn Flavor Hive into a social media phenomenon. Originally from Bangladesh and a Montgomery County native, Shihan's journey blends entrepreneurship, creativity, and community-driven growth. Amgd Gende is the co-founder and operator behind Flavor Hive, the viral halal fusion concept that grew from a single food truck into a multi-location brand across the DMV. He's known for handling day-to-day operations while helping build the business alongside Shihan Chowdhury, turning Flavor Hive into a popular fast-casual destination with a strong local following. Join RULibrary: www.restaurantunstoppable.com/RULibrary Join RULive: www.restaurantunstoppable.com/live Set Up your RUEvolve 1:1: www.restaurantunstoppable.com/evolve Subscribe on YouTube: https://youtube.com/restaurantunstoppable Subscribe to our email newsletter: https://www.restaurantunstoppable.com/ Today's sponsors: - Workstream is the #1 payroll, hiring, & HR platform built for restaurants. 46 of the top 50 restaurant brands trust Workstream to hire faster, stay compliant, and run payroll accurately across every location. Visit http://workstream.us/unstoppable for 3 months of FREE payroll. - Restaurant Technologies — the leader in automated cooking oil management. Their Total Oil Management solution is an end-to-end closed loop automated system that delivers, monitors, filters, collects, and recycles your cooking oil eliminating one of the dirtiest jobs in the kitchen.. Automate your oil and elevate your kitchen by visiting rti-inc.com or call 888-779-5314 to get started! - US Foods®. Running a restaurant takes MORE than great food—it takes reliable deliveries, quality products, and smart tools. US Foods® helps you make it. Ready to level up? Visit: usfoods.com/expectmore. - Guest contact info:  Website: https://www.flavorhive.com Thanks for listening! Rate the podcast, subscribe, and share! 

Mandy has Ari Davis, a real estate agent in the DMV on the Your P&rtners team at Compass, on the podcast to chat this week in Bravo. Mandy and Ari discuss the season finale of Summer House and its seamless transition to In The City, why West lies, and dive into the new cast of characters on In The City. Plus, Ari shares her thoughts on RHORI and explains why it doesn't make sense for Rosie to build an add on to your house that's larger than her original house.Follow Ari Davis on Instagram: https://www.instagram.com/ari1000/ Follow Mandy on Instagram: ⁠https://www.instagram.com/mandyslutsker/

After he went through the estate settlement process, Stephen saw how broken it was — months of calling banks, sorting mail, and hoping nothing was missed. Then he built Sunset, bringing his legal background and financial technology expertise to the table.Sunset automatically searches IRS records, all three credit bureaus, 2,500+ banks, life insurance databases, property records, DMV, and state unclaimed property databases to build a complete estate asset inventory. 10,000+ families have used it to find everything a loved one owned and owed.Visit his website here: https://www.hellosunset.com/

Game Time is a 30 minute sports show which discusses sports in the DMV. The show explores professional, collegiate, high school and amateur sports on and off the field play that contributes to the excitement of sports in the community of DC's City of Champions.

On today's episode of Turtle Time - "Giveth Them Lala " - we begin by talking about Jeff Probst completely blowing it at the Survivor 50 finale, Round 2 for Andy Cohen at the DMV, and also the new footage from the Summer House season 10 reunion. (00:00 - 17:25) As Turtle Time continues, we discuss this week's episode The Valley (season 3, episode 8) - "The First Annual San Diego Nia Pageant". (18:15) And then, we give RHORI (season 1, episode 8) - "The Birth of a Slam Pig" - a little pop in. (01:02:15) And then finally, we discuss RHOA (season 17, episode 7) - "The Plot Against K. Michelle". (01:40:40) If you enjoyed this episode and need more Turtle Time in your life, join the ⁠⁠⁠⁠⁠Turtle Time Patreon⁠⁠⁠⁠⁠ and become a Villa Rosa VIP to hear exclusive bonus content! We're recapping the Vanderpump Rules series from the beginning each week. And if you need even more Turtle Time in your life, follow us on ⁠⁠⁠⁠⁠⁠TikTok⁠⁠⁠⁠⁠⁠ or ⁠⁠⁠⁠⁠⁠Instagram⁠⁠⁠⁠⁠⁠. And please, if you want to watch some of the fun things we do, subscribe on ⁠⁠⁠⁠YouTube⁠⁠⁠⁠. Learn more about your ad choices. Visit megaphone.fm/adchoices

Massie treated the Constitution like it was delivered from Mount Sinai in a Pelican briefcase carried by Moses. No improvisation. No fingerprints, no smudges, no coffee stains. Meanwhile, Donald Trump treats politics like a Formula One pit crew during a tire change. For the record, Massie is no dummy. This guy is the kind of smart where you almost resent him on sight. MIT degrees in electrical engineering and mechanical engineering. Started a biotech company. The man probably fixes particle accelerators with a butter knife and some duct tape he bought at Tractor Supply. He's got conservative credentials too. Lifetime ratings that make constitutional scholars swoon like teenage girls at a Beatles concert.But here's the problem with purity in politics: sometimes the tiniest grain of sand jams the whole transmission.[X] SB – Ed Gallrein on taking advantage of history…And Massie is a purist.Not originally a Republican. Libertarian. Different animal entirely. Republicans tend to say, “Well, this isn't perfect, but let's move the ball.” Libertarians say, “If the ball moves one inch outside the exact constitutional boundary envisioned by James Madison on a rainy Tuesday in 1789, burn the stadium down.”That's the split.[X] SB – Massie votes against President TrumpTried to buy my vote for 14 years.Take the border wall. Massie said he supported the wall. Fine. But when Trump used executive authority to fund portions of it because Congress was moving slower than a DMV sloth on Ambien, Massie objected. Constitutionally, he had an argument. Congress controls the purse strings. That's textbook civics.But Trump supporters weren't watching “Schoolhouse Rock.” They were watching a country collapse at the border while politicians held symposiums on procedural etiquette.That's the disconnect.Massie looked at the process. Trump supporters looked at the outcome.And Americans are exhausted with process people. We've had process people for decades. America is drowning in process people. Every failed city in America had excellent process. Detroit had process. California has process. The Titanic had a committee.Trump came along and said, “I don't care which drawer the wrench is in. The engine's on fire.”That changes voter psychology completely.Then came the Iran dispute. After U.S. strikes on Iranian nuclear facilities, Massie argued Congress should authorize military action. Again, constitutionally coherent. Congress declares war. Presidents have accumulated too much unilateral military power. Endless intervention overseas bleeds the country dry. There's intellectual consistency there.The country didn't elect Massie. A district in KY did. And the idea that his district dictates Trump's worldview is ridiculous.But Trump's worldview is completely different. Trump approaches geopolitics like a New York landlord walking into a negotiation with a baseball bat wrapped in velvet. The point is uncertainty. The point is leverage. The point is making adversaries think, “This guy might actually do it.”And Trump allies saw Massie publicly objecting during a standoff with Iran as weakening the president in real time.Now whether people agree or disagree with either side is almost secondary to the larger political reality unfolding in front of us.Because this wasn't just a disagreement over policy. It was a disagreement over the operating system of conservatism itself.Massie represents constitutional restraint first. Trump represents national survival first.Massie says: “The rules matter most.”Trump supporters say: “What good are rules if the country collapses while we're admiring them?”And that's why this divide got so emotional.See, conservatives spent years watching Republicans surrender elegantly. Nobody lost with more dignity than old-school Republicans. These people could lose all three branches of government and still hold a press conference congratulating themselves on bipartisanship. Republicans became the Washington Generals of politics. Professional losers in expensive suits.See Privacy Policy at https://art19.com/privacy and California Privacy Notice at https://art19.com/privacy#do-not-sell-my-info.

Daniel J. Perafan, Meno Fernandez, and James Pontillo join Geo Perez and Derek Drescher on "On The Gate" for a deep dive into historical trade routes, the roast comedy scene, and the raw psychology of the legal system.In This Episode:Global History & Economics: Daniel J. Perafan breaks down the history of colonization in Colombia, the expansion of historical empires, and the brutal economic realities of underground markets.The NYC Roast Scene: The crew is joined by James Pontillo to discuss the behind-the-scenes stress of writing for a comedy roast and navigating local independent venues.New York Politics & Legends: A look back at NYC mayors over the decades and the cultural impact of Curtis Sliwa's Street Smart series.True Crime Breakdown: The guys analyze the latest updates and trial footage from the Julio Foolio case, discuss the reality of high-stakes court charges, and share what it honestly feels like to sit in a courtroom awaiting a sentencing verdict.Gaming Culture: Geo admits his current obsession with MLB The Show.ON THE GATE! ENJOY!Original air date: 5/18/26Join the live chat Wednesday nights at 11pm EST. Uncensored versions of the show streamed Monday and Thursday at 2pm EST on GaSDigital.com. Signup with code OTG for the archive of the show and others like Legion of Skanks, In Godfrey We Trust, and Story Warz. FOLLOWGeo PerezInstagram - https://www.instagram.com/geoperez86/Derek DrescherInstagram - https://www.instagram.com/derekdrescher/00:20 - Intro Beats & Audio Check01:00 - Geo's MLB The Show Obsession02:50 - The History of Global Colonization & Trade09:20 - The Logistics and Economics of Underground Markets12:20 - Why Geo Doesn't Trust the Stock Market15:10 - Industry Writers & Behind-the-Scenes Comedy Secrets16:40 - Navigating Envy in the Modern Comedy Landscape22:05 - The Mental Hustle: Performing After a Tragedy23:50 - The Art of Writing for a Roast27:45 - Navigating Local Indie Comedy Rooms30:30 - Curtis Sliwa's Street Smart Series & NYC History31:15 - Rating New York Mayors Over the Years34:30 - Pop Culture: The Chappelle's Show Legacy in Real Life39:45 - Analyzing the New Julio Foolio Trial Footage43:15 - The Reality of High-Stakes Legal Sentences & Charges47:20 - True Crime: Historic Jailbreaks & Security Flaws50:30 - The Psychology of Hearing a Courtroom Sentence52:00 - DMV Realities & State Bureaucracy57:00 - Upcoming Dates & Guest PlugsSee Privacy Policy at https://art19.com/privacy and California Privacy Notice at https://art19.com/privacy#do-not-sell-my-info.

On this emergency upload — and possibly the shortest episode in Fishing the DMV history — I'm joined by Clint Outlaw to break down the latest information surrounding the Gardy's Mill Pond Dam breach, the ongoing Gardy's Mill Road / Route 617 closure, and the growing community effort to protect this historic Virginia fishery from being permanently lost.Gardy's Millpond, located near Callao, Virginia on the Northumberland and Westmoreland County line, has been impacted by a serious dam breach near the primary spillway box culvert. The Virginia Department of Wildlife Resources (DWR) is currently working on an interim repair and stabilization plan while engineers evaluate the full extent of the damage.In this episode, we discuss what is currently known about the dam failure, why the pond may need to be drained, what the trench through the dam could mean for the future of the lake, and why anglers, local residents, and conservation-minded outdoorsmen are signing a petition to help make sure Gardy's Mill Pond is not completely destroyed.DWR has stated that the pond level has not yet dropped below the breach area, which means engineers still cannot fully assess the damage. In the meantime, contractors are expected to construct a trench through the dam down to the pond bed. This would help drain the pond, reveal the breach location, relieve pressure on the dam, protect the structure from further erosion, and reduce the need for daily safety monitoring.We also cover the upcoming public open house for Gardy's Millpond, where the public will be invited to review potential plans and speak directly with DWR staff and engineers.

Ryan, Dana, and Chris Trenkmann discuss the FWC reversing an online fishing license change that forced tourists to visit the DMV.See omnystudio.com/listener for privacy information.

On today's special episode of Turtle Time - "Bye Bye House" - we begin by discussing the In The City premiere party in New York City as well as Andy Cohen's trip to the DMV. (00:00 - 22:35) Then we dedicate all of our hearts and minds to discussing the season 10 finale of Summer House - "The Summer Before the Fall" - and recap every single moment in it. (22:35) And then we break down the Summer House Season 10 Reunion trailer! (01:26:30) And then finally we hail a "taxi" to the Big Apple to recap the season 1 premiere of In The City. (01:38:30) If you enjoyed this episode and need more Turtle Time in your life, join the ⁠⁠⁠⁠⁠⁠Turtle Time Patreon⁠⁠⁠⁠⁠⁠ and become a Villa Rosa VIP to hear exclusive bonus content! We're recapping the Vanderpump Rules series from the beginning each week. And if you need even more Turtle Time in your life, follow us on ⁠⁠⁠⁠⁠⁠⁠TikTok⁠⁠⁠⁠⁠⁠⁠ or ⁠⁠⁠⁠⁠⁠⁠Instagram⁠⁠⁠⁠⁠⁠⁠. And please, if you want to watch some of the fun things we do, subscribe on ⁠⁠⁠⁠⁠YouTube⁠⁠⁠⁠⁠. Learn more about your ad choices. Visit megaphone.fm/adchoices

In hour three, Hoch tells his story of his day at the DMV with pictures of comedians he saw there, and why Vincent van Gogh cut off his ear. Inter Miami is nearing the signing of midfielder Casemiro from Manchester United, and if Messi will start waving at the supporters. Hoch reads today's OTAs notes and observations from the Dolphins Camp from Sun Sentinel's Chris Perkins.

In hour one, Crowder, Appel, and Jimmy learn Hoch was at the DMV renewing his expired license. They analyze the Knicks' Game 1 comeback in the Eastern Conference Finals, focusing on James Harden, and preview Game 2 of the Western Conference Finals. Zach Gelb of 365 Sports Host discusses the Game 1 finish, Danhausen cursing the Cavs, Jacoby Brissett's holdout, Aaron Rodgers announcing his final season, and Drake Maye.

Hoch, Crowder, and Appel analyze the Knicks' comeback from 22 points in Game 1 of the NBA Eastern Conference Finals. Hoch discusses his DMV trip to renew his expired license. Plus, 365 Sports host Zach Gelb and Marlins Radio host Stephen Strom join the show.

Andy marks the 375th episode of the Secure Family Podcast by breaking down the wave of fake DMV and toll road scam texts that surged. He explains how the scam uses urgent messages about unpaid tolls, traffic fines, or license suspension to trigger panic. He fully breaks down the scam and then shares how you can protect yourself. Plus he gives people direction on what to do if a loved one has fallen victim to one of these scams.  Take control of your data with DeleteMe. Because they sponsor the podcast you can get 20% off a privacy plan from DeleteMe with promo code: DAD.  Connect

On this exciting episode of Fishing the DMV, I'm joined by Capt. Todd Bellamy of FishPit Charters, one of the most experienced and passionate Chesapeake Bay charter captains on the water. Capt. Todd operates primarily around Tangier Sound, Smith Island, Fishing Bay, and the main stem of the Chesapeake Bay, and in this episode he gives us a full late May into June fishing report for one of the most unique and productive sections of the Bay.We break down what is happening right now in the middle-to-lower Chesapeake Bay region, especially around Tangier Island, Smith Island, the grass flats, marsh islands, creek mouths, hard-bottom areas, and main Bay edges. This is the time of year when the Chesapeake Bay really starts to transition, with warming water temperatures, expanding grass beds, baitfish movement, and multiple species becoming active at the same time.Capt. Bellamy talks about the current bite for striped bass/rockfish, black drum, red drum, speckled trout, white perch, and shallow-water species moving through the Tangier Sound and Smith Island area. We also discuss how anglers should approach the Fishing Bay marsh system, including tidal creeks, grass lines, marsh drains, and backwater areas that can hold fish as the water warms up heading into June.If you're interested in Chesapeake Bay fishing, Tangier Sound fishing reports, Smith Island fishing, Fishing Bay Maryland, rockfish fishing, red drum fishing, black drum fishing, speckled trout fishing, white perch fishing, tidal marsh fishing, or late spring fishing patterns, this episode is packed with information.Topics Covered:Late May into June Chesapeake Bay fishing report Tangier Sound and Smith Island fishing patterns Fishing Bay marsh and tidal creek breakdown Rockfish and striped bass on grass flats and shallow points Black drum and red drum movement in the lower Bay Speckled trout potential around grass beds and marsh islands White perch fishing in tidal creeks and shoreline structure How tide, water temperature, salinity, and grass growth impact the bite Best areas to target during the spring-to-summer transition Capt. Todd Bellamy's guide insight from years on the Chesapeake Bay This is a must-listen episode for anyone fishing the middle Chesapeake Bay, lower Eastern Shore, Tangier Sound, Smith Island, Hoopers Island, Honga River, Fishing Bay, or the main stem of the Chesapeake Bay heading into summer.Whether you're a weekend angler, kayak fisherman, charter fishing fan, tournament angler, or someone trying to better understand how the Chesapeake Bay fishes during the late spring transition, Capt. Todd Bellamy brings a ton of knowledge to the table.Fish Pit Charters Facebook: https://www.facebook.com/profile.php?id=100088596144560 Fish Pit Charters on Instagram: https://www.instagram.com/fishpitcharters?utm_source=ig_web_button_share_sheet&igsh=ZDNlZDc0MzIxNw==  Fish Pit Charters website: https://fishpitcharters.com/?fbclid=IwY2xjawN3Se9leHRuA2FlbQIxMABicmlkETFFVVZyNGFwU2dsRzg4MVc3AR6ZhKCSK8QlhGQnXDglZlQ_GcAFbt9EncSWYYr6afvwnyKNyIBcR4GKx1pTnA_aem_9BIlG7ZB24Bm7mXXyQ6D-Q Sandbar yoga: https://www.sandbaryoga.com/ Please support Fishing the DMV on Patreon: https://patreon.com/FishingtheDMVPodcast If you are interested in being on the show or a sponsorship opportunity, please reach out to me at fishingtheDMV@gmail.com LMD Enterprises: http://lmdoil.com/ Jake's bait & Tackle Website: http://www.jakesbaitandtackle.com/ Link to Tactical Fishing Company: https://tacticalfishingco.com/ Fishing Pro Tech: https://www.facebook.com/FishingProTech Phone Number: (757) 566-1278 Email: lin@fishingprotech.us  Fishing Pro Tech Address: 7812-A Richmond Road, Toano, VA, United States, 23168Support the show

On this exciting episode of Fishing the DMV, we are celebrating the official Spring Bass Bash Award Ceremony and announcing all of the winners from this year's Patreon Club Member Spring Bass Bash Fishing Tournament!

On this exciting episode of Fishing the DMV, I'm joined by Jarrod Egolf and Justin Cremisio, the owners of J2 Fishing Company, to talk about their story, their mission, the upcoming Fighting to Fishing Charity Tournament, and a brand-new fishing product they are bringing to market.J2 Fishing Company started with two kids from Eldersburg, Maryland — shoutout to those E-Burg roots — fishing local waters like Piney Run Reservoir and Liberty Reservoir. What began as a shared love for fishing turned into a lifelong brotherhood, and nearly 30 years later, Jarrod and Justin are using that passion to build something bigger than just a fishing brand.In this episode, we dive into how J2 Fishing Company was founded, why fishing can be a powerful outlet for stress, mental clarity, healing, and purpose, and how reconnecting with the outdoors can change lives. Their message is built around faith, family, country, trust, mindset, and the belief that there is no limit to human potential.We also discuss their mission to help others heal through fishing — one cast, one breath, and one moment at a time — along with the meaning behind the Fighting to Fishing Charity Tournament and how anglers can get involved.Fighting to Fishing Tournament sign up: https://www.j2fishingcompany.com/2026-from-fighting-to-fishing-tournament  Link to J2 Fishing Company: https://www.j2fishingcompany.com/  Link to J2 Fishing Company on Facebook: https://www.facebook.com/profile.php?id=61569952240182  Please support Fishing the DMV on Patreon: https://patreon.com/FishingtheDMVPodcast If you are interested in being on the show or a sponsorship opportunity, please reach out to me at fishingtheDMV@gmail.com LMD Enterprises: http://lmdoil.com/ Jake's bait & Tackle Website: http://www.jakesbaitandtackle.com/ Link to Tactical Fishing Company: https://tacticalfishingco.com/ Fishing Pro Tech: https://www.facebook.com/FishingProTech Phone Number: (757) 566-1278 Email: lin@fishingprotech.us   Fishing Pro Tech Address: 7812-A Richmond Road, Toano, VA, United States, 23168Support the show

Welcome back to another beautifully unhinged episode of The Rizzuto Show, the daily comedy show where weather panic, backstage concert chaos, and deeply questionable life hacks all somehow live together in harmony.This episode starts with the gang discovering they unexpectedly have Memorial Day off… which immediately boosts morale by roughly 4,000%. Unfortunately, Mother Nature heard everyone getting happy and responded with “Cool, here's baseball-sized hail.”So naturally, the show spends an alarming amount of time discussing emergency hail protection strategies for your car. We're talking yoga mats on windshields, moving blankets stuffed in car doors, floor mats duct-taped to glass, and Amazon hail covers that apparently arrive approximately three business days AFTER your vehicle gets obliterated. Helpful.Then it's full speed into Point Fest weekend chaos. The crew recaps muddy stages, backstage panic, rain-soaked setup crews, and the bands asking whether they were about to get electrocuted mid-set. Tommy's response? Basically: “Then go home.” Which honestly might be the most rock festival answer ever delivered.Rizz also attempts the impossible mission of becoming best friends with Wolfgang Van Halen. Armed with sleeveless confidence and visible nipple tattoos, he enters the interview ready to crack the code of a man who arrived with crossed arms, a hoodie pulled tight, and the body language of someone trapped in a DMV waiting room. Against all odds? He gets a couple laughs. That's basically friendship in radio terms.Meanwhile:Moon invents fake science about breath mints killing “good bacteria”Rafe roasts an entire squad of freshly dumped teenage boysLern survives Point Fest while running entirely on vibes and tank topsAaron Lewis apparently hotboxed an entire backstage area into another dimensionBlue October delivers emotional damage directly to everyone's soulSomebody may or may not have confused funnel cake residue for cocaineAnd the show debates whether Schlitz beer has secretly been dead for 20 years alreadyAlso discussed:✔️ Why Moon suddenly believes a razor blade/apple tongue injury story✔️ Why Tim Virgin was apparently giving dating seminars to teenagers✔️ Why “my mom gave me this pass” is the funniest security response ever✔️ The mystery concert announcement gamble that immediately cost Moon ten dollars✔️ Why every security guard at Point Fest feels like family at this point✔️ And how Rizz's son and his broccoli-haired crew somehow looked simultaneously suspicious AND adorable all day longThis episode is pure St. Louis concert-season energy. Loud, chaotic, humid, sarcastic, slightly emotional, and somehow still functioning despite every warning sign suggesting otherwise.If you love backstage stories, hilarious fails, weird news, live music chaos, sarcastic commentary, and a daily comedy show that sounds like your funniest friends yelling across a parking lot before a concert… congratulations. You found your people.And yes… somehow this entire episode still qualifies as a professional broadcast.Barely.This daily comedy show is proudly fueled by caffeine, poor decisions, weather anxiety, and whatever cloud Aaron Lewis left hovering backstage.Follow The Rizzuto Show → https://linktr.ee/rizzshow for more from your favorite daily comedy show.Connect with The Rizzuto Show Comedy Podcast online → https://1057thepoint.com/RizzShowHear The Rizz Show daily on the radio at 105.7 The Point | Hubbard Radio in St. Louis, MO.See Privacy Policy at https://art19.com/privacy and California Privacy Notice at https://art19.com/privacy#do-not-sell-my-info.

Today's show features: - Chris Hudson, GM at Mark Miller Subaru - Lee Perine, VP of Partnerships at YASSI - Scott Simons, Dealer Principal at Simons Chevrolet GMC This episode is brought to you by: Zurich – Zurich helps dealers operate with clarity, confidence and certainty — driving stronger performance today while protecting long‑term value. From proven F&I processes and insights‑driven training to income‑generating programs, profit participation, and risk management solutions, Zurich is built to help dealers win now — and build for what's next. Discover more at: https://carguymedia.com/4wxv8dz YASSI – Yassi is a national vehicle verification platform that gives dealers a single source of truth for real-time lien, title, and registration data. When a dealer runs a VIN, they see active liens, title brands, DMV holds, and registration stops as they exist right now, pulled directly from state and federal databases, not aggregated data from the last refresh. No contracts, no monthly fees, no minimums. Visit Yassi.com to learn more or email sales@yassi.com to get started. Check out Car Dealership Guy's stuff: CDG Circles ➤ https://cdgcircles.com/ CDG News ➤ https://news.dealershipguy.com/ CDG Jobs ➤ https://jobs.dealershipguy.com/ CDG Recruiting ➤ https://www.cdgrecruiting.com/ My Socials: X ➤ ⁠https://www.twitter.com/GuyDealership⁠ Instagram ➤ ⁠https://www.instagram.com/cardealershipguy/⁠ TikTok ➤ ⁠https://www.tiktok.com/@guydealership⁠ LinkedIn ➤⁠ https://www.linkedin.com/company/cardealershipguy/⁠ Threads ➤ ⁠https://www.threads.net/@cardealershipguy⁠ Facebook ➤⁠ https://www.facebook.com/profile.php?id=100077402857683⁠ Everything else ➤ dealershipguy.com

On this exciting episode of Fishing the DMV, I'm joined by Bassmaster Open Champion Cole Huskins to break down his incredible Bassmaster Open victory on Lake Norman! If you're looking for a Lake Norman fishing report, Bassmaster tournament breakdown, bass fishing tips, tournament fishing strategy, or kayak bass fishing insight, this episode is packed with information to help you catch more bass.Cole explains how a critical late-day adjustment to a Neko-rigged worm helped him land the giant bass that secured the win in one of the tightest Bassmaster Open finishes of the season. We also dive into postspawn bass fishing patterns, offshore bass fishing, dock fishing techniques, low water conditions, suspended bass behavior, and how changing weather impacted the tournament.

As spring turns to summer, IL's Terry Foy talks to NextRep founder Logan Frank about his new app, a marketplace launching in the DMV that will match prominent high school and college lacrosse players with aspiring young athletes looking to follow in their footsteps.What's most interesting about Frank and his plan is that he's done it once before — during the pandemic, when he was went home from Susquehanna. He shares what he learned from that experience, how he's been plagued by the desire to launch this app and how he hopes to see it grow.

In today's episode, I'm speaking with Shao (Pat) Tsen, Deputy Executive Director for Consumer Policy, Transportation, and Enforcement at the California Public Utilities Commission (CPUC). We start with an overview of the CPUC and Pat's role in it. We also break down the split between the CPUC and DMV, clarifying who regulates what, and what companies actually need to do to launch an autonomous vehicle service in California, including the different permit types required along the way. Pat explains the CPUC's technology-agnostic approach to AV regulation, and why Tesla's current robotaxi deployment isn't considered an autonomous vehicle service under CPUC jurisdiction. We then dig into what it really takes to secure an AV permit, and whether the approval process is more subjective or objective in practice. The conversation also covers enforcement, reporting, and data collection requirements for AV companies, including new stoppage event reporting rules and what data is ultimately made public. We also get into how the CPUC approaches transparency, accountability, and the balance between innovation and public safety—and where its regulatory oversight starts to reach its limits. Chapters (00:00) Introduction to Shao (Pat) Tsen (03:34) Introduction to the CPUC and their areas of regulation (05:03) Pat's role at the CPUC (08:37) CPUC vs DMV: Who Regulates What? (10:54) Steps to launching an autonomous vehicle service in California—and the different types of permits (14:05) The CPUC's technology-agnostic role in AV regulation (15:05) Why Tesla's robotaxi isn't considered an autonomous vehicle service in California (18:35) What it takes to get an AV permit from the CPUC (21:35) Is the CPUC's AV permit approval process more subjective or objective? (24:55) Enforcement, reporting, and data collection for AV companies under the CPUC's jurisdiction (30:21) What autonomous vehicle companies currently have to report to the CPUC, including new stoppage event requirements (32:45) What AV company data is made publicly available? (37:10) How the CPUC handles new edge cases and teleoperations (41:44) Limits of the CPUC's oversight (43:00) Conclusions and final thoughts Notes/Links: You can find Pat on Linkedin. Relevant links for the CPUC's AV program Decision and resolution numbers which set rules or approved new authority to operate D.18-05-043 aka the "Pilot Decision," created the AV Pilot program and set requirements for participants D.20-11-046 as modified by D.21-05-017 aka the "Deployment Decision," created AV Deployment program and set the requirements for participants D.24-11-002 aka the AV Data Decision, expanded AV data reporting requirements including incident reporting and "stoppage event" reporting R.-25-08-013 (OIR opened August 2025) – the new AV rulemaking to update policies/processes/rules for AV passenger transportation General Order (GO) 157-E: TCP Regulations Resolutions: Resolution TL-19144 (2023) – approved Waymo for Phase I Driverless AV Passenger Service Deployment Resolution TL-19145 (2023) – approved Cruise (Phase 1 driverless deployment authorization) AV Program Quarterly Reporting (link). To file a complaint, you can fill out this form Passenger complaint form and email to consumer-affairs@cpuc.ca.gov To submit a public comment in the ongoing AV rulemaking, as mentioned at the 41:25 timestamp, you can access the public comment tab here R2508013 -Harry

BMitch and Czabe open the show discussing the latest headlines around the DMV.