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Keith welcomes back Todd Drowlette, star of A&E's The Real Estate Commission, to help demystify commercial real estate for residential investors.  They explore which sectors are most resilient to disruption from AI, automation, and Amazon, why certain office and warehouse assets still work, and how service-based retail like nail salons and quick-service restaurants can offer durable returns.  Todd breaks down the basics and advantages of triple net (NNN) leases, key considerations in office-to-residential conversions, and how rising interest rates are reshaping commercial deals.  He also shares negotiation tactics from large commercial transactions that investors can immediately apply to their next rental property purchase. Episode Page: GetRichEducation.com/616 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. We're talking with the star of the A&E show, the Real Estate Commission today. What real estate sectors are safe from AI, robots, and Amazon disruption? How many deals on the commercial side are still going to implode due to mortgage rates resetting higher? And some of the best negotiation techniques from $100 million deals that you can use in your own deals, and more today on Get Rich Education. 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 DanielThomashHind.com. H-I-N-D. That's DanielThomashHind.com and sign up before spots fill. 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 Caeli Ridge. While it's on your mind, start at ridgelendinggroup.com. That's ridgelendinggroup.com.   Speaker 1  2:19   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  2:35   Welcome to GRE from Peoria, Illinois to Peoria, Arizona, and across 188 world nations. I'm Keith Weinhold, and you're listening to Get Rich Education. Though we're a show centered on how to build wealth through residential real estate investing, today we're talking mostly about the commercial side with a guest that's more comfortable investing in commercial real estate than he is residential. We'll learn why. He is the star of the new real estate show called the Real Estate Commission that airs on A&E Network. Todd Drowlette, because he was here with us last year shortly before the show debuted, and he had so many interesting things to tell us then. That's why he's back. Now we know that residential real estate is positioned well at surviving the boom in artificial intelligence's influence because everybody still needs a place to live. You can't download a kitchen or living room, and a chatbot can't replace a roof. But some types of commercial real estate are vulnerable to AI. I'm going to ask Todd which types and businesses are the most resilient to survive AI, robots, and Amazon, because there surely are some. He does a good job of making commercial real estate approachable to those that have never invested in it before.   Keith Weinhold  3:59   Contrary to the narrative, he also likes to talk about why office real estate is not dead. Occupying both worlds, I will ask him about office to residential conversions and also get his take on what is happening with commercial loans because apartment investors have been feeling the pain ever since mortgage rates doubled and nearly tripled in 2022. I'll ask about commercial loans blowing up and just how much more of that is expected to happen because the pain is certainly not over there. Let's meet this week's guest. A series on A and E Television and streaming launched last year called The Real Estate Commission, and it's going well enough that it's gearing up for season two. The star of that show is with us today. He was with us last year just before the show debuted, and that's when he shared all kinds of interesting insights with us, like why. A gas station is on a certain side of the road. He's perhaps the most prolific commercial real estate broker in the nation. He's managing director at Titan Commercial Realty Group in New York, closing deals totaling over $2 billion all across commercial real estate sectors. He's represented everyone from local startups to national reits. Hey, welcome back to Get Rich Education, Todd Drowlette.   Todd Drowlette  5:26   Thank you so much for having me back. I appreciate it. It's always great to talk to you.   Keith Weinhold  5:30   Yeah, same. It was so interesting when you were here last year, and I do want to ask you about how it's going with the A and E show later. Most of our listeners own single family rentals or small multifamily, and I think the commercial side, Todd. Frankly, it it intimidates some people. I know I've thought of it that way before. What are some of the misconceptions that the residential side seems to have about the commercial side?   Todd Drowlette  5:56   So a big misconception is that you have to be smart to do it. You certainly do not. A lot of people also think you have to already be a multimillionaire to do it, right? So the same way with residential, there's levels to it. There's levels to commercial real estate. So I say there's pros and cons, right? So in commercial real estate, if you have an office building or a shopping center or a ground lease, you rent to a McDonald's, whatever. You don't get phone calls at two in the morning saying my hot water tank just exploded, my furnace isn't working. So you still get property management calls, but they're typically from you know Monday through Friday, nine to five type of thing, and you don't need millions of dollars. People think you do. It's like you can buy a small two or three tenant office building or a two or three tenant retail shopping center, maybe something has a nail salon, hair salon in it. Depending on the market you're in, that could be a couple $100,000 to buy. If you're in a tertiary town in the United States, if you're in a major metro, it could be a million, 2  million bucks. But the rent is commiserate with what you're paying. So if you can make an 8 or 10% return, a lot of banks will finance startup people as long they're looking in commercial at the quality of the tenant and what the lease is. So you could have no experience, but if you're going to rent to a Hertz rental car, a Starbucks, a McDonald's, even if you personally have like say a 750 credit score, it's decent. It's not a perfect credit score, but you're financeable. They're lending in commercial real estate based on the credit and the length of the leases, not necessarily on your own financials. And a lot of people don't realize that, and they think, "Oh, bank's never going to approve me because I've never done commercial real estate before. Well, nobody's ever done anything until they do it, right? So as long as you start small, banks will lend to people, you know, on smaller things, there's a ton of pros to being in commercial real estate compared to residential. There's less competition. It's easier to repeat deals because once you know one tenant's looking for something, then you can find the next thing they're looking for, and it's a small knit group. You know, if there's 3 million real estate agents in the United States, I would say across the entire country, maybe 10,000 of us are commercial real estate agents.   Keith Weinhold  8:05   Yeah.   Todd Drowlette  8:06   So if you get into commercial, once you get into that network of people with a deal with the tenants and the whatever, you know, if you're in, you're in. If you're out, you're out. That was a very long answer to a very short question.   Keith Weinhold  8:16   Well, some people even have one of the same hangups about residential real estate investing-they think just to buy income property takes an awful lot of money, not realizing you can start with a single-family home of less than 300k or even less than 200k still today and make a small down payment on it. And you know, Todd, I think one thing that refines commercial real estate for some people and piques interest among residential investors is one of the first things that they learn when they're finding out about commercial real estate investing is the triple net lease. Oftentimes, you see that abbreviated NNN out there, and how that can make things somewhat more hands off for that commercial real estate investor. So, can you tell us about triple net leases?   Todd Drowlette  9:00   I sure can. Number one, the funny thing about triple net leases: none of the three things the N's represent start with an N. So your triple nets are literally your real estate taxes, your insurance, and your commonary maintenance. None of which start with an N. Yet it's called N N N.   Keith Weinhold  9:14   It's kind of like reading, writing, and arithmetic. The 3r is what only one of them starts with an R. It's a terrible acronym, but yes.   Todd Drowlette  9:22   Exactly. So there's different types of triple net properties. So essentially, a triple net property, unlike most residential, where you're responsible, you get X amount of rent, and then out of that rent for your income, you're going to subtract out your school tax, your property tax, your property insurance, liability insurance, you know, snow plowing, lawn mowing, all that type of stuff, right? So triple net properties, you have absolute net properties, which is the best thing you can own from a landlord's perspective. Those are things that are called absolute ground leases or an absolute net lease. Typically, you'll see those in like many gas stations. Will be that a lot of McDonald's. Deals are that where essentially you own a piece of property, you buy a piece of property, and you go here. You have X amount of time to put your building up, do construction, get your approvals. You're going to pay me X per month in a ground rent. You build your own building, you own your own building, you're responsible for it, and I just own the dirt. And those are typically 10 to 20 year leases with options. The downside of a triple net ground lease is you can't depreciate anything because it's just ground, right? So you don't get the depreciation you get with other properties, but you have no risk other than the credit of the tenant. So if you're signing a lease with the United States Postal Service and it's the federal government, you know you're getting that. Those will trade typically about one percentage point higher than U.S. Treasuries because there's very, very little risk in it. But there is some risk, so as an investor, you need a little bit better return than the guarantee of a U.S. Treasury.   Todd Drowlette  10:54   Then you have roof and structure triple net properties, where basically, okay, the roof and the structure I'm responsible for as the landlord. Anything inside of that, or you're responsible for, and then the tenants pay the proportionate share of, like I said, the taxes, the snow plowing, whatever. If that's a multi-tenant building, then you run the risk. Oh, tenant moves out as the landlord, you got to pick up that percentage. If if you have a 10,000 foot building and someone's in 2000 feet and they move out, well, now you're responsible for 20% of that tax and CAM and insurance bill until you replace it with a new tenant. But typically, if you're investing in small strip centers, smaller office buildings, which people say office is dead, I've made a fortune in office. Office is not dead. You just have to own the right office in the right place. A lot of downtown offices are dead, where they're moving to the suburbs for drugs and a lot of other issues. But typically, you know, strip centers today, people are buying those for 8% returns to as much as 10, 12% and a lot of times they're vacancy. That's upside you can add into it as well. But again, these are all things that you can get into for a couple $100,000 down, and there's way more room for error than people think there is. As long as you have a professional that's looking at the lease for you before you buy it, you know you just want to make sure the guarantee is on the lease that you have corporate guarantees. But typically, if a bank will finance it, they're also looking at that. But it's not as scary as people think it is, and it's really a strong alternative to investing in single-family homes. Not that I'm knocking single-family homes. There's pros and cons to literally everything you do in life, as you know. 100.   Keith Weinhold  12:28   A triple net lease, where in commercial property the tenant covers three main expenses or nets: property taxes, insurance, and the maintenance and repairs. And in a lot of the situations, like Todd is describing, that really leaves landlords responsible for little more than the mortgage, really increasing the passivity here. And you know, tenants that are willing to shoulder a triple net lease, I don't think of them as taking on those extra costs for nothing. I think about it is in exchange, tenants typically pay lower rent then, and the tenant also gets more control over the property in a triple net arrangement.   Todd Drowlette  13:08   That's a generally safe thing to say, but I hate saying this. I can't believe I'm even saying this, but you know they say location, location, location. So it really depends on the market. The biggest mistake people make to go, oh, I get asked all the time, should I invest in land? I'm like, hell no, raw land. I go when I develop stuff, I have a use for it. Once I get the approvals, then I'll close and buy the land. Land banking stuff and just going and buying land and hoping it goes up in value. I have a number one rule that I always say to people, and it's anytime you can buy $1 for 50 cents, you buy it, but you don't buy property for $1 hoping it goes to $2 because there's no guarantee that that'll happen. In raw land, you know you have a guaranteed. You're paying taxes every year, so just paying taxes on something that's also not returning you anything is a terrible investment, in my opinion. You're speculating. If you want to speculate, just go to the casino, play roulette, pick black or red, and you have roughly a 50-50 shop minus the three greens, but there's a lot easier ways to make money than buying raw land. But shopping centers, triple net properties, there's definitely ways for people to get into that that are much lower risk, and they're not as scary as you'd think. And many banks will finance them.   Keith Weinhold  14:18   Now, if you had to buy one commercial asset today, what would that be? I know that might depend on some factors, but generally, I've got to say, industrial comes to mind for me as one of the hottest commercial real estate asset classes in quite a while.   Todd Drowlette  14:32   So I would pick two strategies. One would be high bay warehouse, whether it's specifically industrial or just warehouse, but things with high ceilings, open floor plans, like you know, a 20,000 foot warehouse, 30,000 feet, something in that range, that a lot of people want that type of use. Warehouse rents have been increasing way faster than office or retail rents have been in the same markets. And as things get more and more automated, you still need to ship stuff. You still need to. Stuff you still need to get things to people's houses, so with the whole AI boom and the crazy things that are happening, I think there's going to be a lot fewer people with jobs sooner than people realize. But I do think the warehouse is a good thing to be invested in, especially if it's on main streets. It could be retail, could be warehouse, could be whatever. The second thing I'll say that's very low risk are any businesses that Amazon can't compete with you for. So, a small strip center that's two or three tenants, that's a hair salon, a nail salon, service type business, retail tenants, because it's a turnover business. So, like nail salons, they're never going to come to your house and do your nails unless you're a billionaire, because they can make more money with people coming to them in back-to-back appointments. So any type of service business tenant that you can have, and typically nail salons, hair salons, they don't usually go out completely. Usually, if they don't want to do it anymore, they'll sell the business to somebody else, and you keep a tenant. From an ownership standpoint, there's very low turnover and having to pay new brokerage fees or do give tenant fit-ups or free rent to like get their business up and running. So I would either go high bay warehouse with loading docks like 18 foot, 20 foot or higher ceilings, open floor plans, overhead doors, 20, 30,000 square feet, or two or three tenant strip malls with high traffic counts, good suburban locations that have service type businesses. Those are your two. Would be very hard to lose as long as you don't overpay when you buy them.   Keith Weinhold  16:25   This is such an interesting thing to say when you think about a resilient business, something that can't easily be disrupted by AI or Amazon, which something like a nail salon would fit into. Tell us about some of those other types that might fit into a small retail center that are resilient that way.   Todd Drowlette  16:45   End caps, so any kind of like a Popeyes, a McDonald's, anything that's drive-through or food. Even you're starting to see, you know, the Tesla robots, and you're seeing more and more of that. However, people will still buy the food. So whether the employees are actually still in there, it's all robots. They still physically need a place that's close and convenient for people to drive to, or even the food delivery apps. Like a lot of the retail restaurants now are telling me 30, 40% of their orders are delivery through like Uber Eats and whatever. But those are great tenants to have because they're still making money, and as the world's changing, they're adapting. And I want tenants that adapt to the changing world. And honestly, they can afford to pay more. This is terrible. But from a strictly landlord perspective, the fewer employees they have, you don't have workers' comp claims, you don't have the insurance, you don't have all those things. The more you can afford to pay rent to landlords. So as the world's changing, those type of retail, small strip centers, end caps, fast food, QSR type food, quick serve retail. Those are definitely things that I would be considering if I was someone getting into this, and they're things that I also own. So I always recommend what I would do myself.   Keith Weinhold  17:55   Right, and with that commercial tenant, if they're serving fast food, yes, it's not like their customer has to physically show up there at that business for that business to thrive.   Todd Drowlette  18:06   And actually, if you have them as a tenant, because of the delivery, like with a drive-through, you're typically only working off one or two miles. But Uber Eats or these other meal services, they're now going out five, six, even seven miles in some places. So that actually means their sales could be higher. And another thing I didn't mention, but now I'm thinking, a lot of restaurant tenants will pay a percentage rent. So actually, as their sales go up, even though there's not more infrastructure, you know, strains from more customers coming in and out of your property, as they're doing the meal delivery, you're actually potentially be getting cut of that as a landlord with percentage rent, which is a thing that doesn't exist in residential real estate, obviously, there's multiple streams of income for triple net properties at times when you have percentage rent that doesn't exist in warehouse, where it's in retail. It doesn't exist in office, doesn't exist in warehouse, doesn't exist in residential. So that can be a nice bonus, and you see that with supermarkets, restaurants, different types of retailers pay percentage run.   Keith Weinhold  19:05   Okay, so in a sense, Todd, we've been talking about going against the flow, if you will, in being in businesses that are resilient toward disruption from AI or Amazon. But while we're talking about industrial real estate, warehouses do come to mind for me soon afterward, I think generations ago maybe industrial had the connotation of a dirty factory. But today, when I think about warehouses, I think about Amazon fulfillment centers or AI data centers. So, what is the business like for investing in those sort of warehouse deals, and how do those deals even get put together for these warehouse types.   Todd Drowlette  19:42   So you have two types. So you have people who do spec building. So there's guys that will go out and say, "Hey, I'm in the warehousing business, and they'll go through. They'll get approvals and they'll say they'll buy 10 acres, 20 acres, 30 acres, and they'll say, "Okay, we're going to." Put I'm making this up. 500,000 square feet of warehouse on this. They'll go get approved, but they basically will put up a spec building of 40,000 50,000 feet, and then they'll lease it. Depending how long it takes them to lease it, then they'll build the next one. Once you kind of have one building up, it's much easier to prelease. If you just have a piece of dirt and say, hey, I'm going to do a warehouse building here. Unless you have a direct in specifically with Amazon, and they're like, hey, we need to be in Skoda, New York, you know, at this exit within 10 miles of that. And it's like anything. Once you do something for someone once, they're working across the whole country. So if you're particularly good in a specific region as developer, they will often say, "Hey, find me a spot here, here, because they're in the business of getting open and running data centers. They don't care if you're making a profit on the real estate, and they're not set up to locally go through the approvals, know the politicians, know the process, that whole thing. So there's opportunities like that. If you don't know anyone from a hole in the wall, if you have a big piece of property and you start with whatever you're comfortable with to spec out a warehouse, 10,000 feet, 5000 feet. See how long it takes. Do you lease that in six months? Does it take three months? Does it take a year? And then you can kind of take some of the profits from that, either refinance, or if you have a construction loan, then build the next one, build the next one, and build the next one. You can kind of build out as the demand comes along.   Keith Weinhold  21:22   You're listening to Get Rich Education. We're talking to the star of the A and E show, the Real Estate Commission, Todd Drowlette. So much when we come back. He's going to update us on what's happening with office to residential conversions, how much higher interest rate pain is still going to surface in some of these deals, and a negotiation tactic or two that you can use for your own residential deals. I'm your host Keith Weinhold. Flock Homes helps you retire from real estate and landlording, whether it's one problem property or your whole portfolio, through a 721 exchange, deferring your capital gains tax and depreciation recapture. It's a strategy long used by the ultra wealthy. Now, mom and pop landlords can 721 the residential real estate request your initial valuation. See if your properties qualify at flockhomes.com/gre. That's flockehomes.com/gre. 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 straightforward approach built on real assets, not speculation. And 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.   Todd Drowlette  24:15   Well, I'll tell you about some of the pitfalls, and I'll tell you the huge opportunities. If you have office buildings that are vacant, you know, particularly in downtown municipalities like in Albany, New York, you know, our state capital in New York. Politicians and the government right now are creating a lot of incentives to convert those, where they're putting up grant and giving away millions of dollars to private developers that you don't have to repay. So there's a huge opportunity to have people take on a lot of the risk for you to do it. Some of the pitfalls people get into are you want to pick the right office building to do it for. So you want to a make sure that that office building either has on site parking garages or on site parking because I've seen people try to do it and that. Downtowns where there's no parking, and you can put a lot of money in a building with no parking. And if you're not in New York City, where people are used to, and you're competing against suburban apartments, that's a tough sell. So that's number one. Number two, for whatever reason, people really want in office buildings and downtown settings floor-to-ceiling windows. So you really want to pick office buildings that already have floor-to-ceiling windows because it can be very expensive. If you get over three floors, it can be very expensive to cut out windows and make them larger. And another, this is a huge money potential pitfall if you're not careful. Many municipalities and states have different codes for elevators for residential buildings than they have for office. It makes no sense to me, but office buildings. It has to do with fitting the elevator has to be large enough that you can get a stretcher if someone had a heart attack and needed to be wheeled out. Ah, for some reason, residential buildings require larger elevators, and if your shaft isn't big enough and your car isn't big enough. You could have a million dollars or more of an unexpected expense to either make the shaft bigger. Some buildings you can't even do it.   Keith Weinhold  26:08   Well, but if it was originally set up for-   Todd Drowlette  26:09   It doesn't make any sense either. This is new. If you have an office building that's 30 stories tall, people could have heart attacks in the middle of the day at the office. So how is that any different than if they're at home in an apartment and have a heart attack, so it doesn't make any sense to me why the code is different for the fire code. But in New York State, the fire code is different, and that can be astronomically expensive, or it can literally stop your project dead in the tracks if it just becomes cost prohibitive to do it.   Keith Weinhold  26:34   That's something that I never would have thought about. I generally like to see office to residential conversions revitalizing central business districts in our cities. You know, you talked about the parking before having less need for parking. If people can walk to work and where they work, that increases the walkability of an area. I like so many things about office to residential conversions, despite all the hardships and the pitfalls you have to avoid.   Todd Drowlette  27:01   Oh, they're great. You just want to make sure you're picking the right building. So my point is, if you have five or 10 vacant office buildings, mostly vacant office buildings, just make sure you're choosing the right one. And before you buy it, do your due diligence and go through with contractors and engineers and architects that understand all the codes and say, hey, the other positive thing that saves money in office conversions is most office buildings. If you have an elevator bank, typically have bathrooms directly across from the elevator bank, so water and sewer can be very expensive when you're running apartments. So having central lines going up through usually concrete floors can save you a ton of money in the design and the layout of how you place the units and do it around central bathrooms, but typically larger office buildings will have plumbing and sewer on different parts of the floor. So it just means you have to go less distance and it saves money. And a lot of office buildings, even older ones, have higher ceilings, which today is very desirable for apartments. So if you can have a building that has natural light, high ceilings, and you can get grant money to do it, that's definitely something people should look into. And even with a smaller building, I've seen people in New York people are converting 5000 foot office buildings into like five units. You know, there's money to be made. You just have to buy right. I always say, you know, if you can buy $1 for 50 cents. Buy it. Don't buy $1 and hope it goes to $2 A   Keith Weinhold  28:25   lot of these physical limitations, oftentimes in the office to residential conversion, and Todd in the residential world, oftentimes apartment buildings have been problematic. A lot of these syndicators have had their deals blow up because in 2022 or earlier they got five to seven year fixed rate debt. Those deals are coming due. The mortgage payments double, and a lot of times the operator just can't meet it, and it blows up. And apartment building values have been down about 30% nationally, largely for that reason, even though an apartment building owner gets a commercial loan, I still want to know from the commercial side and the commercial use type how much higher interest rate pain do you see that has surfaced and is still going to surface.   Todd Drowlette  29:17   So, I'll answer this by quoting my grandmother. She said, "Anytime you want to cook, whatever size pot you think you need, pick twice that size pot and start using that.   Keith Weinhold  29:29   Yeah.   Todd Drowlette  29:29   So I say the same thing when you're financing a deal or you're writing it out and seeing what your returns are. I always say to people, make sure that you have a big enough cushion in there for all the things you can never predict in commercial loans, there's a ton of guys that are about to lose their shirts, and you're starting to see it because, unfortunately, I don't know if it's true in residential real estate, but in commercial real estate, I've seen guys go from nothing to 50 million, 100 million, $200 million net worths, but I've also seen. Lose everything. So what happens in commercial real estate that you don't want to do is so many people say OPM, use other people's money, use other people's money, use other people's money, which is fine as a strategy. But what you don't want to do is cross collateralized loans. So if you have one property and then you go, oh, let me refinance that and then buy a next property and I'll refinance that and buy the next property, and then the bank's like, okay, we'll refinance that, but we're going to now tie all these properties together as one mortgage, or you're going to cross guarantee these properties. Right. The problem with that is, the people who do that strategy, if you started at that, you know, in 2021 when interest rates, you could get things at three and three quarters percent. Well, commercial loans are five-year loans typically, and they might have 20 or 20-five-year amortizations. So, unlike a residential mortgage that's a 15 or 20 or 30-year self-amortizing loan, they're not. At the end of five years, you have a balloon payment that you have to pay off. So, if interest rates are going down, that's amazing because if your tenants are the same, and even if your rents didn't change, and you bought something at 6% and now it's at 5% Your cash flow goes up significantly, and nothing happened other than your refinance. The problem is you have a ton of guys right now, guys, women, people that were financing stuff five years ago at three and three quarters, and now interest rates are hanging six and a quarter, six and a half, depending on the property, is might maybe seven. Same tenant, same everything. You're giving the keys back to the bank because you're broke now. Because all of a sudden you're financing, you squeeze too much out of the deal. I always say you can take on the in in or you can take on the out, but you can't have both. So when people are financing stuff, they just need to make sure. Like here's another thing I'll go off on. A lot of people will buy stuff with tax credits, and you see even with residential apartments, a lot of guys are financing that, selling people tax credits. Economies and things change and things move. If a deal is so tight that you need the tax credits to make the deal make sense, yeah, don't do the fricking deal because tax credits should be an added bonus. That's just, hey, that's a nice adding to the cushion. So many people have razor thin margins. They go, oh well, I do the tax credits. If I can get 70 cents on the dollar, this is how I make the money. I tell people I will have nothing to do with tax credit deals unless it's strictly a bonus. The deal has to stand on its own, and always assume in the course of five years interest rates could go up three points or down three points. Most people will not listen to me and will not do that. If you do that, you'll never get killed and you won't lose a property. It's super conservative, but there's enough money you can make, and if you buy it right, that's how you can afford to figure that spread in when you're financing something. But just so many people get greedy, and I just think back to my friend Bob Bear, who died. I met him when he was like 70-five. He was a billionaire, self-made, and he used to say to me, "It's not what you make; it's what you keep. And when people would ask how rich are you, he knew how rich he was. He would say, "I don't owe anybody in the world a dime.   Todd Drowlette  32:59   And to me, my entire strategy is I don't owe anybody in the world a dime. So I personally look at deals and say, out of my own cash flows, what can I buy? And instead of buying four properties a year, I might buy one property a year. But if I'm buying that and compounding my returns, I'm not paying interest to the banks. So it's just a different strategy. I sleep at night. I'm like the multimillionaire next door. I don't live extravagantly. I don't drive Ferraris and Rolls Royces. That's just not my thing. But I sleep at night and I have peace, which is important to me, knowing I don't owe anybody in the world a dime. But will I get as rich as the guy who's risking everything? No. But real estate to me is musical chairs, and the music always stops at some point. And there's never enough chairs for everybody. But if you're somebody who's in a cash position, which you're going to be going through in the next six months to a year, on the residential and commercial, I think there's going to be blood in the streets. And I think people who are sitting in cash are going to have like a once in a lifetime opportunity to buy things at a deep discount.   Keith Weinhold  34:02   Philosophically, we're different in one way. I use debt and leverage to grow larger, but ensuring that I do have enough income to cover the mortgage and all the operating expenses. But Todd, to your analogy about your grandmother in selecting a bigger pot than what she would need to cook whatever she's going to do, when it does come to debt, the last time I bought an apartment building myself, which wasn't recent, I could have chosen seven-year fixed-rate debt with a balloon at the end, or 10-year fixed-rate debt with a balloon at the end. The 10-year fixed-rate debt cost me one quarter of a percent more in mortgage rate, which dented my cash flow during the entire duration of that loan. But I did indeed choose that 10-year loan in order to have that much more certainty, and I sure am glad that that's what I did.   Todd Drowlette  34:54   That's always the game because it's people think that rich people know what you don't, or it's inside. Whatever I'm like. Number one, if you sit in a room with a bunch of rich people, yes, they will work against you if it benefits them to work together. But if it doesn't, you have egos and separate interests that are all competing. And there's always that thing of I know very very rich people who could buy and sell me 100 times over, and I also know that you don't know what you don't know, and the world has gotten so complicated, and financial markets are all intertwined globally. Anyone to be able to predict, it's like it's a crapshoot when you're like, okay, do I take seven years? Where do I think interest rates will be in seven years? It's hard to say where interest rates going to be tomorrow. You ask a banker tomorrow, they can't tell you. So it's like, what's your best educated guess of seven or 10 years? What's the better play? But I always go the conservative route.   Keith Weinhold  35:43   I think it's easier to predict the future direction of capital prices than it is interest rates. Myself,   Todd Drowlette  35:50   but I will say also, I am the exception. And if you have 100 other guests on here in the next year, well, 50-one more guests in here the next year, yeah, they would all say Todd's an idiot. That's terrible advice. If you want to get rich, literally leverage, leverage. Just do it intelligently, and I acknowledge that. I don't see the world the way other people do, but my end game is to be rich and comfortable, and to sleep at night with peace. And that's why I choose to do what I do, realizing I'm giving up. It's the you know what are you giving up to what do you gain benefit analysis, and I'm realizing I'm giving up some upside in my total potential net worth. But I like peace, and you know I had anxiety for years. I don't have it anymore, and I live my life to be as anxiety free as I can possibly be.   Keith Weinhold  36:34   That's interesting, and that certainly works for you, Todd. What's one negotiation tactic that you get from dealing with, well, let's say Decca or Centa million dollar commercial deals that our listeners could use the very next time that they buy a rental property.   Todd Drowlette  36:53   So the number one mistake I think people make is they assume what's motivating the other person, and they assume it's always price. So anytime I'm going to negotiate a deal from someone, whoever has the most information always wins, and whoever doesn't need the deal always wins. Yeah. So I want to know as much about that other person on the other side as I am. Are they going through a divorce? Are they desperate? Do they hate each other? Is it a partnership breakup? Did somebody inherit it and they live five states away and don't even know what this thing is worth that they have. So the number one thing from a negotiating standpoint is understand exactly who you're negotiating with and what's motivating them. From an actual tactic standpoint, just think logically through whatever the process is, and you can always go up. You can't go down. So the key is to offer as little as you can without insulting the person, so they don't even respond. So figure out what that fine line is, and before you go into the negotiation, know what your walk away number is. That's just the point you're not getting over. The fast way to lose in a negotiation is to get stuck in a bidding war. There's nothing I want so much that I'm going to overpay for it. So when people go, "Well, if somebody else is interested, I go then sell it to them. Yeah, I don't need it. Sell it to them. And then the other thing I'll say is, if you start the negotiation, this is the one piece. Say your number and shut up. So many people are scared of silence. And then, right, if the person doesn't immediately respond, they go, "Oh, well, I guess I offered you 500,000 I mean, I guess I could go 550. As soon as you talk after you give a number, you're negotiating against yourself. So throw the number, let it land wherever it lands, and do not talk until that person responds to you. That's like the number one mistake I see people do. They throw out a number, they get nervous with the silence, and then they immediately go up in their offer. That person could have been thinking, "Oh my God, did I forget to call back my whatever? And they're not even thinking about the number you just threw out. But people just assume, oh God, the number was too low, and then they negotiate against those. Do not do that.   Keith Weinhold  38:48   Risk the awkward silence. And yes, to your point about learning more about the other side, terms are often more important than price for sure. Well, Todd, you know a lot of commercial real estate content in mainstream media it tends to focus on these big institutional deals. But what has made your A and E show interesting, the Real Estate Commission, is what it's called. Is it focuses more on sort of leasing and this negotiation that we're just touching on there, and that's what makes you interesting. So tell us about what audiences can expect for season two of the Real Estate Commission on A and E.   Todd Drowlette  39:24   So, season two, you will 100% see real landlords, real brokers, real investors. You'll see real retailers. You'll see people relocating their offices in New York City. You'll see stuff in upstate New York. It's generally in the Northeast. In the first season, we helped a kitchen cabinet manufacturer relocate their suburban offices in Philadelphia. I sold a 50-unit HUD property that has a HAP contract you might be familiar with. That was crazy going through a bankruptcy foreclosure proceeding two year. That was crazy. Yeah, so you are going to. See more of that. It's a documentary. It's not a reality show, so you're watching the deal as it unfolds. Some things have happy endings. Some things have terrible endings, but they're real endings either way. So people will see a lot of that of deals happening in the Northeast. And if someone's listening and they're a business owner and they want to be part of the show, they can apply. We're announcing the casting will be open for about three weeks across the U.S. They can go to the realestatecommission.com/forward/tv and they can apply to be part of the show.   Keith Weinhold  40:32   Now, since you started this last year, I want to ask: Has this A and E exposure helped you generate more business and create traffic? I would really think so.   Todd Drowlette  40:42   Yeah, I wasn't sure. You know how because you never anything new. You never know, right? Like I put time and energy into it. It definitely did. Definitely, people start to notice you, which is a little weird. I was in a cell phone store, and they literally it was playing, and the guy's like, "Oh, it's you! Like, and then everybody who's walking in, he's like, "Hey, look, it's the guy on TV. He's right here. That was like kind of an awkward. Like, I'm like, "Okay, this is weird. Guy was excited, so that was fine. It's an adjustment of things, but it definitely has increased our overall visibility and people reaching out to do deals with us for sure.   Keith Weinhold  41:18   Is there any last resource you'd like to tell our audience about.   Todd Drowlette  41:21   I would just quickly announce the first season did so well. We're actually doing a spinoff show that'll also air on A and E called the Real Estate Commission New York that we're casting in upstate New York as well as New York City for brokers, agents, home sellers, home buyers that will actually document real buyers, real sellers, same thing. It'll follow our format, which I know there's a million shows on TV about real estate. Those are reality shows, not docu series. And I'll say, without going into the details, there's a very big difference between those two and what you're actually seeing on camera and what's happening. That will air in March of 2027, back to back with our show, I will make cameos in that. But I'm executive producing that show, so from your residential audience, that's a show they should tune into. I think they'll get a lot out of it.   Keith Weinhold  42:12   Congratulations! Your show has had so much success that it's setting the template for another show, and it has been most interesting since we first had you here last year to follow this along, Todd Drowlette. It's been a valuable chat. Thanks so much for coming back onto the show.   Todd Drowlette  42:28   I'd love to come back anytime, and thank you so much for having me on again. I appreciate it.   Keith Weinhold  42:38   Drowlette is spelled D R O W L E T T E. Todd and I talk a good bit off mic as well. In addition to the elevators, sometimes he emphasizes how cumbersome to impossible HVAC system compatibility is when you're doing office to residential building conversions. Too, you just never seem to hear about an easier than expected office to residential property conversion. It is most interesting and rare that Todd is not much of a leverage guy at all. Whereas in the vein of financially free beats debt free, I like to approach deals where the interest cost is lower than the expected opportunity cost. When it comes to negotiating, some of Todd's approach, you know, it's similar to what prominent hostage negotiator Chris Voss shared with you here on the show a few years ago. That silence is powerful in negotiating. In fact, if you feel like you need to say something to fill the silence. Use what Chris Voss calls the mirroring technique, and the mirroring technique that is simply repeating what the other party just said, kind of like a parrot would. For example, if you're trying to buy a property and the seller says that the best they can do is sell it to you for 550k and a delayed 90-day close. Reply with 550k and a 90-day close, and then listen to see if the seller comes down from there. Or instead, you can simply say nothing and just sit there with the silence like Todd recommended. The reason I like these particular negotiating techniques right here is that they're easy to remember and they're easy to do. You either remain silent or, per the mirroring technique, you just repeat the last words that the other party said. Thanks to Todd Drowlette today, you can check out the real estate commission on A and E Coming up here on the show soon. Back to residential, where for the first time ever on the show here we discuss what might be the greatest real estate cash flow strategy because it's becoming quite popular today. Until next week, I'm your host Keith Weinhold. Don't quit your daydream.   Speaker 1  45:08   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  45:36   The preceding program was brought to you by your home for wealth building getricheducation.com  

Fitz confronts Hap after failing to find his son and Svanja the previous night. Hap is completely unrepentant and Fitz, angry and morose. Back at the castle and informed by Lord Golden of a ship of Bingtown ambassadors, Fitz gets ready to spy. The Fool and Fitz traverse Chade's labrynth and see some familiar faces gathered before Queen Kettricken and Chade.  We're reading Golden Fool by Robin Hobb, book 2 of the Tawny Man Trilogy in The Realm of the Elderlings.

Dans ce nouveau numéro de Carrément Business sur Radio RPA, Aïmed Badereddine reçoit Romain Moureau, diagnostiqueur spécialisé au sein de SGI Compliance. Son activité couvre des domaines essentiels liés à la sécurité et à la conformité : diagnostics amiante, plomb, termites, mais aussi des expertises plus spécifiques comme le diagnostic PEMD (Produits Équipements Matériaux Déchets) et la recherche de HAP dans les enrobés bitumineux. À travers son métier, il accompagne les professionnels et les collectivités dans la gestion des risques et le respect des obligations réglementaires.

On the way back to his and Lord Golden's rooms, Fitz stops to spy a bit on the Narcheska Elliania and Poettre. After, he accepts Lord Golden's invite to go along on the ride with Dutiful and Lady Vance. Elliania announces her true age at the ride, claims equality with Queen Kettricken, and mostly ignores the prince, to his chagrin. After the ride in Buckkeep Town, Fitz is confronted by Svanja's father and they look for his daughter and Hap.  We're reading Golden Fool by Robin Hobb, book 2 of the Tawny Man Trilogy in The Realm of the Elderlings.

Bom dia! ☕Entenda mais sobre a HAP com a MSD aqui.Confira as referências da MSD aqui.Saiba mais sobre a Bike Ella da Moura aqui.No episódio de hoje:

Time is passing in Buckkeep, and Fitz is busy. He is teaching Dutiful, trying to spend time with Hap and Jinna, avoiding Thick, trying to sleep despite Nettle's dream intrusions, and talking about all of that with Chade. We discuss the circle of magic, Chade's memory loss, and Fitz being infuriating as usual.  We're reading Golden Fool by Robin Hobb, book 2 of the Tawny Man Trilogy in The Realm of the Elderlings.

Send us Fan MailHarvard University & North Shore Navigators SS Jack Rickheim takes a break from his crazy NECBL schedule to join, “The Happy Hour”!!Jack and Hap talk about his baseball life from Milton, Georgia to All Ivy-League 1st team at Harvard University to Fraser Field..... and where to next?The guys tackle some controversial topics like NIL and the Transfer Portal. But mostly the guys talk some baseball with the VIP CHATROOM & have some fun!!!THIS EPISODE WAS BROUGHT TO YOU BY DUDEROBE! The official Robe of The HHSC & THE UFC!!    The Dads Day sale is on!!!   Get the Duderobe , The Bro-Throw or the "She-Robe" for the ladies and save 30% till dads day at the link below!http://duderobe.sjv.io/0GYN43YOU CAN ALWAYS SAVE 20% WITH CODE KINGHAPFollow Jack on Instagramhttps://www.instagram.com/jack.rickheim12This episode was recorded live on the network infront of Happy Hour V.I.P.s If you want to be part of the live tapings follow us onTwitch https://m.twitch.tv/thehappyhourscOrwww.TheHappyHourSocialClub.comAS  ALWAYS The Happy Hour is brought to you by LIQUID-IV & LIQUID-IV SUGAR FREE LIV ENERGY!!!https://glnk.io/koyv/kinghap  *PROMO CODE KINGHAP OR KING.HAP SAVES 25%OLD SCHOOL LABS AMAZING Supplements made for Amazing people!….. Try the Delicious TIRAMISU PROTEIN! Save 25% site wide with promo code Kinghap(https://shop.oldschoollabs.com/KINGHAP)NORTH CANNA CO.Discover the best THC-infused drinks and THC gummies on the planet. Sip or chew while relaxing the enjoyable life's finer moments with no hangover!  CBD blends are also available as option for both drinks and chews. https://www.drinkthenorth.com/?snowball=KINGHAP

Jinna greets Fitz and warmly welcomes him in to her home. Afterwards, he dwells on his longing for deep connection. He goes to see Hap, who is quite discontent with his role at Gindast's woodshop and Fitz leaves that discussion troubled. Back at Buckkeep, he finds a note from Chade, directing him to take the time to go back to his cabin to tie up the loose ends.  We're reading Golden Fool by Robin Hobb, book 2 of the Tawny Man Trilogy in The Realm of the Elderlings.

May 20, 2026 ~ Chris Renwick and Lloyd Jackson spoke with Margaret Anderson, the new President of Health Alliance Plan by Henry Ford Health, about HAP's growth and future plans. Hosted by Simplecast, an AdsWizz company. See https://pcm.adswizz.com for information about our collection and use of personal data for advertising.

Dok se Srbija sprema za izbore, mi analiziramo novu, modernizovanu verziju Lazareve kletve: Šta čeka one koji odu u Pefkohori i Hanioti, a zaborave da glasaju? (Spoiler: Kupanje u gradskom bazenu do kraja života). U ovoj epizodi se bavimo i Kristijanom Golubovićem koji je ispunio obećanje i istetovirao predsednika na bicepsu, uz prateći rep hit "Vučem Vučiću". Tu je i detaljna analiza gramatike u novim SNS spotovima, a saznaćete zašto je "ovo napravila naprednjaci" i ko je zapravo "čepolja" po mišljenju tabloida. Pored toga, otkrivamo detalje najgore otmice u istoriji Resnika gde su kidnaperi nudili mito žrtvi da zaboravi na kidnapovanje, i zašto je Marko Dražić najveći drumski razbojnik jer je vozio čitavih 11 km/h preko ograničenja. ❤️ Delimo 100 mesečnih Patreon pretplata na nivou 500 (onaj što pokriva PODkastić, KVIZić i POPkastić!) : https://www.patreon.com/njuz/redeem/AC2FC

Send us Fan MailChris Wrenn joins, “The Happy Hour” this week to discuss his fun and amazing journey!  From a young age he was hooked on punk rock and the punk rock lifestyle. His journey to becoming the founder of Bridge Nine Records, is the fun and crazy part! He has financed his entire record label with sports # 1 rivalry!  REDSOX/YANKEES! Chris and his friends were the ones that cashed in on the “YANKEES SUCK” boom!  Now it was not all fun and games! This journey got risky and sometimes even extremely dangerous! Chris joins King Hap to talk his journey and new book, FENWAY PUNK.Enjoy this exciting episode with Hap and 1st time author Chris Wrenn!***BRAND NEW UNRELEASED ABYSS HIT DROPS AT THE CONCLUSION OF TODAY's SHOW***Pick Up Fenway Punk herehttps://www.chriswrenn.com/fenway-punkFollow Chris on Instagramhttps://www.instagram.com/chrisb9?igsh=MTNlMDh1dzNydW5mMQ==This exciting episode was brought to you by LIQUID-IV SUGAR FREE LIV ENERGY!!!https://glnk.io/koyv/kinghap  *PROMO CODE KINGHAP SAVES 25%This episode was recorded live on the network infront of Happy Hour V.I.P.sIf you want to be part of the live tapingsfollow us on Twitchhttps://m.twitch.tv/thehappyhourscorwww.TheHappyHourSocialClub.comAAS  ALWAYS The Happy Hour is brought to you by the official Top Shelf Alcohol of the Happy Hour!CLEARWATER DISTILLERY https://shop.clearwaterdistilling.com/PROMO CODE KINGHAPSAVES 10% and free shipping over $100OLD SCHOOL LABSAmazing Supplements made for Amazing people!TRY THE AMAZING TIRAMISU PROTEIN! Save 25% site wide with promo code Kinghap(https://shop.oldschoollabs.com/KINGHAP)

This week, Sinead O'Sullivan is back, and she's got an answer that official Ireland really doesn't want to hear. We dig into the "failure premium", the staggering cost of a state that knows how to hand out subsidies but has forgotten how to coordinate, build, or own anything. We follow the money: why HAP quietly inflates the rent into the landlord's pocket, why housing a refugee costs €99 a night here and €13 in the Netherlands, and why we're paying premium prices for second-rate outcomes across housing, health, and infrastructure. We look at how a country adapts to dysfunction, sheds in back gardens, hollowed-out city centres, kids emigrating, until we stop noticing it's not normal. What happens when the multinational money slows down and we're left holding the infrastructure deficit we never fixed? Hosted on Acast. See acast.com/privacy for more information.

Fitz, as Tom Badgerlock, waits a long time with Jinna for his foster son, Hap, to get home. Companionable silence and small talk pass the time until Fitz has to leave. On the way to Lord Golden's rooms, Fitz is confronted by Piebalds and in turn, Fitz confronts that he needs to think like an assassin again.  We're reading Golden Fool by Robin Hobb, book 2 of the Tawny Man Trilogy in The Realm of the Elderlings. 

An episode over 2 years in the making, and finally it's here. It's not a full comprehensive episode, we dont want to bog you down with everything all at once, but Dr Marenne Van Hangel Budde joins Dam Parenting to discuss tthe foundational elements of the Netherlands health care system for children. We discuss why the system can feel confusing to immigrants, who is who in this system (Huisarts, Consultatiebureau, Kinderarts, SEH, HAP) .We have quick fire rounds to answer real examples of who to reach out to when our little one might need help. We touch on insuarnce, referrals and costs also relarted to our children.

Bahar polenleriyle birlikte geldi. Alerjik vakalar artışa geçti. Hapşırık, burun akıntısı, göz kaşıntısı yaşayanların sayısı hızla çoğalıyor. Peki polenler neden bu kadar etki ediyor? Hangi bünyeler daha yatkın? Alerji tedavi edilmezse ne olur? Burun spreyleri bağımlılık yapar mı? Merak ettiklerimizi Göğüs Hastalıkları Uzmanı Prof. Dr. Ergün Tozkoparan'a sorduk.

Da li je Srbija postala sat bez kazaljki na kružnom toku? U novoj epizodi Njuz Podkasta seciramo Vučićev debakl kod Gorislava Papića na RTS-u, merenje raketa sa Hrvatskom i objašnjavamo zašto su beogradski studenti preko noći postali "Talibani" i "Crveni Kmeri". Uz to, rešavamo misteriju Šapićevog sata od 6 tona, gledamo kako Miša Vacić salutira fašistima u Rimu i dajemo vam besplatan "life hack" sa piši-briši hemijskom za sledeće izbore. Ako nas uhapse zbog ovog podkasta, dogovorili smo se ko koga vadi iz zatvora (ali samo utorkom).

Send a textIt is that time of the year!!!   FANTASY BASEBALL SEASON!!!!King Hap and Taco go position by position to help you prep for your own drafts! King Hap is a multiple time fantasy champion and is featured on Fantasy Sports talk weekly. Hap gives his SLEEPERS and his annual "KING HAP STAY AWAY ORDERS" as well.Taco a HHSC board member is a cohost on Wednesday nights live sports programming and holds multiple championships in all fantasy sports and formats!The guys gather with the VIPs in the chat room and break it down like ONLY THE HAPPY HOUR SOCIAL CLUB CAN!AS ALWAYSThe Happy Hour is brought to you by the official Top Shelf Alcohol of the Happy Hour!CLEARWATER DISTILLERY https://shop.clearwaterdistilling.com/PROMO CODE KINGHAPSAVES 10% and free shipping over $100OLD SCHOOL LABSAmazing Supplements made for Amazing people!TRY OATMEAL CREAM PIE PROTEIN! Save 15% site wide with promo code Kinghaphttps://shop.oldschoollabs.com/?aff=364Liquid I.V.WOW..... NEW MOCKTAILS!!!

Send a textIn a fun change of pace, Leanna Renee Hieber joins, The Happy Hour to disscuss her new book, Haunted happenings, and all things Gothic!! Hap has a blast as does the VIP Chatroom listening to Leanna's own experiences, her knowledge, and her just telling these true ghost stories!!This is a very fun listen!Follow Leanna on Instagramhttps://www.instagram.com/leannareneehieberCheck out her webpage and all her books https://www.leannareneehieber.com/This episode was recorded live on the network infront of Happy Hour V.I.P.sIf you want to be part of the live tapingsfollow us on Twitchhttps://m.twitch.tv/thehappyhourscorwww.TheHappyHourSocialClub.comAS ALWAYSThe Happy Hour is brought to you by the official Top Shelf Alcohol of the Happy Hour!CLEARWATER DISTILLERY https://shop.clearwaterdistilling.com/PROMO CODE KINGHAPSAVES 10% and free shipping over $100OLD SCHOOL LABSAmazing Supplements made for Amazing people!TRY OATMEAL CREAM PIE PROTEIN! Save 30% site wide with promo code Kinghaphttps://shop.oldschoollabs.com/KINGHAPLiquid I.V.WOW..... SUGAR FREE LIV ENERGY!!!https://glnk.io/koyv/kinghap*PROMO CODE KINGHAP SAVES 25%

Fitz wakes up in his own bed late in the day and into the evening. Lord Golden is quite upset with Tom Badgerlock for how he packed his silks, and the conversation between them is laden with words unspoken. Fitz heads to town to check on Hap and finds only Jinna, who welcomes him in gladly.  We're reading Fool's Errand by Robin Hobb, book 1 of the Tawny Man Trilogy in The Realm of the Elderlings. 

✨ Meet Tori Nealon ✨She is a Reiki healer, meditation guide, and Hapé ceremony facilitator based in Vancouver, BC.Her sessions are a unique blend of energy healing, guided meditation, breathwork, and sacred plant medicine. She starts by grounding you with a gratitude meditation, followed by an optional Hapé ceremony (a non-psychoactive Amazonian tobacco blend revered as a master plant teacher) to clear your mind and connect you to your body. Then she channels Reiki energy to wherever it needs to go, using intuitive guidance and pendulum work to read your energy centers.Clients come to her when they're stuck in their heads, caught in a "fixing mindset," and ready to drop into their hearts. They often leave feeling lighter, clearer, and more trusting of themselves and the path ahead.

In this episode of The Business Method Podcast, host Chris Reynolds sits down with Kenneth “Hap” Klopp, the legendary former CEO who transformed The North Face from a small outdoor brand into a globally recognized powerhouse. From his early days growing up in Spokane, Washington, to leading one of the most iconic outdoor apparel companies in the world, Hap shares the leadership philosophy that drove his success, one rooted in understanding people, building authentic culture, and balancing commercial growth with environmental responsibility. Hap opens up about how The North Face built demand rather than simply following it, the innovative branding strategies that helped define the company, and the importance of storytelling in creating lasting brand value. He also reflects on sustainability, employee engagement, and how true innovation often comes from staying focused on long-term purpose rather than short-term wins. Today, Hap continues to inspire future entrepreneurs through teaching and mentorship, sharing decades of hard-earned lessons about leadership, resilience, and building meaningful businesses. This episode is packed with insights on brand-building, sustainability, leadership, and innovation straight from one of the outdoor industry's most influential pioneers.  Episode Highlights: 00:00 Introduction to Hap Klopp and The North Face 01:27 Hap Klopp's Early Inspirations and Philosophy 03:49 Challenges and Lessons in Business 07:19 Building The North Face Brand 12:18 Environmental Commitment and Innovations 16:10 The Impact and Legacy of The North Face 19:06 Company Culture and Employee Development 23:37 Branding and Storytelling 29:54 Chapters of Growth and Survival 32:13 Maintaining Employee Engagement 35:19 Creating Demand vs. Following Demand 37:40 The Importance of Focus and Survival 43:10 Influencer Marketing Before It Was Cool 46:28 The Myth of Overnight Success 48:35 Lessons from Bucky Fuller 51:29 Connecting with Nature 01:00:05 Final Thoughts and Resources    Connect with Hap Klopp Instagram: https://www.instagram.com/hapklopp/ LinkedIn: https://www.linkedin.com/in/hap-klopp-b3b976/ Twitter (X): https://x.com/HapKlopp Facebook: https://www.facebook.com/ALMOSTbyHap/  Subscribe to The Business Method Podcast  Website: https://www.thebusinessmethod.com/  Apple Podcasts: http://bit.ly/TheBusinessMethod  Spotify: http://bit.ly/SpotifyTheBusinessMethod  Follow Chris Reynolds: Instagram, Facebook, YouTube, LinkedIn — @chrisreynoldslive  https://linktr.ee/ChrisReynoldsLive

Today on Galway Talks with John Morley:  9am-10am  No properties available within HAP scheme limits in December   New laws aimed at curbing short term lets won't apply in Co Galway after being watered down by government   Bank of Ireland reports sharp increase in romance fraud   10am-11am Galway City Council to move to new headquarters by Christmas following three years of delays   Sports Preview New Healthcare Manual for Children with Congenital Heart Disease Going to School   11am-12pm Preview of RingRoaded Documentary airing on Friday Paralympian to attempt 6th world record by pulling 120tonne Aran Island ferry in rossaveel 

Send us a textScott Eden is one of the top investigative journalists in the business. His writing for ESPN the magazine and GQ show his talent but none as much as his new book, “A Killing in Cannabis”!!He and KING HAP talk about his career as a journalist, some of his most amazing articles, and of course the new book that drops this Tuesday!!!The VIPs have a blast as do Hap and Scott!Check out Scott's website with some of his amazing workhttps://www.scotteden.net/Follow Scott on Instagram https://www.instagram.com/eden.scottThis episode was recorded live on the network infront of Happy Hour V.I.P.sIf you want to be part of the live tapingsfollow us on Twitchhttps://m.twitch.tv/thehappyhourscorwww.TheHappyHourSocialClub.comAS ALWAYSThe Happy Hour is brought to you by the official Top Shelf Alcohol of the Happy Hour!CLEARWATER DISTILLERY https://shop.clearwaterdistilling.com/PROMO CODE KINGHAPSAVES 10% and free shipping over $100OLD SCHOOL LABSAmazing Supplements made for Amazing people!TRY OATMEAL CREAM PIE PROTEIN! Save 30% site wide with promo code Kinghaphttps://shop.oldschoollabs.com/KINGHAPLiquid I.V.WOW..... SUGAR FREE LIV ENERGY!!!https://glnk.io/koyv/kinghap*PROMO CODE KINGHAP SAVES 25%

Send us a textBrought to you by our friends at BLACKOUT COFFEE!! (Promo code KINGHAP saves 20%) https://www.blackoutcoffee.com/?p=Hy85hLyRHigh energy morning show live from The Fantasy Sports Network! It's the Conference Championship Weekend! UFC 324! Last min MLB moves!  Hap as always great chats with all the VIPS!!!Enjoy a Listen & a Coffee with a couple hundred friends talking sports to start you day off right!!!This episode was recorded live on the network infront of Happy Hour V.I.P.sIf you want to be part of the live tapingsfollow us on Twitchhttps://m.twitch.tv/thehappyhourscorwww.TheHappyHourSocialClub.comAS ALWAYSThe Happy Hour is brought to you by the official Top Shelf Alcohol of the Happy Hour!CLEARWATER DISTILLERY https://shop.clearwaterdistilling.com/PROMO CODE KINGHAPSAVES 10% and free shipping over $100OLD SCHOOL LABSAmazing Supplements made for Amazing people!TRY OATMEAL CREAM PIE PROTEIN! Save 15% site wide with promo code Kinghaphttps://shop.oldschoollabs.com/?aff=364

Please Support Breaking Form!Review the show on Apple Podcasts here.Aaron's STOP LYING is available from the Pitt Poetry Series. And BEAUTIFUL PEOPLE is available from Bridwell Press. James's ROMANTIC COMEDY is available from Four Way Books.NOTES:Read "Hap" by Thomas Hardy. And watch a here's a video enactment/reading of "Hap" by Thomas Hardy. And watch a reading/enactment of the poem here. Read a terrific essay about Hardy's poem published by the Thomas Hardy Society here. Thomas Hardy wrote 947 poems, and you can read them all online here.  For more about Taylor Swift's newest album's variations, read this piece in Vareity.Tom Brady does not have a brother who plays football. Gayle King interviewed Heated Rivalry star Hudson Williams at the Golden Globes. See the viral-video exchange here. Here's a reddit thread on being rejected on Christmas Eve.  

HAP GİBİ  YAPI-ŞİKE -CEVHERİ GÜVEN ANLATIYOR

Please join us at patreon.com/tortoiseshack In this Reboot Republic, Rory talks with Ber Grogan, executive director of the Simon Communities of Ireland about what are real reasons for the ongoing rise in homelessness, finding hope in solutions like a ban on evictions, and is it fair to call out landlord greed to get the market rent & the HAP trap. Venezuela Podcast with el Pais journalist Nicholas Dale Leal:https://www.patreon.com/posts/patron-exclusive-146527115 Support Simon here:https://www.simon.ie/donate/

Bookwaves/Artwaves is produced and hosted by Richard Wolinsky. Links to assorted local theater & book venues   Joe Lansdale:Author of the “Hap & Leonard” series of novels, and other genre works Post Views: 24 Joe R. Lansdale, in conversation with Richard Wolinsky f, recorded November 12, 2025, discussing his latest Hap & Leonard book, “Hatchet Girls,” his recent collections, and his life as a writer. Joe R. Lansdale writes a broad spectrum of fiction, from his successful Hap and Leonard series of noir mysteries, to fantasy and horror short fiction, to western novels and short stories, as well as a variety of genre mash-ups. His latest Hap and Leonard mystery, Hatchet Girls, according to Wikipedia, is the 27th in that series. There are forty books in the series, plus over forty short story collections, including the most recent to date, In the Mad Mountains, stories inspired by H.P. Lovecraft. There are five books in his Drive-In series, three in his Ned the Seal series, plus various chapbooks. He's also written for television and film, including episodes of Love, Death and Robots, and a Hap and Leonard TV three-season series, which ran originally on AMC+ and later on Netflix, starting in 2016. Complete Interview     Book Interview/Events and Theatre Links Note: Shows may unexpectedly close early or be postponed due to actors' positive COVID tests. Check the venue for closures, ticket refunds, and mask requirements before arrival. Dates are in-theater performances unless otherwise noted. Some venues operate Tuesday – Sunday; others for shorter periods each week. All times Pacific Time. Closing dates are sometimes extended. Book Stores Bay Area Book Festival  See website for highlights from the 110th Annual Bay Area Book Festival, May 31 – June 1, 2025. Book Passage.  Monthly Calendar. Mix of on-line and in-store events. Books Inc.  Mix of on-line and in-store events. The Booksmith.  Monthly Event Calendar. BookShop West Portal. Monthly Event Calendar. Center for Literary Arts, San Jose. See website for Book Club guests in upcoming months. Green Apple Books. Events calendar. Kepler's Books  On-line Refresh the Page program listings. Live Theater Companies Actors Ensemble of Berkeley.  See website for readings and events. Actor's Reading Collective (ARC).  See website for upcoming productions. African American Art & Culture Complex. See website for calendar. American Conservatory Theatre A Streetcar Named Desire by Tennessee Williams, Jan. 21 – Feb. 1, 2026, Toni Rembe (Geary). Paranormal Activity, Feb. 19 – March 15, Toni Rembe. Awesome Theatre Company. See website for information. Berkeley Playhouse. Once, February 20 – March 22.  Berkeley Rep. An Evening with David Sedaris, .Jan. 3 – 11, Roda Theatre. Berkeley Shakespeare Company See website for upcoming productions. Brava Theatre Center: See calendar for events listings. BroadwaySF: Moulin Rouge! The Musical, December 16-28, Orpheum. See website for complete listings for the Orpheum, Golden Gate and Curran Theaters. Broadway San Jose:  A Beautiful Noise, December 30 – January 4. See website for other events. Center REP: Lost in Yonkers by Neil Simon, March 29 – April 19. Central Stage. See website for upcoming productions, 5221 Central Avenue, Richmond Central Works After Happy by Patricia Milton, Feb. 28 – March 29. Cinnabar Theatre. My Fair Lady, January 23 – February 8, 2026. Club Fugazi. Dear San Francisco ongoing. Check website for Music Mondays listings. Contra Costa Civic Theatre A Chorus Line, June 6 – 21 See website for other events and concerts. Golden Thread  See website for upcoming productions. Hillbarn Theatre: Rogers & Hammerstein's Cinderella, December 4 – 28. What the Constitution Means to Me by Heidi Schreck, January 22 – February 8. Lorraine Hansberry Theatre. Soulful Christmas, December 27-28, Magic Theatre. Los Altos Stage Company. A Christmas Carol, November  28 – December 21.. Lower Bottom Playaz  See website for upcoming productions. Magic Theatre. Lorraine Hansberry Theatre presents Soulful Christmas, December 27-28. Marin Shakespeare Company: See website for events and productions. Marin Theatre: The Cherry Orchard by Anton Chekhov Jan . 29 – Feb. 22, 2026. Mission Cultural Center for Latino Arts Upcoming Events Page. New Conservatory Theatre Center (NCTC)  Ruthless,  Dec. 5 – January 11, 2026. New Performance Traditions.  See website for upcoming schedule Oakland Theater Project. See website for upcoming 2026 season. Odd Salon: Upcoming events in San Francisco & New York, and streaming. Palace of Fine Arts Theater.  See website for event listings. Pear Theater. My Fair Lady, Feb 20 – March 8. See website for staged readings and other events. Playful People Productions. Next production: The Play That Goes Wrong. Presidio Theatre. Peter Pan Panto, Nov. 29 – Dec. 28. See website for complete schedule of events and performances. Ray of Light: Mean Girls. May 2026. Ross Valley Players: See website for New Works Sunday night readings and other events. San Francisco Playhouse. Into the Woods. November 30 – January 17, 2026. SFBATCO.  See website for upcoming streaming and in- theater shows. San Jose Stage Company: See website for events and upcoming season Shotgun Players.  Sunday in the Park with George, November 15 – December 30. South Bay Musical Theatre:  Little Women, The Broadway Musical, January 24 – February 14, 2026. SPARC: See website for upcoming events. Stagebridge: See website for events and productions. Storytime every 4th Saturday. The Breath Project. Streaming archive. The Marsh: Calendar listings for Berkeley, San Francisco and Marshstream. Theatre Lunatico  See website for upcoming productions.. Theatre Rhino  Streaming: Essential Services Project, conceived and performed by John Fisher, all weekly performances now available on demand. TheatreWorks Silicon Valley Georgiana & Kitty, Christmas at Pemberley by Lauren Gunderson and Margot Melcon, Dec. 3 – 28, Lucie Stern Theatre, Palo Alto. Word for Word.  See website for upcoming productions. Misc. Listings: BAMPFA: On View calendar for Berkeley Art Museum and Pacific Film Archive. Berkeley Symphony: See website for listings. Chamber Music San Francisco: Calendar, 2025 Season. Dance Mission Theatre. On stage events calendar. Fort Mason Center. Events calendar. Oregon Shakespeare Festival: Calendar listings and upcoming shows. San Francisco Gay Men's Chorus. See schedule for upcoming SFGMC performances. San Francisco Opera. Calendar listings. San Francisco Symphony. Calendar listings. Filmed Live Musicals: Searchable database of all filmed live musicals, podcast, blog. If you'd like to add your bookstore or theater venue to this list, please write Richard@kpfa.org   . The post Bookwaves/Artwaves – December 25, 2025: Joe Lansdale, Prolific Genre Writer, 2025 appeared first on KPFA.

Joe R. Lansdale, in conversation with Richard Wolinsky f, recorded November 12, 2025, discussing his latest Hap & Leonard book, “Hatchet Girls,” his recent collections, and his life as a writer. Joe R. Lansdale writes a broad spectrum of fiction, from his successful Hap and Leonard series of noir mysteries, to fantasy and horror short fiction, to western novels and short stories, as well as a variety of genre mash-ups. His latest Hap and Leonard mystery, Hatchet Girls, according to Wikipedia, is the 27th in that series. There are forty books in the series, plus over forty short story collections, including the most recent to date, In the Mad Mountains, stories inspired by H.P. Lovecraft. There are five books in his Drive-In series, three in his Ned the Seal series, plus various chapbooks. He's also written for television and film, including episodes of Love, Death and Robots, and a Hap and Leonard TV three-season series, which ran originally on AMC+ and later on Netflix, starting in 2016.   The post Joe Lansdale, Prolific Genre Writer, Part Two: 2025 appeared first on KPFA.

MadDawg & Hap talk football and kicking. Hap was a placekicker for the Bulldogs from 1996-1999 under Coach Jim Donnan.

The Enough Said Crew is back with another fun Saturday night episode.  On this episode, we recap a few moments from Week 9.  We discuss a couple key matchups for week 10 including a big Eagles Packers matchup, Rams Niners, and Patriots Bucs.  We break out the contender pretender board and start picking who we think has a shot and who looking to next year.  At the end of the show, we do a game of "Hap or Crap".  Are the Eagles "S" tier, hap or crap?  Enjoy the episode and leave any feedback at enoughsaidcrew@gmail.com.

Send us a textBumpy Johnson is known as the Boss of Harlem and the lead star in the TV hit show "The Godfather of Harlem". Bumpy lived a crazy life working with and against The 5 Families of NY. Ant Hatcher is a musician and the owner of the "Ellsworth Raymond "Bumpy" Johnson" estate. King Hap being a fan of true crime and music has a blast with his chat with Ant. But, HOW DOES ANT FEEL ABOUT THE WAY THE NETWORK EXPLAINS HIS FAMILY? Their life? Their struggles?............ HE DOES NOT LOVE IT!Ant is as real as it gets and he and Hap chat it up and have a fun show that is enjoyed by all. The VIPs have a blast and enjoy one of Ants musical hits on the way out!!!**This epidose at some points has a little bit of an echo..... Its minor and the show is worth the minor sound issue**Follow Ant on Instagram https://www.instagram.com/ant_hatcherCheck out The Johnson Family page on FBhttps://www.facebook.com/share/1DswC1gajq/?mibextid=wwXIfrYouTube for Anthttps://youtube.com/@oaiindianz70?si=W_Iw0LCZJZzlWrOhThis episode was recorded live on the network infront of Happy Hour V.I.P.sIf you want to be part of the live tapingsfollow us on Twitchhttps://m.twitch.tv/thehappyhourscorwww.TheHappyHourSocialClub.comAS ALWAYSThe Happy Hour is brought to you by the official Top Shelf Alcohol of the Happy Hour!CLEARWATER DISTILLERY https://shop.clearwaterdistilling.com/PROMO CODE KINGHAPSAVES 10% and free shipping over $100OLD SCHOOL LABSAmazing Supplements made for Amazing people!TRY OATMEAL CREAM PIE PROTEIN! Save 30% site wide with promo code Kinghaphttps://shop.oldschoollabs.com/KINGHAPLiquid I.V.WOW..... SUGAR FREE LIV ENERGY!!!https://glnk.io/koyv/kinghap*PROMO CODE KINGHAP SAVES 25%

Send us a textOn this episode of the live chat, King Hap has a lot of questions about MLB, UFC, WWE , BOXING, FITNESS, & a lot more…As well as a rant about Big Pharma and Gambling Sites influencing coverage!!

"I rented my property out to HAP tenants and they caused over €12k worth of damage"... On this episode of the Podcast - we hear from two landlords... one who was stung by 3 different HAP tenants and says they cannot be trusted with private property.. This episode is a real eye opener

Send us a textSteve Marchese has worn a number of hats along the way. He started off with a small company before his 2nd venture that landed him in the Wall Street Journal, Time, People, and Fortune magazine! All of that has led to his current endeavor as CEO of Lightstim!Steve and Hap talk all about Red Light Therapy! They discuss the benefits, the struggle to get approvals, how to use it, and what it can do for you!There is a lot to be learned and lots to take in! This is a must listen for all that want to look, feel, and live a better and healthier life!!!Steve has extended a 10% Discount for anyone or business that wants to get started on RED LIGHT Therapy by using promo code KINGHAP through the holidays!!!!!Check out Lightstim and take advantage of the 10% discount here! Code KINGHAPhttps://lightstim.com/Follow lightstim on Instagramhttps://www.instagram.com/lightstimThis episode was recorded live on the network infront of Happy Hour V.I.P.sIf you want to be part of the live tapingsfollow us on Twitchhttps://m.twitch.tv/thehappyhourscorwww.TheHappyHourSocialClub.comAS ALWAYSThe Happy Hour is brought to you by the official Top Shelf Alcohol of the Happy Hour!CLEARWATER DISTILLERY https://shop.clearwaterdistilling.com/PROMO CODE KINGHAPSAVES 10% and free shipping over $100OLD SCHOOL LABSAmazing Supplements made for Amazing people!TRY OATMEAL CREAM PIE PROTEIN! Save 30% site wide with promo code Kinghaphttps://shop.oldschoollabs.com/KINGHAPLiquid I.V.WOW..... SUGAR FREE LIV ENERGY!!!https://glnk.io/koyv/kinghap*PROMO CODE KINGHAP SAVES 25%

U nedelji koja će ostati upamćena po sramoti, analiziramo najmučnije scene iz Srbije. Dok jedna majka, Dijana Hrka, sama i dostojanstveno traži pravdu ispred Skupštine, država odgovara organizovanjem skupa u Ćacilendu - muzičkog festivala bez trunke empatije. Pretresamo kako je masovni protest u Novom Sadu doveo do istorijskog "izvinjonjo" momenta Aleksandra Vučića i zašto to izvinjenje nije potrajalo ni 24 sata. Ekipa Njuza pokušava da pronađe logiku tamo gde je odavno nema.

A message from Anastasia:For anybody who ventures outside, may you always remember that the beauty you seek in the wilderness is simply a reflection of the good that exists within YOU. Hap-pee trails, friends!" - AnastasiaEpisode Description:Part 1 of 3, The Trail That Started It All: Anastasia, Founder of Kula ClothBefore she created one of the most talked-about pieces of backpacking gear on the market, Anastasia was just another hiker chasing sunsets, trail miles, and the quiet lessons the outdoors has to offer.In this first part of our 3-part series, Anastasia opens up about her hiking and backpacking journey, from her very first trip and the moment she fell in love with the backcountry, to the adventures that tested her limits and shaped the way she sees the world.She even shares a hilarious story about a desperate backcountry moment that led to her “borrowing” toilet paper from a fellow hiker, a story that might just have planted the first seed for what would later become Kula Cloth.We talk about the trails that left a mark on her heart, the humbling days that taught her resilience, and how those experiences inspired the creativity and innovation behind one of the most unique gear brands in the outdoor world.Whether you're new to the trail or thousands of miles in, this conversation will remind you why we hike, not just for the views, but for the laughs and lessons along the way.Subscribe now so you don't miss Parts 2 and 3 of this inspiring (and hilarious) series!

There was a fall in the number of rental properties available within the Housing Assistance Payment (HAP) limit in September, with the latest Locked Out of the Market report from the Simon Communities showing just 24 rental properties were available under HAP limits across 16 areas last month. That's a 25% drop since June, with only 11 areas offering no HAP housing at all. Dublin accounted for 21 of the 24 HAP eligible homes found nationwide, while Sligo and Leitrim had the lowest number. But what does the situation look like here in Clare? To find out more, Alan Morrissey was joined live on the line by Niall Garvey, CEO of Midwest Simon.

Keith Maguire, former Housing Assistance Payment recipient, discusses his experience of the market as a report highlights a shortage of properties within HAP limits.

Send us a textSABR Seymour Medal Winner, National Book Critics Circle Award Finalist, New York Times Notable Book Of the Year Winner, Time Magazine Top 10 Book Of the Year winner, and NEW YORK TIMES BEST SELLING AUTHOR, Jane Leavy joins King Hap to talk about her career, Baseball, and NEW BOOK........”Make Me Commissioner, I know whats wrong with baseball and how to fix it!”On the eve of the World Series, King Hap calls in the Closer!! Jane joins Hap to Talk MLB, rule changes, Old school vs New school, and much much more!!!In the amazing career of Jane Leavy, she has seen and covered it all from baseball to the Olympics. She has been given so many awards and is just so much fun to talk to. Hap and her could have went on for hours!!This episode is a must listen for any baseball fan!!!Follow Jane on Instagramhttps://www.instagram.com/leavy5943?Check out her websitehttps://janeleavy.com/Pick up her new book https://a.co/d/5dLsPirThis episode was recorded live on the network infront of Happy Hour V.I.P.sIf you want to be part of the live tapingsfollow us on Twitchhttps://m.twitch.tv/thehappyhourscorwww.TheHappyHourSocialClub.comAS ALWAYSThe Happy Hour is brought to you by the official Top Shelf Alcohol of the Happy Hour!CLEARWATER DISTILLERY https://shop.clearwaterdistilling.com/PROMO CODE KINGHAPSAVES 10% and free shipping over $100OLD SCHOOL LABSAmazing Supplements made for Amazing people!TRY OATMEAL CREAM PIE PROTEIN! Save 30% site wide with promo code Kinghaphttps://shop.oldschoollabs.com/KINGHAPLiquid I.V.WOW..... SUGAR FREE LIV ENERGY!!!https://glnk.io/koyv/kinghap*PROMO CODE KINGHAP SAVES 25%

Diverse Voices Book Review host Hopeton Hay interviewed Joe Lansdale, author of HATCHET GIRLS, his 14th Hap and Leonard mystery novel. In this podcast episode, Joe Lansdale discusses his prolific writing career, the inspiration behind the Hap and Leonard series, and how his personal experiences and the unique setting of East Texas shape his storytelling.Joe R. Lansdale is the author of nearly four dozen novels, including Rusty Puppy, the Edgar-award winning The Bottoms, Sunset and Sawdust, and Leather Maiden. He has received nine Bram Stoker Awards, the American Mystery Award, the British Fantasy Award, and the Grinzane Cavour Prize for Literature. He lives with his family in Nacogdoches, Texas.Diverse Voices Book Review Social Media:Facebook - @diversevoicesbookreviewInstagram - @diverse_voices_book_reviewX - @diversebookshayEmail: hbh@diversevoicesbookreview.com

Send us a textSeason 4 kicks off with a bang!!!   John J. Lennon joins King Hap during his 24th year into his 28-years-to-life sentence inside The Sing Sing Correctional Facility! The guys talk about what landed John in prison, MURDER, DRUG SALES, GUN POSSESSION and more!!!   John has since reformed himself and has become the most accomplished prison journalist in the country. His book, "The Tragedy of True Crime Four Guilty Men & The Stories that Define Us" hits bookstores on Sept 23rd! Hap read this book cover to cover and loved every page!Hap also asks the questions about the murder he commited, standing 2 trials, life in Sing Sing, & his plans for when he is a free man. (Eligible for parol in 2029)Check out John's Website https://johnjlennon.net/Check out John's event at Harvardhttps://www.harvard.com/event/john-j-lennonThis episode was recorded live on the network infront of Happy Hour V.I.P.sIf you want to be part of the live tapingsfollow us on Twitchhttps://m.twitch.tv/thehappyhourscorwww.TheHappyHourSocialClub.comAS ALWAYSThe Happy Hour is brought to you by the official Top Shelf Alcohol of the Happy Hour!CLEARWATER DISTILLERY https://shop.clearwaterdistilling.com/PROMO CODE KINGHAPSAVES 10% and free shipping over $100OLD SCHOOL LABSAmazing Supplements made for Amazing people!TRY THE NEW CREATINE GUMMIES! Game Changer!!! Save 25% site wide with promo code Kinghaphttps://shop.oldschoollabs.com/?aff=364

U najnovijoj epizodi Njuz Podkasta EP203 zaranjamo u epicentar haosa: otkriven je tajni plan Aleksandra Vučića za gašenje N1 i Nove S! Detaljno analiziramo ekskluzivni snimak koji je objavio KRIK i pitamo se da li je ovo kraj slobodnih medija u Srbiji. Pored toga, vraćamo se na uzavreli avgust i proteste "Srbija protiv nasilja". Komentarišemo najbizarnije trenutke – od Vučićeve povrede na staklu i tuče naprednjaka u Veterniku, do viralnih scena sa momkom sa fajtalicom. Zaranjamo u fenomen "Ćacilenda", analiziramo hapšenje Tome Mone i Vesićevu bolest, i ne zaobilazimo sramotu sa pismom Gardijanu. Na kraju, bavimo se opasnim napadom vlasti na Univerzitet i Filozofski fakultet i Đukinom idejom o pobedi "stranačke pešadije".

Naseer Memon comes back on TPE to discuss the floods in GB/KP, the rains in Karachi, the development models in Pakistan, issues of governance, population control, housing, elite capture and more.Naseer Memon is a development professional and a consultant on climate change induced natural disasters, community resilience and public policy.Mr. Naseer Memon is the Chief Executive of Strengthening Participatory Organization (SPO) and the Chairperson of National Humanitarian Network (NHN). Mr. Memon is a renowned development professional, who has been working with prominent organizations in humanitarian and development sector, academia and corporate sector of Pakistan for more than 15 years. Mr. Memon has represented NHN on various important forums nationally and internationally i.e. Humanitarian Country Team (HCT), World Humanitarian Summit (WHS) Network of Southern NGOs etc. He has also remained a member of the Review Committee of Central Emergency Response Fund of UNOCHA. Mr. Memon remained as a Member on the Technical Group for the development of a Core Humanitarian Standard and coherent standards architecture. The Group is convened by HAP, People In Aid and the Sphere Project on the development of a Core Humanitarian Standard (CHS) and a coherent standards architecture for the sector.The Pakistan Experience is an independently produced podcast looking to tell stories about Pakistan through conversations. Please consider supporting us on Patreon:https://www.patreon.com/thepakistanexperienceTo support the channel:Jazzcash/Easypaisa - 0325 -2982912Patreon.com/thepakistanexperienceAnd Please stay in touch:https://twitter.com/ThePakistanExp1https://www.facebook.com/thepakistanexperiencehttps://instagram.com/thepakistanexpeperienceThe podcast is hosted by comedian and writer, Shehzad Ghias Shaikh. Shehzad is a Fulbright scholar with a Masters in Theatre from Brooklyn College. He is also one of the foremost Stand-up comedians in Pakistan and frequently writes for numerous publications. Instagram.com/shehzadghiasshaikhFacebook.com/Shehzadghias/Twitter.com/shehzad89Chapters:0:00 Introduction1:30 Climate Change, Development and Floods17:47 Katchi Abadis, housing crisis and over-population 23:48 What is development? Different models of development36:00 Elite Capture and Governance 41:00 Roadmap to fixing Pakistan and Disaster Management48:37 Dam and Water Scarcity 53:52 Audience QuestionsJoin this channel to get access to perks:https://www.youtube.com/channel/UC44l9XMwecN5nSgIF2Dvivg/join

In this episode of The Psychedelic Podcast, Paul F. Austin speaks with Mariah Gannessa, founder of Four Visions, a plant medicine platform rooted in sacred reciprocity and indigenous partnership.  Find full show notes and links here: https://thethirdwave.co/podcast/episode-317/?ref=278 Mariah shares her decade-long apprenticeship with the Inga people of Colombia and her journey creating Four Visions as a reverent bridge between Amazonian healing traditions and modern seekers. The conversation explores the Four Visions of the Yahé tradition, the nuances of cultural appropriation vs. cultural exchange, and the responsibilities of Western entrepreneurs engaging with indigenous medicines. Mariah also discusses how Four Visions reinvests in indigenous communities and why the concept of sacred reciprocity is central to her mission. Join Paul F. Austin and Mariah Gannessa on August 21st at 10am PT / 1pm ET for Hapé 101 for Practitioners, Coaches & Guides, a free live webinar hosted through the Psychedelic Coaching Institute. Whether you're new to hapé or looking to deepen your practice, you'll gain practical, respectful guidance on working with this sacred Amazonian snuff—personally and professionally. Mariah Gannessa has spent the last decade immersed in the healing cultures of the Amazon and has dedicated her life's work to the plants and indigenous peoples of the rainforest. Her healing journey during her decade-long apprenticeship in study and service with the Inga tribe of Putumayo was a catalyst for her evolution as an entrepreneur, philanthropist and musician. Mariah acts as a bridge in the sharing of plant medicines with the world in order to support humanity's healing. She is the founder of Four Visions, a global leader in supporting indigenous communities through direct commerce partnerships, donations, and sponsoring charitable initiatives. In partnership with her teacher, world-renowned healer and Ingano Botanist, Taita Juanito, she founded MAGIC Fund, spearheading projects to preserve the Amazonian peoples, their cultures, and lands. Her work in service is fully inspired by a vision to leave a legacy of a better Earth for future generations. Highlights: How the Four Visions of Yagé shape healing Redefining sacred reciprocity in a globalized world A Western entrepreneur's path through plant medicine apprenticeship Why cultural exchange is not always appropriation The role of reverence in spiritual entrepreneurship Bridging Amazonian wisdom with Western healing needs Building a mission-driven e-commerce platform Plant allies for the heart, grief, and dreaming Remembering ancestral wisdom in a disoriented world The medicine path as both business and spiritual devotion Episode Links: Four Visions MAGIC Fund Hapé 101 for Practitioners, Coaches & Guides Episode Sponsors: Psychedelic Coacing Institute's Intensive for Psychedelic Professionals in Costa Rica - a transformative retreat for personal and professional growth. Golden Rule Mushrooms - Get a lifetime discount of 10% with code THIRDWAVE at checkout

The Fool's last days with Fitz pass in thoughtful silence as Fitz reflects on his choices. The Fool departs for Buckkeep and Fitz is morose. Hap finds his way back home with hard news and Fitz thinks about borrowing money from Chade. When he is packed, a messenger comes with an urgent scroll.  We're reading Fool's Errand by Robin Hobb, book 1 of the Tawny Man Trilogy in The Realm of the Elderlings.

We got a great one today, someone I've wanted to have on the show since year 1. Jim  Mickle is in the house. Jim is a director and writer, known for his bold genre-blending style. After graduating from NYU's film program he made his directorial debut with the micro‑budget horror Mulberry Street (2006), followed by the vampire western Stake Land (2010). In 2013, he released his unsettling family cannibal remake (that legit gave me nightmares) We Are What We Are. Jim then ventured into noir-thriller territory with Cold in July (2014), starring Michael C. Hall and Don Johnson before transitioning to television by co-developing and directing SundanceTV's Hap and Leonard (2016–2018). He then created, produced, and directed the Netflix fantasy series Sweet Tooth (2021–).Jim has built a career on doing things his own way — often by learning things the hard way, but always with heart, vision, and grit.In this episode, Jim dives deep into the evolution of his career — from his early days making guerrilla style films to becoming a Netflix show runner. He discusses how he learned to navigate the TV industry, the painful transition from indie DIY to studio systems, and how the business has transformed for filmmakers over the last 20 years. He also gets into his longstanding mentorship with Larry Fessenden and much more on this very special episode of The Nick Taylor Horror Show.Key TakeawaysSet the Date — Make a Movie.Human psychology is complicated, but sometimes it's very simple. Just the act of picking a shoot date can mean everything. The moment you schedule a day to film something, your mind orients toward a tangible goal and the idea of filmmaking stops being a vague “someday” idea and becomes real, scheduled, and tangible. In 2005, Jim and his longtime collaborator set a hard deadline by which they'd start shooting something—even if it was just the two of them filming in a kitchen. That commitment led to Mulberry Street, a gritty, ultra-DIY feature shot in their own neighborhood with friends and minimal gear. It may not have been perfect—but it was finished. And it launched Jim. Sometimes, all you need to launch a career is a simple commitment in your Google Calendar.Find Your Fessenden.Larry Fessenden—who's been on this show in one of my all-time favorite episodes—is a prolific creator and mentor. Jim credits him as a key figure in his career and someone he reached out to early on for advice. That connection evolved into a long-standing creative partnership: Larry went on to produce several of Jim's films and helped him navigate both the craft of filmmaking and the maze of Hollywood. More than just a collaborator, Larry became a guiding presence—part mentor, part indie godfather—who shaped Jim's growth as a filmmaker. Every filmmaker stands to benefit from a relationship like that. So reach out to that filmmaker you really admire because you never know what may happen.Slow and Steady Wins the Race.After four indie features, Jim transitioned to television gradually — starting with Hap and Leonard (which nearly crushed him) before eventually helming Netflix's Sweet Tooth. That slow progression helped him adapt to larger crews, higher stakes, and network politics without losing his creative voice or burning out. Each project taught him how to scale. Jim warns against trying to move too fast.In the Nat Geo documentary Jaws at 50, Spielberg talks openly about the PTSD he experienced from making Jaws. For years afterward, he'd visit the Universal lot and climb into the actual Orca boat and cry—literally to cry out the trauma he'd been carrying from the experience. He even had nightmares for half a decade. And while the grueling experience of making Jaws turned him into Spielberg, that...

Fitz and Hap settle into their summer routine but with more interest to save money for the boy's apprenticeship. At the market, they meet Jinna, a hedge-witch, and an offer of hospitality at Fitz's cottage is extended. Hap leaves on a money-making journey, Jinna visits the cottage, and a secret is inadvertently revealed.  We're reading Fool's Errand by Robin Hobb, book 1 of the Tawny Man Trilogy in The Realm of the Elderlings.

Craig and Jose talk about his company, Aztlan Herbal Remedies, and the path he took to become an indigenous herbalist. Then we all participate in a Hapé ceremony!Get your tickets now for The Woopsie Daisy Tour! - https://punchup.live/craigconantFollow Jose!IG - https://www.instagram.com/aztlanherbalremedies/TikTok - https://www.tiktok.com/@indigenousherbalist/Website - https://www.aztlanherbalremedies.com/Buy his stuff! (Delivery throughout the United States)Follow Craig!TikTok - https://tiktok.com/@craigpconant/IG - https://instagram.com/craigpconant/Facebook - https://www.facebook.com/craigpconant/Merch - https://craigconantstore.com/Shout out to Trace Minerals for their clean products:https://www.traceminerals.com/Small Business Plugs: Need a natural, holistic facial or some Ayurvedic healing?Contact Cynthia at Ritual Skin and Soul:https://instagram.com/livecynplyayurveda/https://instagram.com/ritualskinandsoul/Check out Brian Johnson's Art!He did the 3 Skeletons Skateboards + The New Podcast Studio:https://www.instagram.com/brianjohnsonstudios/Kettlebells South Bay - https://www.instagram.com/kettlebellssouthbay/PV Coin Exchange - https://palosverdescoinexchange.com/Deadlight Visions Graphic Design - https://instagram.com/deadlightvisions/Donny Honcho's Healthy Pet Products - https://linktr.ee/localdogdaddySwank Hank's Handmade EDC - https://swankhanks.com/Glitch Pudding, Acrylic Artist - https://instagram.com/glitchpudding/Hoobs Glass Art - https://www.hoobsglass.net/The Pet's Choice Animal Groomers - https://www.instagram.com/thepetschoice_wilmington.ca/Craig's Holistic Doctors:Dr. Jay - https://www.instagram.com/100yearsjay/PBC Health - https://www.instagram.com/pbchealthwellness/Robert Kiyosaki - Liabilities to Assets - https://youtube.com/watch?v=A8vD_XO0vUUHealing affirmations:Emmet Fox - Prayer Is Not A Way Of Asking, But Of Receiving - https://youtu.be/Tf4yVNtMOgw?si=fQGIg-SGgbF8nBuSLouise Hay - https://youtu.be/lz16YqpWkz4Wayne Dyer - https://youtu.be/44ImQV46lF4Change Your Thoughts, Change Your Life - https://youtube.com/watch?v=14JxE7i0EPcLouise Hay Sleep Meditation - https://www.youtube.com/watch?v=Mz8bHR4o7E0Craig's favorite healers:Esther Hicks (AKA Abraham Hicks)Joe DispenzaBruce LiptonDr. SebiAlso shout out to these light workers giving out that lost knowledge:Dr. Delbert BlairDolores CannonSantos Bonnaci

Merriam-Webster's Word of the Day for May 21, 2025 is: hapless • HAP-lus • adjective Hapless means "having no luck." It's a synonym of unfortunate. // The documentary follows a hapless victim of false allegations. See the entry > Examples: "The New York Yankees had a nice, feel-good return to their spring training home this weekend by beating up on the hapless Tampa Bay Rays." — Kristie Ackert, Athlon Sports, 19 Apr. 2025 Did you know? Hapless means exactly what you'd expect it to mean: "without hap"—hap being another word for fortune or luck. Hap comes from the Old Norse word for "good luck," which is also the source of happen and happy. English has several words to describe those lacking good fortune, including ill-starred, ill-fated, unlucky, and luckless, a word formed in parallel to hapless by adding the suffix -less. Ill-starred suggests bringing calamity or the threat of a terrible fate ("the ill-starred year the Great Depression began"). Ill-fated refers only to being doomed ("the ill-fated voyage of the Titanic"). Unlucky and luckless usually apply to a person or thing notably or chronically unfortunate ("an unlucky slots player," "some luckless investors swindled in the deal"). Hapless is often imbued with a touch of pity, humor, or both for those to whom it refers, as in "a hapless goalie who couldn't block a shot to save his life."