Podcasts about in dallas

If you ever want to know what Florida Panther hockey looks like when it's executed to the max, Sunday's series tying victory over Toronto is one-stop shopping.In Dallas, the Stars moved ahead of Winnipeg, adding to the Jets road misery during the 2025 playoffs.We also have a note on history in the PWHL and This Day in Stanley Cup History looks back at the "Monday Night Miracle" in 1986.X: https://twitter.com/NHLWraparoundNeil Smith: https://twitter.com/NYCNeilVic Morren: https://www.linkedin.com/in/vic-morren-7038737/NHL Wraparound Instagram:https://www.instagram.com/nhlwraparound/#NHLWraparound #ShortShifts #NYCentric #StanleyCupdate #NeilSmith #VicMorren #NHL #AnaheimDucks # #BostonBruins #BuffaloSabres #CalgaryFlames #CarolinaHurricanes #ChicagoBlackhawks #ColoradoAvalanche #ColumbusBlueJackets #DallasStars #DetroitRedWings #EdmontonOilers #FloridaPanthers #LosAngelesKings #MinnesotaWild #MontrealCanadiens #NashvillePredators #NewJerseyDevils #NewYorkIslanders #NewYorkRangers #OttawaSenators #PhiladelphiaFlyers #PittsburghPenguins #StLouisBlues #SanJoseSharks #SeattleKraken #TampaBayLightning #TorontoMapleLeafs #UtahMammoth #VancouverCanucks #VegasGoldenKnights #WashingtonCapitals #WinnipegJets #DaveJackson #ESPN #BradMarchand #ChrisTanev #SimonBenoit #SamReinhart #JosephWoll #EvanRodrigues #AleksanderBarkov #MatthewKnies #MatthewTkachuk #CarterVerhaeghe #ScottLaughton #SergeiBobrovsky #OliverEkman-Larsson #SamBennett #JakeMcCabe #WilliamNylander #MaxDomi #AaronEkblad #RoopeHintz #MikkoRantanen #KyleConnor #JoshMorrissey #ColinBlackwell #MikaelGranlund #ThomasHarley #ConnorHellebuyck #LianBischel #IlyaLyubushkin #ScottArniel #PeterDeBoer #AlexPetrovic #WyattJohnston #JakeOettinger #VezinaTrophy #HartTrophy #SpencerCarbery #RodBrind'Amour #StuartSkinner #CalvinPickard #ReillySmith #KrisKnoblauch #MarkStone #CoreyPerry #CatherineDubois #MontrealVictoire #OttawaCharge #PWHL #MondayNightMiracle #DougWickenheiser #GregPaslawski #BrianSutter #MarkHunter #PatrickRoy #ChrisChelios #BrianSkrudland

2025-05-12 To Kick or not to kick? In Dallas sorgt eine Fußbewegung bei den kanadischen Gästen für Aufregung. In Fort Lauderdale verlieren die Leafs den Faden und die Panthers können ausgleichen. ———————————— Werde dauerhaft Supporter Einmalige Unterstützung per paypal Instagram sportpassion.de Host @larsmah.bsky.social  @Lars_Mah Subscribe: Apple Podcasts | CastBox | Deezer | RSS | Spotify | Youtube by

The Word of the Day is Perspective (0:00-12:37) The presence of three NFL games on Christmas Day, coupled with the Philadelphia Eagles' popularity, leads Tyrone to believe that the league might schedule the Eagles for a Christmas Day matchup. A highly anticipated game would be against the Dallas Cowboys, although the Buffalo Bills or Kansas City Chiefs could also serve as compelling alternatives. (12:37-20:46) Tyrone does not claim to possess greater football knowledge than Eagles Head Coach Nick Sirianni. He asserts that while Sirianni can be scrutinized, no one is likely to have a deeper understanding of the game. Currently, some media outlets are advocating for a ban on the Tush Push, arguing that its aesthetics are absurd. (20:46-30:56) We persist in discussing the possible changes to NFL rulings. Following that, we turn to text messages to further engage in conversation about the Phillies and the NFL. (30:56-40:52) Tyrone discusses the necessity of compensating certain players when the appropriate time arrives. In Dallas, there is often a strategic approach to contract negotiations. The latest player in this scenario is Micah Parsons, and the Dallas organization is exhibiting its typical behavior regarding contract discussions. Follow The Station x.com/975TheFanatic instagram.com/975thefanatic/ https://www.facebook.com/975thefanatic/ Follow The Show x.com/975BestShowEver https://x.com/TyJohnsonNews https://x.com/rickybottalico https://x.com/sylvanakell Support the Show 975thefanatic.com/shows/the-best-show-

In Dallas, Sandra Bridewell's disturbing past is revealed and   an eerie pattern begins to take shape.   Binge all episodes of Fatal Beauty, ad-free today by subscribing to The Binge. Visit The Binge Crimes on Apple Podcasts and hit ‘subscribe' or visit GetTheBinge.com to get access. The Binge – feed your true crime obsession. Fatal Beauty is A Sony Music Entertainment production. Find out more about The Binge and other podcasts from Sony Music Entertainment at sonymusic.com/podcasts and follow us @sonypodcasts. Learn more about your ad choices. Visit podcastchoices.com/adchoices

The Rob Brown Show 11/19/24 hour 1-The Sky is Falling full Rob and Lonzo talk Smack and The Sky is Falling....In Dallas 2453 Tue, 19 Nov 2024 17:21:54 +0000 PgQGJshS4gHVxY7dqbM5p7wZ7eaLpoYR nfl,dallas cowboys,sports,football The Rob Brown Show nfl,dallas cowboys,sports,football The Rob Brown Show 11/19/24 hour 1-The Sky is Falling Rob Brown is the newest addition to The Fan Upstate’s leading line-up of local talk shows! Rob has been in the radio business for over 14 years and his happy to now call the Upstate his home! The Rob Brown Show isn't your normal sports talk show. It's not yelling about stats or forcing contrived arguments for the sake of confrontation. The Rob Brown Show is your three hour daily escape from the mundane, and an adventure into the human side of sports. When Rob comes on the air, he isn't there to talk at you. Here's there to talk to you about the things that make sports fun and interesting. Rob will still tackle the controversial, and has no shortage of opinions about any and all sports topics that matter to Upstate South Carolina. But at the end of the day, The Rob Brown Show is a gathering place, a spot for sports fans of all walks of life to come together, laugh, joke and talk about sports the way that actual human beings want to do. When Rob isn’t on the air, he also plays music in an 80's cover band for fun. The Rob Brown Show, weekdays 9am to Noon on The Fan Upstate! 2024 © 2021 Audacy, Inc. Sports Football False https://player.amperwavepodcasting.com?

Texas history was made last night, when the star-studded Michelin ceremony in Houston crowned the state's best restaurants for the first time. Across the state, Michelin handed out 15 1-star awards. No restaurant in Texas received a 2- or a 3-star award. That's Michelin's highest honor, saved for the best of the best. In Dallas, just one Michelin star was given: a 1-star honor to Deep Ellum omakase restaurant Tatsu. Following that, East Dallas restaurant Rye received a special award for Exceptional Cocktails. Seven Bib Gourmands were handed out to Dallas-Fort Worth eateries with reasonably-priced menu items. And 20 restaurants in North Texas received a Recommended nod; In other news, Texas Gov. Greg Abbott was already busing migrants from the border to New York when he picked a new northern target in 2022 — Chicago, another destination chosen because it was run by Democrats; Southwest Airlines will offer buyouts to workers at 18 airports across the country as the Dallas-based carrier cuts back on flying planes due to “aircraft delivery delays” from Boeing; And Micah Parsons is coming under fire from national media analysts for his comments about head coach Mike McCarthy. Learn more about your ad choices. Visit podcastchoices.com/adchoices

“Inhale peace, exhale tension.”Did you know that the cascade of interventions can not only contribute to a Cesarean but may cause one? Melanie believes that was the case with her first birth. Her difficult recovery included going to EMDR therapy to help with her PTSD. Her OB/GYN did mention that she would be a great VBAC candidate. Not knowing VBAC was a thing, Melanie's research began. Cue The VBAC Link!Melanie vigorously dove into VBAC prep before she was pregnant again. Her journey is one that shows just how powerful intuition and manifestation can be. Melanie went from having PROM with her first to arriving at the birth center at 7 centimeters and even being able to reach down to feel her bulging bag of waters as her baby began to emerge en caul!Other talking points in this episode include:Achieving a VBAC without a doulaHusband support Birth affirmationsRecommended podcasts and booksSpecific ways to avoid PROMHypnobirthing by Siobhan MillerThe VBAC Link Blog: 9 VBAC Books We RecommendThe Birth HourDown to BirthNeeded WebsiteHow to VBAC: The Ultimate Prep Course for ParentsFull Transcript under Episode Details Meagan: Hello, everybody. Happy VBAC Link Podcast day, whatever day it is that you are listening. We are so happy that you are here. We have our friend, Melanie, from Texas. Texas, is that where you are? That's where my mind is thinking. Melanie: Yep. Yep. Wiley, Texas just outside Dallas. Meagan: Perfect and did you have your VBAC in Texas?Melanie: Yes. In Dallas. Meagan: In Dallas, okay. We have her sharing her stories with us today you guys. At the end, we're going to be talking about PROM. Right before we got recording, I was talking about how important I think talking about PROM is which if you haven't heard lately what PROM means, there are all of these acronyms all over the place when it comes to VBAC birth, but it's premature rupture of membranes. We are both PROM moms here and so we are very passionate about the topic. If you have had your water break before labor really started and got going in the past, definitely hang on in the end because we are going to be talking more about that and maybe some ways that could or maybe not, we are hoping these are the ways that helped us avoid premature rupture of membranes. We are going to be talking about that and of course, her beautiful VBAC story. I do have a Review of the Week and this is by milka. It says, “VBAC Podcast Review.” It says, “Hi. I love listening to your podcast. I had an unplanned C-section with my first birth and am preparing for my second birth now. I didn't know what to do to make sure I didn't end up with the same situation. Hearing so many women's stories and experiences validated mine but most importantly, I learned so many tips and ideas to help my VBAC. I had a successful VBAC and now recommend this podcast to all expecting moms. Just such a great no-pressure and enjoyable way to learn.” I love that she talked about no pressure because that is what this podcast is about. This is a place where people share their stories, where they share information both on VBAC and CBAC, and all topics when it comes to birth. We want you to just be here, be in this space, and have it connect with you how it connects with you and take these women's stories and these providers who are coming on and the information given and apply it however, it looks for your journey. Melanie and I were just talking a little bit before the episode about how it just feels so full circle. So many of these Women of Strength who have come on before Melanie here and have shared their experiences and people listening, it really is so impactful. Right, Melanie? You were saying that I was in your ear. We were in your ear and these people's stories were in your ear doing what? Empowering you. Melanie: Mhmm. Oh yeah, it's incredible. It feels very full circle to be here. Meagan: Yes. We are very excited that you are and you guys, we are going to jump right into her story in just a second. Okay. The table is yours. Melanie: Okay, so happy to be here. Meagan, like you said, you guys have been in my ear for over a year so it just feels incredible to be here. As I was listening to these stories, I was always hoping to find that birth story that was like mine just to find out what went wrong with mine and also on the flip side, what did people do? What were people seeing in things that went right and how they were able to get a successful VBAC? I was very motivated and inspired by the podcast. I listened to every episode so hopefully, my two stories out there can hit home with anyone. But yeah. I'll start with, of course, the C-section just briefly. I got pregnant in March 2021 so everybody remembers it was COVID times still. Meagan: Wild times. Melanie: Wild times. Actually, at the beginning of my pregnancy, my husband wasn't able to come to the appointments. But thankfully, it being 2021, by halfway he was able to come. That pregnancy, I was really healthy. I ran. I'm a big runner so I ran every day. I had no morning sickness. I was very active. I never even until the very end– I ran the day my water broke and I never had that feeling like I didn't want to be pregnant.Not the case the second time as we'll hear, but the first time—Meagan: And you do that competitively, right? Did you compete during pregnancy at all? Melanie: I've ran my whole life so I ran cross country and track division one in college. Now, I do more marathons. Yeah. I ran both pregnancies. Not anything too crazy. During the second pregnancy, I did run a half marathon. I was 16 weeks but then it went downhill after that. But yeah. I run pretty competitively. I take it really seriously and it's a passion of mine. Yeah, the only thing I got the first time and the second, but I did. I've heard it before on the podcast is SPD, symphysis pubic dysfunction. The first pregnancy, so the one I'm talking about, a prenatal chiropractor literally cured it. I had to go back a couple of times because it would get out of alignment again, but for anyone who is suffering from SPD like I was both times, it's amazing. I would just call them witches because they would literally cure it and it would get me back to running. It was amazing. So my birth education the first time around, I thought I was educated like so many women here. I read the typical What to Expect When You're Expecting. I did a podcast but it was more so of what size is your baby? What's going on in utero? I didn't listen to many birth stories and I became so obsessed with that the second time. And truly, I feel like you get the best birth education through birth stories because you just get the whole shebang. We did take a hospital birth class and now I know that a hospital birth class is really just the hospital policies. I remember there was a section that they had mentioned very quickly in passing, “If you're going to have a C-section, you should take this class. Okay, the next thing.” I thought like so many women, That's not going to be me. I'm not going to have a C-section. I'm healthy. I feel great. Most C-sections are not planned so I feel like it really did a disservice to not even mention anything about a C-section in that class, but anyway, I just assumed that you have a baby in the hospital. You get an epidural. You take a nap and then you wake up and you push out a baby. I was not against hospitals or anything. I was not against the epidural or anything like that. I mentioned that I ran the day my water broke. This was past 40 weeks. 40 weeks came and went. A couple of cervical checks I got I was not dilated at all. They had scheduled a 41-week induction date. When I was checking out at the front desk at the time, I just remember it feeling really, really wrong scheduling that date. Meagan: Your intuition was speaking right there. Melanie: 100%, yeah. Of course, I didn't realize it at the time. It was my first baby and everything but when I look back, that just felt so wrong. 41 weeks came and I was supposed to go in at 9:00 PM that night but the interesting thing is that my water broke actually 4 hours before I was supposed to go in. It was 5:00 PM and I was supposed to go in at 9:00. Like you mentioned Meagan, it was PROM so it was a trickle. I was like, Wait. Am I peeing? What is happening here? No contractions at all. And with the little education I did, I knew that just because your water breaks, it doesn't mean that you have to go in and you should labor at home as long as possible. However, because I was set to go in and I guess because I was 41 weeks, I called them and I just remember they were like, “No. You're in labor. Come in.”I was like, “Okay.” Meagan: This is labor? Melanie: Yeah, I was like, “Oh, okay.” So I got to the hospital literally not dilated at all. I was maybe half a centimeter and they inserted the Cervadil at 9:00 PM which hurt really bad because it turns out if you are not dilated, it really hurts to get Cervadil inserted. Meagan: And if your cervix is posterior, it's hard for them to get it into your cervix so that can also cause a lot of discomfort. Melanie: That's exactly what it was too because I think they had a hard time. I didn't even think about that. It was probably posterior. Man. Yeah, see? My body just wasn't ready for that. But contractions did come eventually. I don't know if Cervadil can cause it or if it was just time. I was going into labor but that was around 1:00 AM. The contractions started to get uncomfortable. I had not practiced coping with contractions at all because I was planning to get an epidural. I never had any inkling of going unmedicated or anything so this is where I think everything went south.This is where I just think it was the cascade of interventions. First I had fentanyl which I don't know why because I think I was trying to delay the epidural for whatever reason. I don't know why. I had fentanyl first. It was awful. It felt like I was so drunk. The room spun and it was terrible. Then an epidural, which has fentanyl in the epidural. That was fine. After the epidural, of course, you feel amazing, but you are stuck on your back forever. I just think this cascade of interventions, being stuck on my back, not moving, I never ever take medicine as it is. I think my body and my baby just hated all of this. So then eventually, terbutaline was given around 6:00 AM. Meagan: To stop the contractions. Melanie: Yep. I think that's when some decels started happening then they did pull the Cervadil to stop the contractions. There were some decels then yeah, eventually it's all a little bit fuzzy but at 6:45 AM the decision was made for a C-section. At 8:01, he was born. They called it an emergency C-section and now I look back and I'm like, yes. I do believe that it was needed. However, I'll never really know but I really think it was caused and also, if it's an emergency, I understand that they don't wait hours like they did for me and they usually put you under. I think it was more unplanned and I look back and I really think it was caused. Meagan: That is the hard thing to know. A lot of these Cesareans, I would agree with you that they are caused by the cascade of interventions and things like that and then a lot of providers will say “emergent” so there are emergent Cesareans where we need to get this baby out quick and then there is a crash where they do put people under with crash Cesareans. But if they are waiting for hours, it's almost like they gave the emergency title to make themselves feel better or make it look valid to justify that Cesarean. Melanie: Yeah, I definitely agree with that. That experience was really awful for me. I think for some women, I think it's awful for a lot of women and then I think for some, it's not that awful. For me, no skin-to-skin. I know that's not very common at all. It felt like it was forever for them to bring him to me. No one was talking to you in this moment and I just don't think these doctors realize in the moment that you're being robbed of something that you envisioned and a really important experience. It just felt like forever for them to give him to me. It was 30 minutes or so. He was fine. He came out completely fine with great APGARS. I was fine. It just ended up in the way I didn't want it to. I did have PTSD from that experience because I was having a lot of flashbacks to it. I went through some EMDR therapy. I had a great therapist and of course, I talked to her about it. She was there for my VBAC as well. But yes. That postpartum was just– the healing sucked. I just felt really awful and I think mentally, it took a really big toll on me. Breastfeeding was really hard. A lot of that I attributed to my C-section. It was not desired. It was just not great. So that was the first birth. I never knew VBAC was a thing or a big deal at all. I don't even think I knew the term VBAC. I went to the 6-week post-doctor's visit and I remember she was like, “Yeah, you'd be a great candidate for a VBAC. However, you have to go into spontaneous labor by 39 weeks.” I'm sitting here like, okay. He was just a 41-week baby. My mom has a history of going late. I don't think that's very likely that I'll go into spontaneous labor by 39 weeks so I already made up my mind that I wasn't going to go with her. I learned later that that is a very common thing that hospitals and OB/GYNs will say to you. Yeah, that was the first one. So then cue The VBAC Link. I started listening to The VBAC Link Podcast before I was pregnant. Maybe my son was a year old and I binged every episode. You and Julie were in my ear a ton. The thing that I heard from The VBAC Link was that the likelihood of a successful VBAC for many of these women did happen out of the hospital and like you yourself, Meagan. That's not to say that of course, you can be in the hospital. You can have an epidural and get induced and have a successful VBAC, but when I just heard the overwhelming thing was how much of a better chance you have. I should also mention that my husband works in medicine too. He's a physician assistant. I will talk about that. He had a little bit of a hard time just with the safety aspect of it. But once I let my mind go toward the possibility of an out-of-hospital birth– because I wanted a VBAC so badly. I was so motivated. Then I realized that it was something that I actually really desired, a physiologic birth and unmedicated. When I look back, I think that's why I had such a hard time mentally with my first birth because I think I didn't know that I cared how my babies come into the world and I wanted to experience that. I don't know and in some weird way too, it felt like doing an unmedicated out-of-hospital birth made me almost feel connected to my ancestors. It seems really weird, but I was like, this is what they did. I just think it's something really cool that our bodies do. I wanted to experience that. But I do. I recognize that it was a trauma response for me for sure to become obsessed with research. I binged all of the episodes. I would look for anything related to VBAC. I read so many books and I actually toured. I had a neighbor and a friend who was pregnant at the time and she was going with the birth center that I ended up going with. We would go on walks and she would talk about her experience and how amazing and wonderful it was. I was just like, man. I want that, especially knowing that we were planning to most likely have just one more child. I hated to have that thinking of, this is my last chance, but I did. Meagan: I understand that so much because my husband told me that too and I was like, “I really want this VBAC. I really want this VBAC.” Melanie: Yeah and that's okay. We're okay. It's okay if we have these desires and these wishes. You only get one life. It's okay to want what we want. I'll never forget. I toured the same birth center that my friend was at and again, I was not pregnant yet. It was an education class. I was like, let me just see what these midwives are all about and what birth centers are like. It just immediately– again, it's that intuition. It immediately felt so right. I remember I walked in and just before even finishing the class, before we even really heard them out, I just knew that this was where I wanted to give birth in my next pregnancy. It felt so right. And also, I'll never forget. I had asked questions about VBAC because unfortunately, not all birth centers support VBACs which I don't understand, but I had asked a lot of my questions related to VBACs and I remember the midwife saying, “Well, unfortunately and fortunately, we do a lot of VBACs.” I'm thinking, why would I not want to be with a provider who does the most VBACs? Hospitals don't do a lot of VBACs comparatively. A lot of people are like me. They go to a birth center because they really want a VBAC. That just was really calming to me. I felt like I was with experienced hands. I was safe and there also was not really anything different about a VBAC. I'm with people who understand and trust birth. I brought this up to my husband and I mentioned that he had his reservations because he's a physician assistant and he works in orthopedic trauma but he was in PA school, he had to do OB/GYN rotations. He unfortunately saw some bad birth outcomes so to him, the hospital was a safety net but I was so, so grateful that he was supportive of my desire to go out-of-hospital even though it seemed kind of crazy to him. He came to– we had one meeting with the midwife so he could ask questions and everything. She was so great and answered all of his questions and I actually was unknowingly pregnant at the time. I didn't know it.Meagan: No way. Melanie: It's really weird. I toured the birth center first by myself and it's almost like my body needed that to be like, boom. You found the place where you are going to give birth and then I got pregnant. It was really weird. We were trying but also, it takes my body after coming off birth control some time so it still was a shock. I was like, oh wow. So anyway, the second pregnancy was much harder as I mentioned. I was not able to be nearly as active. I ran that half marathon like I mentioned and then– it was the Dallas half– then my body just went downhill. It was much, much harder. My sleep was horrible. I have an Aura ring and it tracks your sleep and everything then at the end of the year, it will give you a summary of every month's sleep. I will never forget because I got pregnant in September and it's like, January, February, March, April everything is fine and you look at the bar graph time series and it plummets in September. It stayed that way. It was my deep sleep. My deep sleep really, really decreased a ton. Maybe that's normal and I just didn't know that the first time, but I did not tell many people I was going with a birth center. I lied about my due date which I learned from this podcast which is very smart to do. I highly recommend it just because I didn't want to let in any of that negative energy or anything. The couple people I did tell, I did get a couple of people who would be like, “Oh, they're going to let you do that,” like the “let you” language. Meagan: We both did the same thing at the same time with the air quotes. The “let you”. Melanie: Yeah, exactly. I don't blame them. I just think that a lot of people don't have that birth education. And in hospitals, it's very normal to do a repeat C-section even though we all know it's not evidence-based. So very briefly, I want to talk about the prep that I did in this pregnancy that made such a huge difference for me. Number one, all of the podcasts like I mentioned. This one, of course. The VBAC Link, I binged it. I found the Down to Birth podcast at the end and that's a really, really good one. I know everybody does The Birth Hour as well which is good but that one has everything. I loved the more VBAC-specific ones. Then also, they haven't produced any episodes in a while but the Home Birth After Cesarean Podcast was really good too because they were all unmedicated. I was hoping to do that and they were all VBACs. Then books– I read a lot but these were my favorites. Of course, Ina May's Guide to Childbirth. Emily Oscar's Expecting Better is really good. Natural Childbirth the Bradley Way is a little outdated but that one I really loved. It really taught me what productive contractions looked like because I didn't really experience labor the first time. I never made it past a 3 the first time. I didn't know what that meant. I didn't have coping mechanisms. They really focused on breathing. The best book I read and I hadn't heard this one on it. Maybe you know of it but I had never heard about it but it was Hypnobirthing by Siobhan Miller. There are a lot of books on Hypnobirthing but Hypnobirthing by Siobhan Miller. I was just thinking of Hypnobirthing as a possible way to cope. That book was the best book because I really like the science, the physiology, and what is actually happening in your body when you're getting contractions and how do you work with your body. It just had such a great way of explaining all of that.That was the last book I found. I was 3 weeks away from my guess date. That one was great. She also creates the Freya app if you've heard of that. The Freya app times contractions and it helps you with breathing. They give you a lot of mantras. Yeah. That book was amazing. I did get the Freya app too. I did not know I was going to rely on it so much in labor. Also, in that book, it was really big on affirmation cards. I would make affirmation cards then I would read them in the bath and sometimes practice my breathing through the app. I did some pelvic PT and then, of course, the prenatal chiropractor like I mentioned, I continued to do that. Like I mentioned, the care with the midwives was great. Very positive language. I noticed what was really important to me was not, “I hope I can do this,” because of course, I hope that. But my midwives were amazing because every time, they would just speak it. They would say, “You are going to have a beautiful, redemptive VBAC.” They would just say that. Of course, I know I am 50% of the birth story. The baby is the other 50%. Of course, I know that but it was so important for me to have that positive language. I really worked on my mindset this time around. I only followed accounts that served me. I unfollowed news accounts. I had to be very careful about what I watched and things like that. I don't think women realize how important our mental state is. I get very sensitive. Meagan: Yes. So talking about that, protecting your space, our bubble, or whatever it may be. Protecting our space is so important because mentally, like you were saying, I don't know if people really understand how precious our mental space is but mentally, if we are thrown off, it is sometimes really difficult to get back onto that rail. I had a situation on Facebook in a VBAC-supportive group. I've talked about it in the past. I was so excited to announce that I was going to birth outside of the hospital. I also wasn't telling people that I was birthing out of the hospital. I didn't really tell people my plan I thought I could in that group and I wasn't supported. I had to leave that. Sometimes it means leaving groups. Sometimes it means staying off social media. Sometimes it means muting people who may be sharing their opinions or telling people flat-out, “I appreciate you so much but unfortunately, I can't have you in my space,” because mentally, they are not serving you well. Melanie: 100%, yeah. I hate that that happened to you and I know that happens to so many women. It's just so unfortunate and I hate that there is such a stigma with VBAC because if you do the research which people who have really “easy” births don't have a reason to really do the research but if you are like us where we are all very motivated to have a VBAC because we already have this stigma going against us, it's all unwarranted. It's not evidence-based to not be supportive of a VBAC and if you really research and do the stats, you realize that it's not a big deal. The craziest thing that I heard on the Down to Birth Podcast was, “You have a chance of uterine rupture even as a first-time mom.” Meagan: Yes, you do. Melanie: It's not that much higher as a VBAC and first-time moms go their entire pregnancy never once hearing about uterine rupture but yet if you are a VBAC mom, that's all you hear about. So it's so crazy to me. Meagan: Yeah. Yeah. So mentally, you were unfollowing. You protected your space there. Is there anything else that you would give tip-wise to protect your mental space?Melanie: I think just believing in your body and believing that we are made to give birth. I think that's a really big one. Of course, like you said, unfollowing and maybe not talking about it with people, unfollowing accounts that do not serve you. I think the most important thing, I know we've heard it a million times on this podcast, but where you give birth and who you give birth with is the single most important thing because you want to be with a provider who believes that you can do it, whoever that is. Yeah, believing in yourself. I think that's going to look different for everybody of what they need. For me, I am a data person so I needed the stats. I needed to read the books and also listen to lots of women who have done it before me. Meagan: Mhmm, love that. Melanie: So okay, here we are. I was 40+5 so again, not 39 weeks with spontaneous labor but 40+5. I woke up at 5:00 AM to what I thought was contractions. I had some Braxton Hicks at the very end which I never experienced before. I didn't know if maybe it was prodromal labor but it didn't feel like Braxton Hicks because it was waking me up. I just tried to move through them a little bit. They were coming very, very sporadically. I would get a short contraction one time an hour and this went on for most of the day and they were not long at all, like 30 seconds. In my mind, I'm thinking, I'm a hopeful first-time vaginal birther. So I'm like, okay. This could be 24 hours. It could be 48 hours. Who knows? But I did not want to waste any energy timing the contractions so I was just guessing the whole day. It was a Sunday. I stayed home with my toddler. Yeah, I should mention that he is 2.5 so I waited about 2.5 years between the two births. So yeah. I just labored at home with my toddler and my husband. We are big track fans so it worked out perfectly. There was a Diamond League track meet on so I did the Miles Circuit while I was watching that. I texted my midwives and kept everybody updated but I think again, we all thought I still had a ton of time. Then I would say around 4:00 PM that day, I started to notice them a little bit more. They were still pretty inconsistent. I would say maybe 8-10 minutes apart and still only 30-45 seconds long. That was something I learned from again, that Bradley Method book I read is that productive contractions for most women– I will say not for me. We will get into that. But for most women, they are a minute plus. Those are the most productive contractions. I texted my midwife then that I felt like it would likely be that night. I felt pretty confident that they were coming but I was like, it could be the middle of the night. It could be tomorrow morning. Who knows. She texted back and she advised that I take some magnesium, take an Epsom salt bath and then go to bed and try to reserve my energy for when they are 4-1-1. We had a birth photographer this time so I texted the birth photographer. I texted our friends who I'm so grateful for. We had a neighbor and a friend who was going to come to our house and be with my toddler. So, so sweet. Yeah. I took the magnesium and then my husband, Brandon, drew me a bath and then disappeared with our toddler. I sat in the bath and I was reading my affirmation cards. This makes me so emotional but I discovered that my husband had snuck in his own affirmation cards into my pile and that's when I found them. Oh, it was so sweet. Meagan: That's adorable. Melanie: I know. It still makes me cry when I think about it because it just meant so much. It makes me so emotional. It was super sweet and one of the best things he's ever done for me. I found those and was reading through them in the bath and just trying to relax and really work with the contractions. I know from my research that you need to relax. To get them to be productive contractions, you have to relax. You have to get your body out of the way and it will go faster that way. They really started to ramp up when my husband was putting our toddler to bed around 7:30. I got in the bed and I put the pregnancy pillow in between my legs. I lay there and was trying to establish a pattern. Yeah. I know manifestation sounds pretty woo-woo but I want to say and this is where I'll start sprinkling these in because there were 10 things that I had manifested or really, really prayed would happen and I was very intentional that I really, really hoped that this happened. This was the first one. I don't know why I had envisioned laboring with my dog. You have a dog. You understand. My dog is my firstborn. She is my baby. I love her. You know, birth is so primal so I was just like, She's going to know. She's going to know when I'm in labor and she's going to know what to do. She did. She followed me. I didn't even realize it at the time. She followed me in my bed and I took a picture with her at 8:19. She was lying next to me on the bed as I was going through these contractions and it's a very, very special memory for me. I was already starting to get the labor shakes at this point. It's 7:30 and laying down in bed did really help to establish more of a pattern but they still were not a minute long. They were 40-50 seconds long. Then I moved to the toilet as many women do at this point, backward on the toilet. I lost more of my mucus plug because I had lost it sometime earlier in the day then at some point, I looked down and realized that I was having my bloody show. Again, none of this I had ever experienced before with my first. My husband was an absolute rockstar in this moment. He was so cute. He was running back and forth between the toilet and then packing up the car because I think he realized it was starting to get pretty serious. He brought me water and he put on the back of the toilet, cleaned it, gummy worms and things. That was not what I wanted at that moment but it was super cute. Oh, and I should mention that I did not have a doula so he was kind of like my doula. I was trying to prepare him as best as I could beforehand but he didn't need it. He did really well. I know the hip squeezes are great and I learned that from this show of course. As they were coming, I would scream at him, “Hip squeezes! Hip squeezes!” He would come over and do it and he did awesome. He was saying that I left my body in this moment and I was possessed because when I was having a contraction, again, I was trying to do the deep moans and really trying to relax but it's just funny. He was telling me about it after and he was like, “Yeah, it was like if you were looking at it from the outside, it's like you were possessed then you would scream at me and just moan.”Then by 9:24, they were coming. I mentioned they were not a minute long, but they were coming on top of each other. So every 2.5-3.5 minutes apart, but still not quite a minute long so my husband was calling the midwives and she still was like, “Well, they're not quite a minute. Just have her keep laboring at home until they are a minute.” Eventually, he called her back and I think he put it on speaker so she could hear me and that's what did it. Meagan: Uh-huh. She's like, “Load her up.” Melanie: Yes. Because we live outside of Dallas. The birth center was in downtown Dallas so it's pretty far. It's usually a 45-minute drive for us so I think my husband was just like, “I don't want to have a car baby.” Meagan: Sure. Melanie: Yeah. It was ramping up. So yeah. She called back. I mentioned the Freya app. I really relied heavily on the Freya app because when you are timing the contractions, it helps you with the breathing, in for 4, out for 8, and then one of the mantras I learned from that Hypnobirthing book that I did not know I was going to rely on so much– and I think you never really know when you're going into it and when you're in labor. You never know what's going to stick. My mantra that I must have repeated to myself 500 times was, Inhale peace, exhale tension. Every single contraction, I just repeated that over and over and over. I was trying to make it until 10:30 PM when we called them again, but that's when we got in the car and started heading there. He made it to the birth center in 33 minutes. The car ride was not fun like many women talk about. I think I hardly opened my eyes and I was just timing them, repeating my mantra, Inhale peace, exhale tension. I arrived at the birth center at 11:00 PM. I had a contraction on the step right there as I was trying to get out of the car and trying to make it. I eventually made it inside and I had my first cervical check of the whole pregnancy. I again, something I had manifested was that my two favorite midwives would be there and they were. One of them, she wasn't even on call but she came anyway. So many sweet things happened. I got on my back. She asked if she could check me and I was like, “Yes. I really want to know.” One thing again, I manifested that I really wanted to be at least a 6 when I showed up. The first thing she said was, “You are much farther along than you ever were with Rhett.” You are a 7 and you are very stretchy. I can feel your bulgy back of waters and the baby's head is right behind it. That's the other thing. We mentioned PROM. Here I am and my water still had not burst and it was amazing. Being on my back felt awful by the way. That's why I just don't understand. Being unmedicated in a hospital must be so, so hard because I know a lot of the times they want you to be on your back and I just can't imagine because that was the worst position ever. She started filling up the tub right away. Like many women, I was like, “I have to poop.” I get on the toilet and I was like, “I swear I do.” But no, I don't. Nothing was happening but it feels like I do. I got in the tub right away. I did a couple of contractions. They were still coming on top of each other. I was sitting down and eventually, I moved to hands and knees. Very shortly after, that was very fast. That was only about 5 minutes after getting checked. Very shortly after, my body was starting to push and I was like, “This can't.” I mentioned something. I don't really remember this but I mentioned something to my midwife about how it seemed to soon to push. I was like, “You just checked me and I was a 7-8. Why is my body pushing right now?” I was really wary of a cervical lip or a swollen lip which I learned from this podcast. I can't remember exactly but she said something to the nature of, “If your body is ready to push, let it push. This is your body getting ready to birth your baby,” which is again, something else I had really, really envisioned. I would have loved my body to do the pushing and it did which was amazing. My water had not broken still at this point and the really cool moment was that the baby was en caul for a while. I remember her saying something on the phone about baby being en caul. I was birthing the sac before I birthed the baby. It felt like a water balloon. She kept telling me, “Feel down. Feel the sac.” It felt like a water balloon coming out of you. It was so weird. Yeah, my midwife stayed behind me so quietly the whole time. I never knew she was there. My husband set up my birth playlist and music and he just was such a rockstar in this moment. He was getting a cold rag and putting it over my shoulders which felt amazing, getting water and electrolytes and continuing to help me with that. Yeah. My body pushed for about 30 minutes and I don't want to scare anybody, but truly, that was the worst part. I remember– I guess maybe it's the ring of fire, but I just remember feeling like my body was ripping in half. But then it goes away. Meagan: Yeah. It's intense. It's intense. Melanie: It's so intense. I don't think anything can really prepare you for that. I follow that account, Pain-Free Birth. I don't understand and I would watch videos of women who were smiling and they look great. I'm like, oh my gosh. That part was so, so painful. Handling and dealing with the contractions is one thing and I felt like I was really strong. I felt like I did a good job with that, but that pushing part is something else. His head was out. It was a boy. His head was out for a little while but nobody panicked and my husband was ready to catch him. His hand was right there. At some point, I remember my midwife was like, because again, my body was doing all of the pushing. I didn't do any of it. I guess after the head was out of a little bit, she was like, “You can try to push.” My husband told me because his hand was right there that my pushes were nothing. They were baby, tiny little pushes compared to the ones my body was doing. Then at some point, my midwife asked if she could help or something and I was like, “Yes, please.” I don't know what she did. My baby was kind of big which I'll say in a second, but I think maybe his shoulder was stuck or something. She did something that was pretty painful but then within a second–Meagan: A sweep. Melanie: Yeah, like a maneuver because I definitely felt more stretching then a second later, he shot out. He did have the cord wrapped around his neck one time but nobody freaked out and they just literally took it off then he pinked up right away, cried, and he ended up being 9 pounds, 5 ounces. My first was 6 pounds and 14 ounces. I'm like, “No wonder running felt awful. He was pretty big.” I look back and I just feel very proud. I was never once scared for myself. I never once thought about uterine rupture and I never was scared for my baby. I do have some memories of– they did the intermittent checking and I have this memory of the decels. That is why I ended up having the C-section so I was always very curious to see how he was doing during the check. He was always fine and I was never scared. Yeah. We got out of the tub quickly. They waited for me to deliver the placenta on the bed. It was about 30 minutes and yeah. My baby latched right away which was such a relief because I mentioned we had some struggles the first time. The crazy thing was– we sat there. We ate. We chatted for a little bit then once they did all of the newborn tests right there, we were home by 3:45 AM. My toddler went to bed as an only child and then he woke up to a little brother. And that's his story. The postpartum has been so different and it's been so much better. I can't help but think that a lot of that is because of such a smoother birth and the recovery has been so much better than a C-section. Different, but still so much better. Meagan: Yeah. Melanie: Yeah. I just thank this community so much. I also was on the Facebook page and I just got so much strength from all of the women before me. Meagan: Yes. Oh my gosh. Such an incredible story. I love– okay, a couple of things. One, we talk about it on the podcast. I love when people go and look for providers before they are pregnant. I absolutely love it. I think it's very powerful. But two, you were actually pregnant and you didn't know it. Melanie: I know. Meagan: That's so cool that you were doing that and it felt so right and not only was your intuition before pregnancy kicking in but you were actually pregnant and it felt right. You were like, this is the place. This is the place. Then you showed. You went past that 39-week date. You never had gone past 3 centimeters before. So much strength and power happened through all of this and then you pushed out a 9-pound baby. All of these things that a lot of the world doubts. Did you look at your op report? Melanie: I did and everything was normal. Then the main thing was the decels and that's why they said was the reason. Meagan: Decels. I just wondered if they said anything like CPD or failure to progress. Melanie: Yeah, no they didn't. I was looking for that specifically. I just barely made it. I was 2-3 centimeters before the decels started happening and then they called it. Meagan: Yeah. A lot of the time we are told and the world doubts us in so many ways so if you told a lot of people who are uneducated about VBAC the things that happened with the first and then the stats of your second, I bet people are like, “You did that?” But you guys, this is normal. This is beautiful. This is what you deserve. You deserve these experiences and these joyous moments. I'm just so proud of you. I'm proud of you. I'm proud of your husband. He sounds absolutely adorable. Shoutout to him. Melanie: He's so sweet. Meagan: Your midwives and everybody. You did it. Melanie: Aw, thank you. Meagan: I'm so happy for you. Melanie: Thank you. Thank you so much. I'm glad I didn't know how big he was before but also with my midwives, there was no pressure at all to even see how big he was. Meagan: Mhmm, yeah. Melanie: The second baby, I always say that he healed me because he really did. My first birth was really traumatic for me but then my friends all laugh because they say, “You're the only person who would say a 9-pound baby would heal you.”Meagan: Seriously, though. But how amazing. It's so amazing. Our bodies are incredible. Okay, we talked about PROM. This time, total opposite. Encaul for a little bit. I did some things. You did some things. Let's talk about if you've had PROM, premature rupture of membranes, there are things you could do to try to encourage no PROM next time. I am PROM, PROM, then with my third, I was contracting. My water did break way earlier than pushing but it still waited a little longer. I still feel like my efforts in a lot of ways helped. So anyway, tell us what you did. Melanie: Yes. So mainly two things. Again, being with providers who are more holistic, they are more likely to mention nutrition. We talked about nutrition a ton during the whole pregnancy. I think two main things. The first thing was collagen. They got me on collagen from the get-go. I know research shows that upping your collagen helps a strong sac. Then the second thing was Vitamin C. I didn't take any Vitamin C supplements or anything, but again, your body is amazing. I was craving oranges in my pregnancy so I think that's part of it. My body was craving oranges. I ate a lot of oranges so I think the combination of collagen and oranges really made my sac strong. And it was. It literally did not break until he came out. It was so different. Meagan: So incredible. I would echo that. Vitamin C and you can supplement with Vitamin C 100mg a day starting anywhere between 18-20 weeks. Some providers even say to do it from the very beginning as the placenta is forming and things like that. Collagen absolutely and protein. Protein and collagen. I know you guys have heard about Needed but I absolutely love their protein collagen. As pregnant women, we don't get enough collagen and we don't get enough protein in our daily eating habits so supplementing with that and getting more collagen really, really can create a healthier, thicker sac. Something that was interesting that I found out after my second– so back story. I had kidney stones. I don't know if you had any infections or anything like that with your first that made you be on antibiotics but antibiotics is what an OB told me can also weaken membrane sacs. I got UTIs and kidney stones and was put on antibiotics. The OB described to me that my OB was fighting in other areas so the nutrients that my body was getting was going to fighting and healing versus creating a stronger sac which is interesting. I've never seen any research about it but he was pretty adamant about avoiding antibiotics during pregnancy with my next one and I did. I didn't have what I had before. Melanie: That's interesting. I never heard that. Meagan: I know. I know. This is a doctor who doesn't even practice anymore. This was years ago but I was like, it kind of makes sense. It kind of makes sense. I haven't researched it. Melanie: Yeah. I can see that. Meagan: Antibiotics wipe our gut flora and things like that anyway so I can understand that but protein, collagen, Vitamin C, and possibly avoiding antibiotics. Nutrition is so huge with our bag of water. Then big babies. You guys, big babies come out of vaginas. I just have to say that. It happens. 9 pounds is a healthy, beautiful baby. Melanie: Yeah. When he came out, everybody was very shocked even before weighing him. He's thinned out now but he was swollen. Everybody was taking bets on how big he actually was. Meagan: I love it. I love it. I've seen so many babies when they come out and their cheeks are so squishy and you're like, that's a big baby. You can tell just by their face. Melanie: Yes. That's exactly it. Meagan: Oh my gosh. Well, thank you again so much for completing the circle, for helping other Women of Strength out there. I too believe that women listen to these podcasts and they want to find stories that are similar with theirs in so many ways. You didn't dilate past 3. An induction that didn't turn out to be a vaginal birth so an “unsuccessful” induction that turned VBAC. A lot of people, I think, do doubt their body in that way. They are like, “Well, I was induced. Not even medicine could get me there,” but there is a lot that goes into that. Sometimes our body is just not ready or our babies aren't ready or something is going on. It doesn't mean that's your fate for all future births. Melanie: 100%. Yeah. So well said. Meagan: Awesome. Well, thank you again so much and huge congrats. Melanie: Thank you so much, Meagan, and thank you to everybody. Everybody who has told their story, the community, and everything was so helpful for me. ClosingWould you like to be a guest on the podcast? Tell us about your experience at thevbaclink.com/share. For more information on all things VBAC including online and in-person VBAC classes, The VBAC Link blog, and Meagan's bio, head over to thevbaclink.com. Congratulations on starting your journey of learning and discovery with The VBAC Link.Support this podcast at — https://redcircle.com/the-vbac-link/donationsAdvertising Inquiries: https://redcircle.com/brands

Johnny Mac shares five cheerful Christmas-themed stories.The Hallmark channel is launching 'Finding Mr. Christmas,' a competition series premiering October 31st. Contestants, including former athletes and performers, vie for the title of 'Mr. Christmas' through entertaining challenges. In Australia, Kmart faces criticism for selling Christmas pajamas in summer. In Dallas, the Hotel Crescent Court offers a 'Nightmare Before Christmas' themed high tea. Jethro Tull announces an expanded edition of their Christmas album. Lastly, Mariah Carey teases festive content leading up to her holiday classic's season. This episode marks the start of Johnny's Saturday Christmas story features, with more to come closer to the holidays.00:00 Introduction to Good News Christmas Stories00:21 Hallmark's Finding Mr. Christmas Competition01:42 Christmas Pajamas Controversy in Australia02:16 High Tea at Hotel Crescent Court02:42 Jethro Tull's Christmas Album Release03:25 Mariah Carey's Christmas Countdown Unlock an ad-free podcast experience with Caloroga Shark Media! Get all our shows on any player you love, hassle free! For Apple users, hit the banner on your Apple podcasts app. For Spotify or other players, visit caloroga.com/plus. No plug-ins needed! Subscribe now for exclusive shows like 'Palace Intrigue,' and get bonus content from Deep Crown (our exclusive Palace Insider!) Or get 'Daily Comedy News,' and '5 Good News Stories' with no commercials! Plans start at $4.99 per month, or save 20% with a yearly plan at $49.99. Join today and help support the show! This podcast supports Podcasting 2.0 if you'd like to support the show via value for value and stream some sats! Get more info from Caloroga Shark Media  

Dallas' new children's hospital is getting another $100 million donation toward the construction of a $5 billion pediatric care facility, Children's Health and UT Southwestern announced Tuesday; While 1 in 4 women in the United States will experience some form of domestic violence in her lifetime, Langbein said that statistic increases to 1 in 3 in Texas. In Dallas, police statistics show there have been more than 6,600 intimate partner crimes in 2024. Nine were fatal;  Armyworms — named for their tendency to march in troops — have hatched in throngs this fall across North and Central Texas, where they are wreaking havoc. Gardening groups on Facebook are rife with photos of the caterpillars and once-green lawns turned brown. Lawn care companies say they are receiving far more calls than usual, and agricultural organizations have published alerts; and, what makes a taco a great taco? Is it the tortilla? Is it the meat? Is it the salsa? Is it some mysterious secret ingredient?  Surely, you have tried more than one taco in your life. Some have been good, some have not. We asked four North Texas Hispanic restaurateurs to help solve the riddle. These restaurateurs primarily deal in tacos, focusing in on what makes the dish a delicacy worth coming back for more. Learn more about your ad choices. Visit podcastchoices.com/adchoices

axwell Anders, Charlie Gold, and Sommer Bailey discuss their dating experiences in Dallas-The Big D and welcome their first guest on the show, Ben the Soldier.Catching up on the last week's dating encounters...Sommer went on three tinder dates. One guy ordered nothing and just sat there the whole time! What does it say if he/she does not order anything? Another guy complained about this job and life the whole time. We all have a negative side but there is something to be said about bringing your best foot forward on the first date. Was he just looking for free therapy? The third guy was the best date of the three. They had a romantic dinner at Bolsa in the Bishop Arts District. However, he is planning on moving in a month! He had such game that he invited her. Will she go?Max is continuing his journey of self-love and self-exploration. He joined a Facebook group called "Gay Man Thriving" which is a company that works with gay men tired of being alone. He joined their 5 Day Challenge which focused on empowerment and daily affirmations. Think of it as a vision board for love, dating, and self hotness. Max and his buddy Daniel went to Stereo Live in Dallas to danced the night away to the rhythms of DJ Ummet Ozcan where they talked to a few cute guys and had a great time!Charlie and went on a date at Toasted in Dallas next to Milk Cream on Lower Greenville Ave.This week's topic of discussion is Dallas and dating in an urban center. Dallas – Dating in an Urban Center. How do you feel about the dating scene in Dallas? Where do you go out to meet other singles in Dallas? Does Dallas or other cities have their own singles and dating scene style? Max, Charlie, and Sommer love brunch and coffee at Meddlesome Moth and Ascension in the Design District. We have had great friend dates in Bishop Arts for events such as Bastille Day and Christmas in July. Other great locations in Dallas are Mockingbird Station, Shops at Park Lane, Bishops Arts, Uptown, West Village, Lower Greenville Ave, Lakewood, Design District, The Katy Trail, and White Rock Lake.Dating Challenge: There are so many venues and opportunities to meet people In Dallas or in any city for that matter. Last week, we focused on getting out of our comfort zone and go up and talking to someone we normally wouldn't consider for ourselves or them. This week's dating challenge is to explore and try new locales or scenes that we are not familiar with. We are single so maybe trying something new might be a breath of fresh air. Max, Charlie, and Sommer then go into their dating experiences in the city and what they hope to get from their show and sharing their love lives.Guest: Ben the Soldier was our first guest on the show! He shared what makes him an international dating D....errr guru. He filled us in on an embarrassing dating encounter with a tatted girl at Houlihan's in Addison, Texas, and how he bowed out gracefully when he wasn't feeling the connection. How do you handle a date that isn't going anywhere? Dating Quiz: The dating quiz this week is This Dating Test Will Reveal What People Find Most Attractive About You from Buzzfeed Inc. Check out the quiz yourself and let us know how you did.Dating Book/Article Review: Sommer introduces the article of the week

Eagles blow it in embarrassing fashion  Primetime Kirk steps up Must win In Dallas vs Baltimore  Bryce Young gets benched  College Football talk    

In Dallas, police responded to a pedestrian versus vehicle collision and found a teenager mortally wounded. The reasoning for the crash was senseless. Over in Michigan, police responded to a reported shooting at an apartment complex. Over the weekend, police in Arkansas received a call from a man who stated he shot his father. And in Houston, police are called to the scene of a shooting at a child's birthday party.Follow us on X & IGX: @SAS_DailyInstagram: @swordandscaledailyConsider joining PLUS+ at swordandscale.com/plus

Risen Nation is one church body with three locations. Our desire is to see the fulfillment of Acts 15:16; the rebuilding of David's tabernacle. Our greatest passion is ministering to the Lord through worship, and we are longing to see a people become a dwelling place for the Lord. In Dallas, join us for service Sunday mornings at 10:00am (Pre-Service Prayer begins at 9:00am) Location: Risen Nation Church - 1711 Keller Pkwy. Keller, TX 76248 Text the word “dallas” to (817) 587-1735 to stay connected. In Nashville, join us for service Sunday evenings at 6:00pm (Doors open at 5:30pm) Location TBD weekly. Text the word “nashville” to (817) 587-1735 to stay connected, and know service locations. In Chicago, join us for service Saturday evenings at 6:00pm (Doors open at 5:30pm) bi-weekly. Location Hinckley Community Building - 120 Maple St, Hinckley, IL 60520 Text the word “chicago” to (817) 587-1735 to stay connected. Give: To support our growth and impact click here: https://www.risennation.org/give Risen Nation: http://www.risennation.org Instagram: https://www.instagram.com/risennationdallas https://www.instagram.com/risennationchicago https://www.instagram.com/risennationnashville https://www.instagram.com/habitationministries Facebook: https://www.facebook.com/RisenNation #Jesus #God #HolySpirit #risennationchurch #church #onlinechurch #faith #sermons #preaching #live #teaching #worship #praise #risennationworship

Our podcast previews continue a rollicking NFC East discussion. Conor Orr, the exceptional scribe at Sports Illustrated, joins me to break it all down. Brian Daboll has taken matters into his own hands this summer. Clearly, these practices are different. The Giants don't want to get pushed around again. That “Click Click Boom” by Saliva you hear on the speakers is no accident. Granted, Daniel Jones is central to any Giants conversation. Is Jones primed for an Alex Smith-like renaissance? Or do New Yorkers see more of the same? In Dallas, Orr's “Disney” analogy is perfect. Jerry Jones is drawing droves of fans into AT&T Stadium with the flashy names — Dak! CeeDee! Parsons! — but, once you're in, the product isn't nearly as glamorous as you think. There's long lines, mayhem and overpriced beverages. Philadelphia, conversely, does have a very strong roster… but there's sneaky pressure on the quarterback. You can follow Orr on X, and read all of his excellent musings and feature stories at SI.com. Video and audio is above. It's always easy to listen to podcasts right here at GoLongTD.com or inside the Substack app. You can also access Go Long podcasts at Apple, Spotify, YouTube, everywhere you pod.As a reminder, paid subscribers can access all longform features at Go Long: I'll have more on the Giants next week. Daniel Jones sat down with Go Long for a 1 on 1 last week. Here's that conversation:1 on 1: Why Daniel Jones 'absolutely' believes he's one of the best QBs in the NFLOur 2024 NFL Season Preview features continue. Links below, icymi:* David Long Jr., and the beast within* 'Undeniable:' Christian Kirk will attack this defining moment* ‘We'll get it done:' The Buffalo Bills enter the great unknown at wide receiver* Jordan Love will be an all-time great This is a public episode. If you'd like to discuss this with other subscribers or get access to bonus episodes, visit www.golongtd.com/subscribe

Carrie Iddings, corporate communications manager of Fischer Homes, joins host Carol Morgan for this week's Atlanta Real Estate Forum Radio episode. In this podcast segment, Iddings discusses Fischer's ongoing support of St. Jude's Children's Hospital and helping buyers find their dream homes in the Atlanta area. Iddings has served in a crucial role with Fischer Homes for 11 years, especially in the builder's move to Atlanta in 2013. In addition, she organizes Fischer Home's participation in the St. Jude Dream Home Giveaway, which offers prospective homebuyers a chance to purchase the home of their dreams and provides St. Jude Children's Hospital with life-saving funds. Currently, the builder offers up three homes a year in St. Louis, MI, Louisville, KY and the Greater Cincinnati area. For 44 years, Fischer Homes has provided homebuyers with quality homes that last. In partnership with St. Jude through the Dream Home Giveaway, the company has raised almost $30 million and helped ensure that families receive critical care in place of a hospital bill. Iddings said, “Three people will win a house this year, it is always very exciting to give a home away to somebody.” Fischer Homes recently unveiled its new paired-patio homes at the established community, The Villas at Gold Creek in Dawsonville, GA. Homes are available on ranch or two-story plans with opportunities to completely personalize in the Lifestyle Design Center. To promote low-maintenance living, lawn care and landscaping are also included. Iddings said, “It really is a nice option for anyone looking for that lifestyle, where they don't have to worry about upkeep.” The Maple Street collection gained traction recently, offering buyers luxury choices at an affordable price. Priced from the $300,000s, this home collection is available at Cherry Glen in Euharlee. Home shoppers can look forward to multiple elevation choices, customizable interiors and spacious living that fits families looking to upsize, downsize or anywhere in between. In Dallas, Sage Woods debuted with 11 floor plan options. Homes at Sage Woods are priced from the mid-$300,000s and buyers can look forward to the upcoming model home. Searching for your new home? Visit the model home at Cherry Glen or check out the Sage Woods community page. Fischer Homes has also expanded its active adult community offerings with Poplar Place and Laurel Farms in Dallas. Home shoppers choose between ranch and two-story plans, each with a covered patio that makes outdoor lounging and entertaining comfortable. Exterior maintenance and lawn care are included. To add a little more space, an optional loft is also available for the ranch-style floor plan. Ready to move now? Fischer Homes has move-in ready homes available across Atlanta. A full listing can be found here. Homebuyers have access to complimentary refinancing for up to three years with Fischer's partner, Victory Mortgage. Iddings said, “We continue to see mortgage rates go down and buyer interest rates are picking up, so it is a really great time to buy right now, especially with our affiliated partners.” As of last year, Fischer Homes celebrates over 2,000 homes across the Atlanta area and continues to grow. With multiple communities popping up every year, you can find your dream home with Fischer today. “We are continuing to expand our footprint and entering new parts of Atlanta,” said Iddings. “We just want to continue to do more.” Tune in to the full interview above to learn more about Fischer Homes, or visit www.FischerHomes.com. A special thank you to Denim Marketing for sponsoring Atlanta Real Estate Forum Radio. Known as a trendsetter, Denim Marketing has been blogging since 2006, podcasting since 2011 and is currently working on strategies for the Google Helpful Content update and ways to incorporate AI into sales and marketing. Contact them when you need quality, original content for social media, public relations, blogging,

Ailish Forfar and Justin Cuthbert kick off with former NHL Head Coach Dallas Eakins who will be IN Dallas for the conference finals, and he shares his relationship with coaches like Pete DeBoer, how Kris Knoblauch has done this season, why coaches end with “battle scars” and why he's personally rooting for Paul Maurice (2:20). Later, his thoughts on Craig Berube joining the Leafs and some insight into Brad Treliving and what he's like to with. Next, Ben Nicholson-Smith (25:53) joins us from Rogers Centre as the Jays are under pressure, especially after Ross Atkins spoke over the weekend. Then, a report today regarding the Jays speaking to other executives about Vladdy and Bo and the difference between facts and rumours.The views and opinions expressed in this podcast are those of the hosts and guests and do not necessarily reflect the position of Rogers Sports & Media or any affiliates.

In Dallas speech, Donald Trump tells NRA crowd gun rights are ‘under siege'; No body cam footage of Scottie Scheffler's Louisville arrest, reports say; Texas has added 306,000 jobs since last April, new estimates show; Dallas police begin enforcing controversial prostitution ordinance 7 months after tweaks Learn more about your ad choices. Visit podcastchoices.com/adchoices

Steph interviews Dr. Jessica Shepherd, a nationally known women's health expert and board-certified OBGYN, about perimenopause. As a menopause expert, Dr. Shepherd offers education and tools that allow women to find solutions and, feel seen and heard as they enter menopause.  In this interview, they discuss, what perimenopause is and when it starts, common misconceptions about perimenopause, and nutrition and lifestyle changes to support this transition. They also dive into lab testing and how to advocate for yourself to get the care you deserve. You'll leave this interview feeling confident and equipped to feel your best during perimenopause. Topics Discussed: Weight gain in perimenopause - is it inevitable? Common misconceptions about perimenopause The best advice for those in their 20's, 30's, and 40's How to advocate for yourself when you see your doctor Physical symptoms that indicate hormonal problems Show Notes: Follow @jessicashepherdmd on Instagram Check out @modernmeno on Instagram Follow @Sanctummedwellness on Instagram Click here to learn more about Dr. Elana Roumell's Doctor Mom Membership, a membership designed for moms who want to be their child's number one health advocate! Click here to learn more about Steph Greunke, RD's online nutrition program and community, Postpartum Reset, an intimate private community and online roadmap for any mama (or mama-to-be) who feels stuck, alone, and depleted and wants to learn how to thrive in motherhood Listen to today's episode on our website Dr. Jessica Shepherd is a nationally known women's health expert and board certified OBGYN. She is the former Chief Medical Officer at Verywell Health, she impacts the health of millions of women through the trustworthy and dynamic information she shares. As a menopause expert, her impact through education on multiple media platforms and social media has allowed women to find themselves seen and heard.  In Dallas, she is the founder and CEO of Sanctum Med + Wellness that incorporates the entire scope of wellness through wellness practitioners and Eastern modalities.  Dr. Shepherd is an engaging and well known media personality seen regularly as an expert on Good Morning America, The Today Show,  CNN, MSNBC and CBS News.  Her ability to capture millions on TV only ignites her mission to reach even more women as they navigate their journey in health and wellness.   Recently featured on the cover of D Magazine for October for Best Docs 2023, the titled article "how to (meno)pause" has inspired many women. She is on the Advisory Board for Women's Health Magazine, WHOOP, and contributes to Vogue, Cosmopolitan, Forbes, and more.   As a health care expert, she strives to educate people on their bodies and how to address their physical, sexual, emotional health in addition to the incorporation of wellness and has expanded her reach to keynote talks and brand collaborations.  Her national appeal has allowed her to work on women's health issues with celebrities including Sheryl Crow, Halle Berry, Ciara, Brooke Burke, Erin Andrews and more. This Episode's Sponsors  Enjoy the health benefits of PaleoValley's products such as their supplements, superfood bars and meat sticks.  Receive 15% off your purchase by heading to paleovalley.com/doctormom  Discover for yourself why Needed is trusted by women's health practitioners and mamas alike to support optimal pregnancy outcomes. Try their 4 Part Complete Nutrition plan which includes a Prenatal Multi, Omega-3, Collagen Protein, and Pre/Probiotic. To get started, head to thisisneeded.com, and use code DOCTORMOM20 for 20% off Needed's Complete Plan! Active Skin Repair is a must-have for everyone to keep themselves and their families healthy and clean.  Keep a bottle in the car to spray your face after removing your mask, a bottle in your medicine cabinet to replace your toxic first aid products, and one in your outdoor pack for whatever life throws at you.  Use code DOCTORMOM to receive 20% off your order + free shipping (with $35 minimum purchase). Visit BLDGActive.com to order. INTRODUCE YOURSELF to Steph and Dr. Elana on Instagram. They can't wait to meet you! @stephgreunke @drelanaroumell Please remember that the views and ideas presented on this podcast are for informational purposes only.  All information presented on this podcast is for informational purposes and not intended to serve as a substitute for the consultation, diagnosis, and/or medical treatment of a healthcare provider. Consult with your healthcare provider before starting any diet, supplement regimen, or to determine the appropriateness of the information shared on this podcast, or if you have any questions regarding your treatment plan.

Texas multifamily developers may have overshot their goal. They have pumped so much new product into the market, that many have slammed on the brakes for new builds as they finish up current projects.    According to a detailed report in The Real Deal, Texas apartment developers have produced more apartments than almost any other group of US developers over the last three years. In Dallas, they put more than 20,000 apartments on the market last year. That's about twice the number of new apartments that opened up in New York with a much larger population. In Austin, the story is even more dramatic, with  more than 17,000 new apartments on the market in 2023. Compared to Dallas with 1.3 million people, Austin only has 1 million....   ...You'll find a link to the full article in the show notes at newsforinvestors.com. If you'd like more information on the single-family rental business, be sure you've signed up for a free RealWealth membership. We help new and experienced investors find cash-flowing rental properties in markets with strong job and population growth. You can also connect with our network of real estate professionals and other single-family investors. And please remember to subscribe to this podcast, if you haven't already.   Thanks for listening! Kathy Fettke   Links:   1 - https://therealdeal.com/magazine/march-2024/texas-multifamily-developers-slam-on-the-brakes/   2 - https://www.multifamilyexecutive.com/design-development/construction/texas-apartment-construction-starts-plunge-across-major-metros_o

Hey Siblings, this week on the Chismes and Menudo Podcast we have New York Native, and Dallas comedian, Teddy. Teddy's tale is one of resilience, laughter, and the pursuit of comedy. As a fresh-faced stand-up comedian, he bravely ventured into the heart of New York's comedy clubs, ready to conquer the stage and leave audiences in stitches. Little did he know, the concrete jungle would prove to be a fierce battleground for aspiring comedians like himself.With a twinkle in his eye and a punchline at the ready, Teddy reflects on the contrast between New York and Dallas, highlighting the warmth and camaraderie that define the Lone Star State's comedy scene. In Dallas, he discovered not only a stage but a community—a tight-knit network of comedians, club owners, and fans who welcomed him with open arms. From packed venues to late-night diners, he found a home away from home—a place where laughter knows no bounds and comedy knows no limits.Follow Teddy on all platforms:@followteddyalready------------------------------------------------------------Teddy has 2 shows coming up:Chuckles and Charcoals at Sheesh Loungehttps://partiful.com/e/LJP5Elphx8hlw0SdoQ4IA Few Truths and a Liehttps://www.prekindle.com/event/56966-a-few-truths-and-a-lie-stand-up-show-dallas-------------------------------------------------------------Support the showFOLLOW OUR SOCI MEATS:@CHISMESANDMENUDOPODCAST@THEADRIANAALEJANDRA@RICKYNUNEZCOMEDY----------------------------------------------------------------FOR BUSINESS INQUIRIES:CHISMEANDMENUDO@GMAIL.COM

UNDRAFTED ALLSTARZ SPORTS SHOW LIVE ON HOT7025FM.COM! ~ SPONSORED BY DB'S CAJUN KITCHEN ~ -

And only garbage time kept the final score looking close.  The Packers dominated the Cowboys... IN DALLAS. And now there are a lot of questions being asked.

The Lakers recent run of high end play has been defined by defensive integrity and solid execution. In Dallas on Tuesday, the Lakers were short on both, particularly early. LA was sloppy with the ball, turning the ball over far too frequently early. They missed a ton of layups. And they didn't execute on the defensive side with the same level of precision as they had in recent games against Indiana, New Orleans and Phoenix. Some of that could be due to the absence of Jared Vanderbilt, who missed the game with back spasms, but not all of it. The Lakers actually scored 35 points in the second quarter... and actually lost ground. Not great, Bob! A huge third quarter in which the Lakers actually took care of the ball AND tightened up on D allowed them to take a lead, but they could sustain it. One reason? The Mavs got incredibly good three point shooting, not only from the guys you might expect (Grant Williams, a solid 3-point guy, was 5-7, Tim Hardaway Jr., 38% on the season, was 5-10) but from the guys you absolutely do not expect (Dante Exum, a 29% shooter from beyond the arc, was 7-9). So should Darvin Ham have changed tactics? It's a fun question - when do you decide to change tactics, even if the thing you're abandoning is almost surely the right move, based on percentages? Meanwhile, the Lakers have a game tonight in San Antonio. Anthony Davis is once again nursing that groin/abdomen thing. LeBron has put in way more work than anyone wants, frankly. So should either/both of them sit against a 3-win Spurs squad? HOSTS: Andy and Brian Kamenetzky SEGMENT 1: The Lakers can't fully overcome early sloppiness in Dallas. SEGMENT 2: Should Darvin have switched his game plan? SEGMENT 3: Who plays in San Antonio? Support Us By Supporting Our Sponsors! Dave.com Dave is the financial app that's leveling the financial playing field. Download Dave today at Dave.com/LOCKEDONNBA. You could get up to $500 in 5 minutes or less! No credit check. No late fees.  eBay Motors For parts that fit, head to eBay Motors and look for the green check. Stay in the game with eBay Guaranteed Fit at eBayMotos.com. Let's ride. eBay Guaranteed Fit only available to US customers. Eligible items only. Exclusions apply. PrizePicks Go to PrizePicks.com/lockedonnba and use code lockedonnba for a first deposit match up to $100! Gametime Download the Gametime app, create an account, and use code LOCKEDONNBA for $20 off your first purchase. FanDuel Score early this NFL season with FanDuel, America's Number One Sportsbook! Right now, NEW customers get ONE HUNDRED AND FIFTY DOLLARS in BONUS BETS with any winning FIVE DOLLAR MONEYLINE BET! That's A HUNDRED AND FIFTY BUCKS – if your team wins! Visit FanDuel.com/LOCKEDON to get started. FANDUEL DISCLAIMER: 21+ in select states. First online real money wager only. Bonus issued as nonwithdrawable free bets that expires in 14 days. Restrictions apply. See terms at sportsbook.fanduel.com. Gambling Problem? Call 1-800-GAMBLER or visit FanDuel.com/RG (CO, IA, MD, MI, NJ, PA, IL, VA, WV), 1-800-NEXT-STEP or text NEXTSTEP to 53342 (AZ), 1-888-789-7777 or visit ccpg.org/chat (CT), 1-800-9-WITH-IT (IN), 1-800-522-4700 (WY, KS) or visit ksgamblinghelp.com (KS), 1-877-770-STOP (LA), 1-877-8-HOPENY or text HOPENY (467369) (NY), TN REDLINE 1-800-889-9789 (TN) Learn more about your ad choices. Visit podcastchoices.com/adchoices

The Lakers recent run of high end play has been defined by defensive integrity and solid execution. In Dallas on Tuesday, the Lakers were short on both, particularly early.LA was sloppy with the ball, turning the ball over far too frequently early. They missed a ton of layups. And they didn't execute on the defensive side with the same level of precision as they had in recent games against Indiana, New Orleans and Phoenix. Some of that could be due to the absence of Jared Vanderbilt, who missed the game with back spasms, but not all of it. The Lakers actually scored 35 points in the second quarter... and actually lost ground.Not great, Bob!A huge third quarter in which the Lakers actually took care of the ball AND tightened up on D allowed them to take a lead, but they could sustain it. One reason? The Mavs got incredibly good three point shooting, not only from the guys you might expect (Grant Williams, a solid 3-point guy, was 5-7, Tim Hardaway Jr., 38% on the season, was 5-10) but from the guys you absolutely do not expect (Dante Exum, a 29% shooter from beyond the arc, was 7-9). So should Darvin Ham have changed tactics?It's a fun question - when do you decide to change tactics, even if the thing you're abandoning is almost surely the right move, based on percentages?Meanwhile, the Lakers have a game tonight in San Antonio. Anthony Davis is once again nursing that groin/abdomen thing. LeBron has put in way more work than anyone wants, frankly. So should either/both of them sit against a 3-win Spurs squad?HOSTS: Andy and Brian KamenetzkySEGMENT 1: The Lakers can't fully overcome early sloppiness in Dallas.SEGMENT 2: Should Darvin have switched his game plan?SEGMENT 3: Who plays in San Antonio?Support Us By Supporting Our Sponsors!Dave.comDave is the financial app that's leveling the financial playing field. Download Dave today at Dave.com/LOCKEDONNBA. You could get up to $500 in 5 minutes or less! No credit check. No late fees. eBay MotorsFor parts that fit, head to eBay Motors and look for the green check. Stay in the game with eBay Guaranteed Fit at eBayMotos.com. Let's ride. eBay Guaranteed Fit only available to US customers. Eligible items only. Exclusions apply.PrizePicksGo to PrizePicks.com/lockedonnba and use code lockedonnba for a first deposit match up to $100!GametimeDownload the Gametime app, create an account, and use code LOCKEDONNBA for $20 off your first purchase.FanDuelScore early this NFL season with FanDuel, America's Number One Sportsbook! Right now, NEW customers get ONE HUNDRED AND FIFTY DOLLARS in BONUS BETS with any winning FIVE DOLLAR MONEYLINE BET! That's A HUNDRED AND FIFTY BUCKS – if your team wins! Visit FanDuel.com/LOCKEDON to get started.FANDUEL DISCLAIMER: 21+ in select states. First online real money wager only. Bonus issued as nonwithdrawable free bets that expires in 14 days. Restrictions apply. See terms at sportsbook.fanduel.com. Gambling Problem? Call 1-800-GAMBLER or visit FanDuel.com/RG (CO, IA, MD, MI, NJ, PA, IL, VA, WV), 1-800-NEXT-STEP or text NEXTSTEP to 53342 (AZ), 1-888-789-7777 or visit ccpg.org/chat (CT), 1-800-9-WITH-IT (IN), 1-800-522-4700 (WY, KS) or visit ksgamblinghelp.com (KS), 1-877-770-STOP (LA), 1-877-8-HOPENY or text HOPENY (467369) (NY), TN REDLINE 1-800-889-9789 (TN) Learn more about your ad choices. Visit podcastchoices.com/adchoices

In Dallas today talking with the effervescent author Bev Cuevas about her book 'Behind Her Smile: The Adventures of a Tall Girl from WVA and Her Life as a Stewardess'. It's funny and entertaining; with over 35 years in the aviation industry, she gives a real look at what life was like during the glam days of the airline business - along with a special story about moments with Elvis. Grab a glass and join us!About the Spotlight Conversations podcast:Tune in as I invite friends inside my cozy linoleum free recording studio to talk about all things media - radio, television, music, film, voiceovers, audiobooks, authors - if they know media, we're talkin'! Unscripted and nearly always entertaining, each guest gets real about their careers in the entertainment biz; from where they started to how it's going. Join us in my swanky studio where drinks are always on ice; music + media are the conversation starters. New episodes every other Tuesday. Social media links, website and more hereFollow and subscribe to my podcast hereA very special thank you to friends who helped bring the Spotlight Conversations podcast together:Booth Announcer: Joe Szymanski ('Joe The Voice Guy')Theme Song Composer: Mark Sparrow, SongBird Studios

A Morning News Update That Takes Into Account The News Stories You Deem 'Highly Conversational' Today's Sponsor: Hostage Tapehttp://thisistheconversationproject.com/hostagetape Today's Rundown:Israel, Hamas agree first truce, 50 hostages to go free in swaphttps://www.reuters.com/world/middle-east/israeli-government-debates-deal-release-gaza-hostages-truce-2023-11-21/ Bill Burr Responds to Backlash After His Wife Was Seen Flipping Off Donald Trump at UFC Fighthttps://atlantablackstar.com/2023/11/20/bill-burr-responds-to-backlash-after-his-wife-was-seen-flipping-off-donald-trump/ North Korea claims it launched first spy satellite, promises morehttps://www.reuters.com/world/asia-pacific/north-korea-flags-plan-launch-satellite-rocket-between-nov-22-dec-1-japan-says-2023-11-20/ X CEO Linda Yaccarino Urged To Resign After Elon Musk Endorses Antisemitic Posthttps://www.ndtv.com/world-news/x-ceo-linda-yaccarino-urged-to-resign-after-elon-musk-endorses-antisemitic-post-4591557 Warren Buffett, 93, donates more Berkshire stock, assures 'I feel good'https://www.reuters.com/business/warren-buffett-says-berkshire-has-right-ceo-succeed-billionaire-2023-11-21/ 4 Las Vegas high school students charged with murder as adults in classmate's fatal beatinghttps://apnews.com/article/las-vegas-high-school-brawl-student-dead-2db0d5283e092bf3132219ebc843e5a7 Tom Selleck's 'Blue Bloods' to end on CBS next fall after 14 seasonshttps://www.usatoday.com/story/entertainment/tv/2023/11/20/cbs-blue-bloods-ending-tom-selleck/71656390007/ Trump Sues 21 News Orgs, Claims They 'Coordinated' in Misreporting $73 Million Truth Social Losseshttps://www.thewrap.com/trump-sues-msnbc-reuters-19-other-news-orgs-over-truth-social-loss-report/ Website: http://thisistheconversationproject.com Facebook: http://facebook.com/thisistheconversationproject Twitter: http://twitter.com/th_conversation TikTok: http://tiktok.com/@theconversationproject YouTube: http://thisistheconversationproject.com/youtube Podcast: http://thisistheconversationproject.com/podcasts #yournewssidepiece #coffeechat #morningnews ONE DAY OLDER ON NOVEMBER 22:Jamie Lee Curtis (65)Mark Ruffalo (56)Scarlett Johannson (39) WHAT HAPPENED TODAY:1963: In Dallas, Texas, President John F. Kennedy was assassinated and Texas Governor John B. Connally was seriously wounded. Later the same day, Vice President Lyndon B. Johnson was sworn in as the 36th President of the United States.1986: At age 20, Mike Tyson became the youngest world heavyweight boxing champion with a second-round knockout of Trevor Berbick in Las Vegas.2018: The leaning Tower of Pisa's tilt was reduced by 4 centimeters. PLUS, TODAY WE CELEBRATE: Start Your Own Country Dayhttps://www.internationaldays.co/event/start-your-own-country-day/r/rec1QzN1d5vV7V3Rn

Tom Talks Episode 106:Join us in this week's episode of Tom Talks as we dive into the Rangers World Series parade, unveil a shocking land scam in Dallas, dissect the 2023 Texas voting results, share a hair-raising tale of a man and a manhole, celebrate Siemens' grand opening of a new factory with 700 jobs in Fort Worth, and explore the downfall of WeWork as it declares bankruptcy. Experience the Texas Rangers World Series Championship Parade through our eyes, where the turnout was massive, but the parade itself left us yearning for more excitement.In Dallas, a gripping story unfolds as a family's lot becomes entangled in a deceitful scam. Get ready for all the captivating details!Dive into the intricacies of the recent Texas voting, including significant law changes and constitutional amendments, as we break down the results and provide a comprehensive overview.Hold your breath as we recount a recent incident in Fort Worth where individuals find themselves falling into manholes and facing unexpected predicaments in construction sites.Exciting news for Fort Worth residents—Siemens is set to open a new factory, bringing 700 job opportunities to the area and contributing to its economic growth.Lastly, witness the rise and fall of WeWork, a once-thriving office space provider, as it grapples with the challenges of a changing landscape and declares bankruptcy.=====Time Codes:(00:00) Introduction(00:38) Texas Rangers World Series Champ Parade Experience(03:00) Land Scam in Dallas Texas(07:45) 2023 Texas Voting Results(12:25) Man Fell Into Manhole... Again(17:32) Siemens is Opening a New Factory(21:25) WeWork is Declaring Bankruptcy Follow us on social media!TiktokInstagramFacebookYouTubeContact Us!If you are thinking about buying or selling a house, we would love to help you!If you have any questions about real estate, investing, or the Dallas-Fort Worth area, don't hesitate to reach out!tomstexasrealty.com

Healthy kids make good students! Dr. Jenny Milward, Executive Director of the  Alliance , is our guest today with  info on how important Medicaid is for so many kids  in PreK12...along  with a preview of the upcoming NAME conference October 23-26 In Dallas. Here's a clip from NPR .on the Alliance

Healthy kids make good students! Dr. Jenny Milward, Executive Director of the  Alliance , is our guest today with  info on how important Medicaid is for so many kids  in PreK12...along  with a preview of the upcoming NAME conference October 23-26 In Dallas. Here's a clip from NPR .on the Alliance

Today's guest is TJ Kosen.   TJ  has been in Real Estate since 2006, first cutting his teeth before the crash with 200+ multi-family units in Tennessee. He has done deals in Texas, California and Tennessee.   Show Description:   In this podcast episode, TJ shares his experience in the real estate industry and how he has successfully scaled his business in the distressed residential space. TJ discusses his strategies for beating the competition, which include understanding the motivations of distressed sellers and offering tailored solutions. He emphasizes the importance of treating the single-family business like a commercial operation and hiring specialized individuals. TJ also talks about the balancing act between motivation and urgency when dealing with distressed sellers and how his company focuses on understanding the seller's needs to provide the best offer. He explains how his company sets itself apart by focusing on margin rather than volume and crafting solutions that address the seller's underlying problems. TJ also discusses the challenges of systemizing projects in the real estate business and the need to build a fund for sustainability and cash flow. He predicts an increase in distressed residential inventory and shares his confidence in their competitive advantage.  -------------------------------------------------------------- Intro [00:00:00]   Scaling a residential real estate business [00:01:53]   Negotiating with distressed sellers [00:07:32]   The offer is more than just money [00:10:53]   Outsourcing and specialization in business [00:13:01]   Challenges in systemizing property projects [00:15:38]   The forecast on distressed residential inventory [00:20:42]   Evaluation of dispo strategies [00:22:15]   Closing [00:23:39] -------------------------------------------------------------- Connect with TJ: Facebook: https://www.facebook.com/tkosen  Instagram: https://www.instagram.com/tjkosen/  Twitter: https://twitter.com/kosentrade  Linkedin: https://www.linkedin.com/in/tj-kosen-a944382b/ Web: http://www.tjkosen.com/   Connect with Sam: I love helping others place money outside of traditional investments that both diversify a strategy and provide solid predictable returns.     Facebook: https://www.facebook.com/HowtoscaleCRE/ LinkedIn: https://www.linkedin.com/in/samwilsonhowtoscalecre/ Email me → sam@brickeninvestmentgroup.com   SUBSCRIBE and LEAVE A RATING. Listen to How To Scale Commercial Real Estate Investing with Sam Wilson Apple Podcasts: https://podcasts.apple.com/us/podcast/how-to-scale-commercial-real-estate/id1539979234 Spotify: https://open.spotify.com/show/4m0NWYzSvznEIjRBFtCgEL?si=e10d8e039b99475f -------------------------------------------------------------- Want to read the full show notes of the episode? Check it out below: TJ Kosen (00:00:00) - We often beat our competition by 30 to. I think our record in the past two months is $60,000 below our our competitor's offers by discussing this with the seller. And so you're not dealing with an uneducated seller, you're dealing with a seller that isn't served by a higher offer because they're not actually solving the fundamental problem. Whereas most people, you know, 80% minus repairs, we're like, well, let's let's see what the seller actually wants and let's hit it from the other direction instead.   Sam Wilson (00:00:23) - Welcome to the How to Scale Commercial Real Estate show. Whether you are an active or passive investor, we'll teach you how to scale your real estate investing business into something big. DJ has been investing in real estate since 2006, first cutting his teeth before the crash with a 200 unit plus multifamily property in Tennessee. He has done deals in Texas, California, Tennessee, TJ. Welcome to the show.   TJ Kosen (00:00:49) - Hey, thanks for having me on, Sam. I'm excited to share some insight.   Sam Wilson (00:00:52) - Absolutely. The pleasure is mine.   Sam Wilson (00:00:54) - There are three questions to ask every guest who comes on the show in 90s or less. Can you tell me, where did you start? Where are you now and how did you get there?   TJ Kosen (00:01:02) - 90s are lost. I don't know about that. I'm from San Diego. My first deal was 112 units in your hometown, Memphis, Tennessee. It was a lot of fun. 2006, Let's see where I started, where I went to and where I am now. In Dallas, Texas, we move a high volume of distressed, mostly single family direct seller residential properties in our North Texas market, also in Houston, some in Tennessee and some in Florida. Right now we're doing some marketing down there. We have a pretty good sized team and we really specialize on the direct to seller marketing and we specialize in the optimizing our exit strategy based on the fundamentals of both seller's requirements and the deals specifically.   Sam Wilson (00:01:40) - Okay. I'm excited here to dig in today. I know this show, of course, is a commercial real estate show, but I think any time you can take a business like what you're doing, you've figured out how to scale it.   Sam Wilson (00:01:53) - I would say that what you're doing is probably more complex than buying a 200 unit multifamily. You know, say a B class multifamily property in Dallas. I would rather I would think it would have fewer moving parts than what it is that you're doing. Would you agree with that or not?   TJ Kosen (00:02:08) - Oh, yeah. One of my biggest hurdles really from transitioning from multifamily in the in the crash back in the day to more single family was how much more specialized and individualized the product had to be at least on a like a 1 to 1 basis. So the way that I kind of overcame that fundamental issue with the business model is treating the single family business more like a commercial kind of operation where now we're we're hiring specialized people to do specialized tasks, same as you do in multifamily. You're going to hire, you know, a manager to do a specific thing. You're going to hire a maintenance guy to do a specific thing or whatever it is. So we did the same basically the same type of model, the same type of mindset with residential distressed stuff even down to rehab.   TJ Kosen (00:02:47) - So I said we optimize our exit strategy based on the property, but if we're doing, for example, a renovation, we try to keep the renovation very simplistic in terms of we're doing the same thing over and over and over again as a cookie cutter type model. And again, from the commercial perspective, we even looked at the loans, the loans, the debt we get is very much commercial based, you know, debt service or hard money, depending on the type of loan. So it is fundamentally a commercial mindset, I think, for a residential type of business or type of product.   Sam Wilson (00:03:17) - Yeah, absolutely. So I mean, you correct a lot of things here because I know I know I've got some flaws in my thinking. Probably more than.   TJ Kosen (00:03:26) - That. You might be smarter than me.   Sam Wilson (00:03:27) - I don't know. Probably more than we have time here for you to solve, but maybe specifically about your business. You're in the distressed residential space. Deal flow, I would imagine, has become constrained, especially in the last five or so years.   Sam Wilson (00:03:43) - True.   TJ Kosen (00:03:47) - False, but only if you're better than the competition. And fortunately, there's a lot of competition, so it's easy to be better than a lot of them. And what I mean by that is you have to treat it like a business, really, where if you're going to do a volume, you have to treat the fundamental business is the lead generation and the negotiations on the front end to generate a top of the funnel volume sufficient enough to keep the business operational. Right. From a strictly sales perspective, if you're trading a new sales guy in roofing, we have a roofing company, for example, or, you know, loan officer back in the day is where I started like way back in 2005. You're always training the sales guy, like always be originating, always be originating because you have to have the deal. I was like, Oh, I had a great month. I could coast Well, yeah, but you know, you burn through that really quick. And as you scale up in a business, it actually becomes easier after you hit probably a certain threshold of deal flow.   TJ Kosen (00:04:37) - Maybe cash flow management becomes more difficult. But in terms of like consistency of outcome, it becomes easier to actually keep a consistent pipeline of deals going because now there's so much stuff going on that, okay, if something goes south, it's not that big a deal because you got ten more things that are going like not South. And that's that's how we've been able to overcome it. We focus on lead gen, we focus on negotiation on the acquisition side and then everything else. I don't want to say it works that self out because actually that's fundamentally my problem. I'm the, I'm the I'm the problem solving department. So I actually don't generate the revenue. I make sure we cover our tail on the back end. But that's that's what we've been able to overcome that.   Sam Wilson (00:05:14) - Got it. That's really interesting. What would you say when looking at the. When looking at the distressed seller types, are there any themes to it that you're seeing right now?   TJ Kosen (00:05:27) - More or less. So there's always a there's always a balancing act between motivation of the seller itself and the stressing factors that the seller is dealing with.   TJ Kosen (00:05:38) - So I like to call it a like a scale between motivation and urgency is what we have with the seller. So for example, for years during Covid, obviously we wouldn't have foreclosures because they just weren't happening really. Right? So a foreclosure, typical traditional foreclosure is highly urgent because there's a foreclosure date where they're going to lose the property by and after. I mean, you can kick the can down the road a couple of times, but eventually it's going to happen. But that buyer profile might be very unmotivated because they tend to want to ignore their problems just from what we've noticed from dealing with them. So then we have to negotiate one way with that type of seller where I think I said buyer a second ago anyway, we have to negotiate one way with that type of seller where we stress the actual urgency of the situation and then that elevates their motivation. So that's one type of seller profile. The other type of seller profile would be a more traditional distressed seller that just has a problem with a kind of junky house that they don't want to deal with, and it's very seldom that they don't know what the property is worth or anything like that.   TJ Kosen (00:06:41) - Often we'll tell them and we'll walk through the whole process and talk about the options. But maybe they have a hoarder house and they just have three feet of stuff in the house they don't want to deal with. Maybe they inherited a house and they don't want to deal with the emotional trauma of dealing with the stuff. We like to say when negotiating money is always a motivating factor, but it's very seldom the fundamental motivating factor. As investors, we often project our expectations on the seller. So my expectation is I want to make a lot of money. Therefore, obviously the seller being a reasonable person wants to make a lot of money on their house. That's not necessarily the case. They usually have an emotional trauma or an emotional issue with the House. That's their primary motivating factor. So if we can figure out what that is and solve that problem, then we're not only in a better position to profit ourselves and our company, but we're actually in a better position to solve their problems. Um, not to not to monologue too long.   TJ Kosen (00:07:32) - But for example, we often beat our competition by 30 to I think our record in the past two months is $60,000 below our our competitor's offers by discussing this with the seller. And so you're not dealing with an uneducated seller, you're dealing with a seller that isn't served by a higher offer because they're not actually solving the fundamental problem. Whereas most people, you know, 80% minus repairs, we're like, well, let's let's see what the seller actually wants and let's hit it from the other direction instead.   Sam Wilson (00:07:56) - What how do you do that? Like that, That that sounds. Too good to be true. Like, how do you discover the the motivations for selling and then offer them $50,000 less and get them to say, Yeah, that sounds good.   TJ Kosen (00:08:14) - Um. Well, you need to make it good, don't you? So.   Sam Wilson (00:08:16) - Yes.   TJ Kosen (00:08:17) - So take a traditional cold call lead, I suppose, which a lot of our competition does. And cold calling is our, um, worst performing lead source in our company because we're not as good at the long term follow up as some of the guys are.   TJ Kosen (00:08:29) - But fundamentally, a lot of those types of lead origination mindsets deal with the property because they're burning through a lot of data, a lot of data points, a lot of lists or whatever. And then just in the nature of that lead, they're going to want to disqualify the urgency of the seller. Whereas if we have an inbound lead, if we have a PPC lead, a mailer, lead, even a bandit sign, lead, we've closed a couple of those. It's kind of weird, right? Um, then not only is the seller contacting us, but now we're not trying to disqualify the seller. We're trying to find out the actual underlying need that they contacted us. And we do that by having a long conversation with the seller about the actual situation that they're involved in. Um, again, it's going to depend a lot on the seller. So a pre foreclosure is going to be a lot more urgent and maybe even on our part, a little more aggressive negotiation technique than someone that has a hoarder house that they don't want to deal with trauma of the stuff.   TJ Kosen (00:09:27) - But we're going to find out what the trauma situation is and then we're going to find out how we can solve that problem for the for the other person. We're not going to be qualifying the property to speak of in the initial conversations. So where our competition is going to say, well, tell me about the house. We don't care about the house. Like there's a dollar amount that the house makes sense for us. I think probably for like anything like we'll do seller finance, we'll buy a house for a dollar, even if it's a complete whatever and sell it to someone. So there's always a dollar amount that overcomes whatever problem there is on the house. And we're going to verify that once we actually go on an appointment or send pictures or whatever. So we always verify the house. That's not the problem. The problem is the seller because that's the person that we're trying to solve the problem for. So the better we're able to do that, the better we're able to have long conversations. Our average talk time for qualified lead is probably 30 to 45 minutes, whereas our competition is probably 5 to 25 minutes.   TJ Kosen (00:10:19) - Um, and that's that sets us apart, maybe not in terms of volume, although we do a significant volume, but it sets us apart in terms of margin.   Sam Wilson (00:10:27) - Yeah, that's. And what are you. Obviously you're establishing rapport with the seller, things like that. But let's let's assume that you diagnose what the trauma is. I don't know. You can probably make something up, but we don't necessarily have to. But you diagnose what that is, is, is your secret sauce and then crafting a solution to that trauma. Yes. And then making them an offer kind of independent of that?   TJ Kosen (00:10:53) - Yeah, absolutely. The offer isn't money. The offer is money's a component, but the offer is okay. You need $100,000. But what do you need $100,000 for? Because I know I can only give you 50 grand or whatever it is, Right? Well, I need $100,000 because I want it because of X, Y and Z. Okay, well, if we can get you to X, Y, and Z, then is the offer going to be reasonable if I can get you where you need to be, is that going to be okay if I can make it so I mean, pre foreclosure, probably a good example.   TJ Kosen (00:11:22) - I need 100 grand because I need 100 grand. Okay. You're going to lose your house on Tuesday. You're screwed. It's Friday. Like we can do this. But we're pretty much the only ones that can because you're all just partial because you don't have time. So now we have to say, like, okay, if I can get you, you know this much, here's where here's where you need to be. What else can I do to help alleviate your situation? Well, I'm going to need some time to move. Okay, No problem. We'll do a lease back. We'll do a hold back for the lease back. So we're covered. But now we're competing. Now we're beating the competition on the wholesale side where the wholesalers they're going to see a lease back is something that there is cutting into their profit. For us, we close on 75% of our deals anyway, so it doesn't hurt us that much in terms of that. And we just factor in the carrying cost and the risk in like a decreased price or a lease back hold back.   TJ Kosen (00:12:10) - Oh, don't want to do all the stuff in the house. You know what? No problem. You think you need ten grand a dumpster fees? Just leave the stuff there. Don't worry about it. Automatically dropping our offer by ten grand. Right. Or whatever it is in their mind. So that's that's where we alleviate the emotional trauma for the sellers and and other people can do that. It's just they're not as good at having the conversations about how to do that.   Sam Wilson (00:12:32) - Yeah. How long is it taking you to craft that script or that kind of process? I mean, it's it's a.   TJ Kosen (00:12:38) - It's a work in progress. I'm not the best acquisitions guy. My motivating factor of building this entire monstrosity that I have is I just don't like talking to sellers. They bummed me out. They got a junky house. It smells funny. It's got stuff in it. They haven't fixed the roof for 30 years and they know what they have. I don't want to talk to that person. I've talked to that person a hundred times at the same exact house.   TJ Kosen (00:13:01) - It just happens to be in a different address. I'd rather hire someone and that's where the kind of commercial mindset comes in in terms of like building the business. I'd rather hire someone where that's their binary task and that's what they do all day long and they enjoy doing it and they're paid well to do it. And honestly, they're better at me than doing it because I'm going to be I'm going to be a nice guy. I know I can give you five K more and then you're going to think that I'm an amazing person. Whereas if I send someone else out, oh, I got to check with my boss. Like there's that psychological hurdle that they have to overcome. They know what they can pay, but they're going to know that now they have to come back and justify what they paid for. And I'm going to say, well, could you gotten cheaper? Well, no, absolutely not. I couldn't have gotten cheaper. All right. Awesome. Good job. Could you have gotten cheaper like.   TJ Kosen (00:13:44) - Yeah, probably. Well, okay. You made 80 grand. You should have made 90. You know, whatever the situation is.   Sam Wilson (00:13:51) - Right? No, I like that. I like that a lot. That's. It's always good finding people that are better at it. That the name of the game as a business? I think so. Finding finding people surround yourself with everyone who is better at everything than you is kind of one of my own mantras. Like, Oh, I can only hire you if you're better at it than me because I don't want to be the best at it.   TJ Kosen (00:14:13) - That's a big that's a big misnomer in the entrepreneurial space, right? Everyone says like, Oh, I'm never going to find someone to do X, Y, Z as good as me. Like, that's absolutely not true because first of all, you're probably not as good as you think you are. And second of all, if you're doing X, Y, Z and ABC and a bunch of stuff in the middle, too, you're not doing the critical stuff all the time as well as you can at your max capacity because you're doing all this other stuff, right? So if you hire someone that's honestly more intelligent and pay them better, they're going to have a holistic picture so they know where the thing fits in the entire holistic process of the business.   TJ Kosen (00:14:46) - But they're going to be sophisticated enough to know that their job is to do this one piece of the job, to fit it into the bigger picture. And they're going to be able to do that piece of the job better than you 100% of the time, right?   Sam Wilson (00:14:57) - Yeah. Specialization, man, that's that's that's imperative. I have a question probably more from a personal standpoint because they did a whole lot of house flipping all the way through. In wholesaling through 2018. One thing I could never overcome in this space tell me how you've done this is that every property was completely different. And so even with project managers, even with the theoretically people on the bus that knew what they were doing, it somehow seemed like we could never get projects done as quickly or as well, or because there was never. I know you mentioned cookie cutter, and we got to that to where it was like, Hey, here's the finished schedule, here's the paint schedule. It's the same bloomin color every single time on every single wall.   Sam Wilson (00:15:38) - Here's your trim type, here's your. But even with that project still vary. Oh, there's foundation issues here. Oh there's you know, there's that over there. I mean it's a constant problem solving thing. And each, each project has its own unique problems. How have you found a way to systemize that?   TJ Kosen (00:15:58) - Uh, I mean, the short answer, they haven't. The longer answer is we try to again, we try to make the product look relatively the same. We try to use consistent crews that we've used over and over and over again in a lot of times. And in this market, actually, it's kind of annoying. Flips are probably our lowest margin product, especially when you take into account turnover ratio, cash conversion cycle. My personal headache of going out and seeing these things. So that's the part that. It's a little tougher to outsource, to be honest with you. It's almost it's easier to outsource a good sales guy well in office, but it's easier to train that and have that as a thing as opposed to someone that has, you know, getting into real estate in oh six, that many years of construction experience where I can walk through a house in five minutes and know more about it than most people can in an hour, right? I still walk.   TJ Kosen (00:16:47) - I still walk construction sites. Yeah, I do. Um, fortunately, we're not doing we're only doing six rehabs now out of 30 deals. So about 20% of our deals are rehabs. So it's not that overwhelming. And we try to we try to have a good schedule of what needs to get done day one and then trust the crews to do it and then empower them to be able to do it and then touch base with them. I talked to some of our contractors twice a day even now. Um, but that means that we made. 35. Yesterday I think on a wholesale that I don't know anything about. Right. So that's that's the part of the business that yeah, I'm still very more active probably in that part than I really want to be. Um, but I'm not sure the best way to not be as active as I am in that, Right.   Sam Wilson (00:17:28) - Yeah, that, that was a challenge that certainly I faced and say you're doing better at it than I was because I never really doing it this that you guys are.   Sam Wilson (00:17:36) - But let's let's let me ask you this. So six of the 36 of those are rehab. What are you doing the other 24.   TJ Kosen (00:17:42) - It depends. So that's where we're merging a exit strategy with the entrance strategy on the front end. Um, I don't know specifically because I don't even know all the addresses, but our, our exit strategies range from pure wholesale, so, I mean, that's awesome. Who doesn't want to make a bunch of money without any work? Correct. Um, I mean, it takes work, but that's a lot more systematized work with the acquisitions guys and the dispositions guys do the work. That's good. It's probably 20%, maybe 25%. I'm not sure. Yeah, we hold tail some, so in that we'll take it down. Like for a strictly perspective, we would, we would, we would generally call a wholesale anything that we actually close on. Um, with some things where there's a leaseback or there's some stuff in it, we'll probably, it's probably technically, mostly still a wholesale, even if we buy it for like a week.   TJ Kosen (00:18:30) - We've had, we've had hotels that we've owned for maybe 7 to 10 days and just either put it on the market or have it pre-sold, but for some reason, like a leaseback or stuff in the house, we need to own it personally for a little while. And there's risk to that. Obviously, there's transactional cost and there's transactional risk just with having the property, but we try to do that for the most part. We have a couple like that right now. I think, um, we do a lot of seller financing, so we do a lot of deals where we will buy a property for a good example really is buy a property for $100,000. Maybe it's ARV is $200,000, but we're able to offer seller financing and sell it relatively as is for 140 to 150. And then we'll either turn out the note or offer financing on a shorter term deal and we attract a different, um, probably buyer profile than that, than a full like retail type buyer. So those are the, those are the primary exit strategies we employ, I think.   Sam Wilson (00:19:25) - How do you handle on the seller finance side of things? I mean, it takes a lot of money to hold those and then create those notes and then, you know, how do you keep that cash?   TJ Kosen (00:19:37) - Yeah, well, we just got rid of guys that help us with that. Yeah. Um, we have some good note buyers. That's actually the next part of our commercial thing. We're in the process of building a fund to warehouse those notes because generally they're 20 or 30 year fully amortized. But the rates are really, really good. We're selling stuff with 12 to 13.5% interest rates right now with a 30 year product. So it's very appealing to a note buyer. It's very appealing to a cash flow owner that doesn't want the headaches of the actual ownership aspect of the property that are very low default because we collect 10 to 20% down on all those deals. The buyers are generally as well as you can relatively well qualified for the properties and they just they simply don't want to say they don't default, but they don't really default.   TJ Kosen (00:20:25) - So it's a good product. We're in the process of building a fund because obviously we're going to run out of money like we even if we have $10 million, we're going to run out of money ourselves relatively quickly doing that. So we're going to build a fund and stick a bunch of notes in there and cash flow for some investors, cash flow for us and everyone makes more money. It's going to be exciting.   Sam Wilson (00:20:42) - Absolutely. What are your forecasts on the distressed residential inventory? Do you see that going up? You see it down. What are you forecasting?   TJ Kosen (00:20:53) - I mean, so. Probably up probably up a little bit. Think it's a little bit easier now than it was when there was a lot of the i buyers just really soaking up all the inventory. I know there's still somewhat active, but they're not nearly as active as they were two years ago. Like any non conventional lending, the IE buyers all operate on short term interest rates to maximize their whatever, and as interest rates go up, they get pinched.   TJ Kosen (00:21:17) - We saw that obviously with the non space with our take out financing on rentals. You see it in the commercial space with apartments, that kind of thing. So I think the more our level of buyers are probably going to be at a competitive advantage over a lot of those people. We beat the buyers a lot just in terms of picking apart their offer and explaining differentiating our process from their process. So I think on the retail side, I think we're going to continue to see low inventory because partially because so many people are locked into a low interest rate loan, they're not going to want to quadruple their payment by doubling their house size. So they're like, you know what? I'm just I'm fine where I am. So I think that's going to artificially deflate inventory. And it's going to have an inflating aspect in terms of keeping the retail market up. And I think people that are needing to sell that have a junky house, I don't know many retail buyers that want to buy a house that needs 200 K worth of work when they're going to have to come out of pocket 200 K, even if they can conventionally finance the acquisition of that property.   TJ Kosen (00:22:15) - So I think I think overall, I think we're in a good position to be in. We reevaluate probably every quarter in terms of the. Dispo strategies that were that are most profitable and that we have to do. And we're having fun.   Sam Wilson (00:22:31) - That's fantastic. TJ, thank you for taking the time to come on the show today. This has been a blast having you on. I've learned a ton from you. I love what you're doing and how you guys have done it, how you've learned how to scale this, the systems you've put in place, the teams you've put in place. I think it's really impressive because there's very few, I think, that have figured out. I know you said maybe you haven't figured it out, but, you know, you have a lot more than a lot of other people have there in the residential space. Taking that and scaling this. This business is really cool. I love what you're doing. If our listeners want to get in touch with you and learn more about you, what is the best way to do that?   TJ Kosen (00:23:04) - Well, I'm all over the place online.   TJ Kosen (00:23:06) - I'm super easy to find. Very creative too. So TJ on Facebook and Instagram, really easy. TJ kills and I mean, again, a creative guy and our what do you call it? Oh, our kind of company like our looking marketing page is ry af real estate investing and I'm not really sure what AF stands for, but it sounded cool when I put it up there.   Sam Wilson (00:23:28) - Fantastic. TJ Coziness cozy in for those of you who are listening and want to look up TJ. Com. TJ thanks again for coming on the show today. I do appreciate it.   TJ Kosen (00:23:38) - Thanks so much Sam.   Sam Wilson (00:23:39) - Hey thanks for listening to the How to Scale Commercial Real Estate podcast. If you can do me a favor and subscribe and leave us a review on Apple Podcasts, Spotify, Google Podcasts, whatever platform it is you use to listen. If you can do that for us, that would be a fantastic help to the show. It helps us both attract new listeners as well as rank higher on those directories. So appreciate you listening.   Sam Wilson (00:24:01) - Thanks so much and hope to catch you on the next episode.  

Have you ever wondered about the key advantages of offering programs versus packages in a cash-based healthcare setting? How can innovative program offerings reshape the way people view physical therapy?   In this episode of the Uncaged Clinician Podcast, Josh Payne dives into a discussion about the effectiveness of programs versus packages when selling cash-based services. He shares his observations and experiences working with pelvic health practice owners who use specific programs to address specific problems. Creating clear expectations is crucial in therapy programs and packages. This episode emphasizes the importance of setting clear guidelines and timelines for both the therapist and the patient.   Also, in this episode, Josh highlights the drawbacks of packages, such as patients becoming the drivers of the plan of care and the potential for sporadic utilization of visits. He emphasizes the importance of setting specific time frames to ensure better progress and satisfaction for both clinicians and patients. Without clear expectations, patients may have unrealistic expectations about the outcomes they can achieve within a certain timeframe.   Furthermore, Josh will touch on and expand on topics such as Problems with package-based services, the four points to consider for programs vs packages, and how selling becomes a replaceable commodity. The difference between programs and packages: The difference between having a specific program and a package is that a program becomes more stringent to stay with the program. About the specific timeline for programs, the importance of having stringent timelines to avoid variable timelines, and how this can lead to frustration and frustration for patients and therapists. Specific purpose vs. general purpose, and how using proper language helps patients show up for treatment.  The specific program for better results: The importance of having specific programs planned out to avoid the cookie cutter feel of a cookie cutter program. Reshaping the perception of physical therapy: Physical therapy is all about results. Half the battle is getting patients to show up to desired visits and finish the full plan of care. Uncaged Hack: "Programs create a better professional environment or vibe to our sales process. It provides a better professional experience to our clients. Packages, on the other hand, are becoming more commodity-based business. Allowing our patients to actually control their plan of care.”  - Josh Payne   If you're ready to join our community of Uncaged Healthcare Professionals, we are hosting our annual UNCAGED CLINICIAN: Success Council '23 in Dallas, Texas!   UNCAGED CLINICIAN: Success Council '23 is a LIVE event on September 28th-30th, 2023 In Dallas, Texas. Learn from industry leaders as they teach you how to grow your business, expand your client base, and create time & financial freedom.  Hurry! Just 5 Seats Left. Get Your Tickets HERE!

Dennis is joined by IEDC Presdent and CEO Nathan Ohle to discuss the upcoming IEDC 2023 Annual Conference, September 17 – 20th, 2023 – in Dallas, Texas Dallas, TX, is one of the country's most economically and socially diverse cities. The 1920s were an age of dramatic political, technological, and social change for some, yet not for others. In Dallas, we'll usher in the next-generation 'Roaring 20s,' spotlighting how to build thriving, sustainable, resilient, and equitable communities for tomorrow. Our sights are set on ensuring future prosperity by focusing on economic diversity and resilience now, building on past successes, and inspiring the next ‘Roaring 20s!' This innovative Annual Conference will explore, modernize, and grow successful industry strategies and practices by focusing on each of IEDC's five strategic initiatives below. Leadership Development Workforce & Talent Development Supporting Entrepreneurship Fostering Economic Opportunity & Diversity Economic Transformation Conference Location and Hotel: Hilton Anatole  2201 N Stemmons Fwy Dallas, TX 75207  

As a physical therapist, have you integrated remote coaching into your practice? Do you believe wellness programs can play a significant role in optimizing physical therapy outcomes?   In this episode of the Uncaged Clinician Podcast, host Josh Payne is joined by Joe Camoratto, a physical therapist and owner of Across The Continuum, a continuing education mentorship. The organization focuses on teaching clinicians clinical strength training and its application in creating remote wellness retention plans. Joe emphasizes the early introduction of wellness and continuity programs in a patient's journey, allowing for a seamless transition and avoiding last-minute surprises. This approach ensures a smoother path to ongoing wellness and maintenance for clients.   In this episode, Joe shares his expertise on building remote coaching as a retention plan for musculoskeletal clinics. He discusses the importance of blending strength coaching with physical therapy and shares insights on software, selling, program development, and delivering a quality service to clients. Listeners will gain valuable knowledge on implementing remote coaching in their own practices.   They will touch on such topics as: Becoming a strength and rehabilitation coach and starting Across The Continuum: He wanted his time to be on his own terms and to do what he wanted to do with it. What periodization is, freedom of time, and the value of coaching: What remote coaching is for someone who has no idea what it is, and how he does it. Learning programming during the pandemic, strength training and programming, and how much you should charge for coaching. Remote management and financial freedom: Increasing the number of people on the roster or how much they are charging per month frees up more time to write a program and do whatever else. What it looks like as an employer, and all about simple programming, exercise effectiveness, and building trust with patients: The goal is to build a rapport with the patients who have already given you money, not prospective clients, but customers. Wellness programs and public perception, introducing wellness from the beginning, and why people pay for implementation, not information. Uncaged Hack: "Let's spend less time on the front end marketing and spend more time on the back end, and retaining people and making sure that they don't go out and hurt themselves again." - Joe Camoratto   If you're ready to join our community of Uncaged Healthcare Professionals, we are hosting our annual UNCAGED CLINICIAN: Success Council '23 in Dallas, Texas!   UNCAGED CLINICIAN: Success Council '23 is a LIVE event on September 28th-30th, 2023 In Dallas, Texas. Learn from industry leaders as they teach you how to grow your business, expand your client base, and create time & financial freedom.  Hurry! Just 7 Seats Left. Get Your Tickets HERE!  

In Dallas, Sarah goes before a judge for the first time, joining forces with an important ally. Harry struggles inside the D.C. political machine.  ~~ Cast Credits ~~ Sarah Weddington: Maya HawkeHarry Blackmun: William H. Macy Bea: Laura BenantiDeb: Andrea Savage Dottie Blackmun: Felicity HuffmanLinda Coffee: Abigail BreslinRon Weddington: Garrett Hedlund Sally Blackmun: Sophia Macy Reporter: Katie Couric Warren Burger: William Fichtner  Jay Floyd: Peter OldringClient: Chris RedmanCounselor: Keira NaughtonDr. Duvall: Paul TedeschiniJudge Sarah Hughes: Melanie HarrisonMissouri Senator: Peter OldringMr. Rappaport: Peter OldringPregnant Woman: Christine Bortolin Professor Dahlberg: Paul TedeschiniReceptionist: Karen ForemanReverend Ragle: Josh HamiltonSam: Ryan BeilSee omnystudio.com/listener for privacy information.

Troy was born in Hawaii. His family goes back five generations in Hawaii and was among some of the first missionaries to arrive on the islands. He started as a 14-year-old dishwasher in Maui and eventually worked his way up to a sous chef working with his mentor, Chef Roy Yamaguchi. Hawaiian culture emphasizes “ohana” which means family. Troy has worked hard to embrace that same family atmosphere in his restaurants. It's difficult to maintain a restaurant culture as a restaurant grows. Owners often find themselves having to choose between managers who are a good cultural fit but underperform as managers or vice versa. Taking care of guests is critical and is the foundation of any restaurant's success. Troy's vision for TAG Restaurant Group changed during COVID. His new steak restaurant in Houston opened three months before COVID and struggled in 2020 and 2021, but rebounded in 2022 to become a successful location today. Quotes “(When it comes to ingredients), I was taught early on working in California, Hawaii, New York and Hong Kong that you utilize what you can from where you're from.” (Troy) “Authentic and real. I think everyone can see when something is genuine. We try to hire people who are genuinely hospitable. Even if they don't know how to cook but they have a good attitude and want to, we like those types of people.” (Troy) “The days of people staying for 10 plus years are probably long gone.” (Troy) “Pay is, of course, one factor, but it's not THE factor.” (Joseph) “Our core values are passion, imagination, courage, caring, humility, harmony and ownership. That's what I want to see in people. I want to give them ownership to do what they think is best.” (Troy) “It's really tough to foster a culture when you spread out (to multiple locations).” (Joseph) “Two weeks in (at my first restaurant), we were $40,000 in the hole. My investors said if you don't change we'll have to close. The second month we lost $20,000. The third we broke even. And the fourth – I swear to God – we made $40,000. We made an $80,000 swing in four months by just focusing and working together. ” (Troy) “Marketing can get people to visit once. It's the restaurant's job to get them to come back.” (Joseph) Transcript 00:00.81 vigorbranding Everyone today I'm joined by chef troy guard from tag restaurant group which you're going to learn all about if you're not already familiar. Um Troy say hello give a little bit of backstory. 00:11.84 Chef Troy Guard good morning good afternoon good evening whatever time we're listening to here. It's March Seventeenth St Patrick's day and I'm just chilling in my marketing's ah my marketers' room right now. So talking to Joseph in the. Excited to be on board. Thanks for having me. 00:29.77 vigorbranding Awesome! Well Troy so you grew up in Hawaii um, which it's islands that I absolutely love and now you find yourself imp possibly the complete opposite. You're a mile up in the air in Denver. 00:35.91 Chef Troy Guard Um, you know. 00:42.93 vigorbranding Um, what led you to Denver from Hawaii and and how have those roots from the islands influenced your cooking and your outlook on life. 00:50.48 Chef Troy Guard Yeah, thank you so yup board on the islands we're 5 generations of being in Hawaii even though we're white where you know some of the first missionaries to come over there which is kind of cool. Um, great stories back there. Um I left when I was. You know, 21 and just kind of just went all over the place and it's funny now that you just said that that I never even kind of realized I knew I traded the ocean for the mountains but being at sea level and then a mile up. That's pretty crazy and it's the first first place. Anywhere in my life that I was landlocked I've always lived by an ocean. So I've been here 21 years now so the last twenty one years no ocean but it's kind of cool I get to go on vacation to the ocean. So ah, I'm actually going to Malley on Wednesday I can't wait and it is my happy place. 01:42.64 vigorbranding I love it. It's it's hard not to dis not to love? Ah Hawaii um I haven't gotten to maui I haven't gotten to Kawai I've only been to a wahoo. Um, but. 01:44.98 Chef Troy Guard So yeah, um. 01:49.89 Chef Troy Guard Um, they're all beautiful. They're all different and I think they're all very very special magical. 01:56.76 vigorbranding Yeah, yeah, and you pick up a little bit of local slang while you're there too. So I believe you're a howly and um and you make food that is very ono. Yeah. 02:01.83 Chef Troy Guard Yep, that's for sure I got picked on all the time I got you all? yeah oh no odo delicious um yeah I got picked on all the time because I was the little white kid over there. So um, yeah was it's pretty different, pretty crazy. Um, but I love it. I love the international flavors of Hawaii filipino Japanese Chinese ah polynesian american so it was pretty cool and the funny thing was I don't think I had a casadia ah so I was like 15 I mean we had like. 02:36.47 vigorbranding Um. 02:37.40 Chef Troy Guard That seasoning taco mix and stuff like that. But I just never really ate mexican food I I can't remember a mexican restaurant on Hawaii that I went to. 02:46.12 vigorbranding Yeah, it's wild. Um, the the food there is amazing and so for those haven't really thought about it or haven't been to the islands the influences make a lot of sense because Hawaii it's about what 5 hours off the coast or 3 hours off the coast of ah of California but it's 5 hours away from Japan and some of the other ones. 02:57.82 Chef Troy Guard Um, yep. 03:03.40 vigorbranding And then the weirdest thing that I found is they get a huge influx of estonians in the summertime which which is like such a weird thing. Um, yeah, very odd, but ah, suffice to say you you move over into the states or into the mainland I should say you're up in Denver. 03:08.68 Chef Troy Guard Um, oh nice it is yeah it sounds different. 03:23.15 vigorbranding How do you take the the love and passion and that influence culinarily speaking and and how have you used that to create these concepts within the tag group restaurant family. 03:32.11 Chef Troy Guard Yeah, great question. So I think years and years ago. Um, as you know, growing up as a kid a lot of stuff wasn't that fresh I can't remember like fresh brostel sprouts you had carrots and onions. But. Not the things that we are really accustomed to now you go on the whole foods and it's like I am even you know we have safeways. Whatever. So um I always was was taught early on working in California Hawaii New York even Hong Kong you know you utilize what you can where you're from so obviously in California it's a great season all year round. But in Denver like springtime coming up. We're going to get peas and ramps and asparagus. We'll have that too in California but they could have it more readily available. But. I like being in Denver I like the seasonality of a lot of things and we try to get about I mean as much as we can and I would say sometimes up to 80% of anything that are is on our menu comes from Colorado which I think is pretty cool. 04:36.19 vigorbranding Is that is that something that you're continuing as you branch out of Colorado I know that you're in Houston now and. 04:43.56 Chef Troy Guard So then when we go to Houston we want to use products from Houston so they're a little bit different over there. We might even have to adjust the ah recipes tweak them a little bit. But yeah, that's what we do and then I want to use our what I call continental different continents different flavors different cooking techniques. And I might want to bring in a hawaiian fish or Paca Paca I want to might bring in some japanese fish or some chinese spices and to kind of give it that twist I feel like America is a melting pot and it's so international now and Houston is one of the biggest international cities. It is fantastic down there. But I love those bold flavors those ingredients and to take you know a simple dish and just tweak it a little bit I think that's kind of fun. 05:32.70 vigorbranding I love that so I did mess up and and talk about the tag restaurant group family. So one of the words that you use from the island is ohhanna and Ohhanna essentially means family but it means I think more. It's a bigger definition. That's really hard to pin down in english. Um. 05:41.16 Chef Troy Guard Um, oh Hanna yes, do. 05:49.92 vigorbranding Especially when you talk about your staff in the yohanna. That's there. So what? what part does that play in the company culture. How do you foster this and people who haven't maybe had the Hawaiian experience. Um, and yeah, how how do you bring that out. 05:58.93 Chef Troy Guard Um, yup, so yes, oh Hanna means family in hawaiian if you haven't been to Hawaii. It's hard to really understand but I take it even like Mexico when you go down there they hug they kiss. Um. Hawaii's hug and kiss how you doing aloha means actually hello and goodbye. So um, it's kind of cool and we work with 450 employees I feel like we're a big family a big o hana because sometimes we spend forty plus hours here sometimes more than we do at ah with our families. So at home. So we're 1 big ohanna and if anybody needs any support. Anybody needs any help we you know we want to be great leaders and managers but also a great family if if anybody needs to lean on someone. 06:33.88 vigorbranding A. 06:50.65 vigorbranding Yeah, and I think in in this in this state that we're in this industry um in the struggles that we have ah finding new talent keeping great talent How how have you seen this this embracing because a lot of people say oh we're part of the family and then it comes time to scrub though, get baseboards and you don't really feel very family-like at that moment. 07:04.64 Chef Troy Guard Um, so. 07:08.80 vigorbranding Um, how do you put that out into the world in a way that feels honest and authentic and um, how has that played a role in this growth of tag restaurant group. 07:18.17 Chef Troy Guard Yeah, great too I I'll be 52 in a month and every year I think I get a little wiser a little bit more experience. Um I think ah when I sometimes say oh everyone doesn't like this or everyone does this. Ah, of course not everybody so let's just take a hundred people. There's probably about 5% that are the bad apples but sometimes a bad Apple can spoil the bunch so we try to focus in on more of the positives. But um, that's. 07:43.60 vigorbranding A. 07:55.49 Chef Troy Guard What we're trying to do in the restaurant business is work together. Um, now I got sidetracked Can you repeat that question I just lost my train of thought I apologize. 08:03.48 vigorbranding Yeah, yeah, well, it's no and I totally I threw that in as a ringer I think um when we see this idea of family manifest ah out there. How do how do you make sure it feels authentic and real and and what role has that played in. Ah. 08:17.70 Chef Troy Guard Yeah, so authentic and real I think everyone can see someone who's genuine if someone is kissing my ass or you know doing it just to do something you know that we we try to hire people who are genuinely hospitable. 08:18.86 vigorbranding The success of tag. 08:35.73 Chef Troy Guard Great smiles wants to do things even if they don't know how to cook but they have a good attitude and want to we we like those type of people. So and then as far as um, moving forward I think covid has changed a lot I mean everybody knows it. It changed a lot of different things. Ah, we just like to be a strong support system I mean the days of people staying for ten plus years are are probably long gone and that's okay, too. But while they're here. We're going to give it our our best. And after they leave I hope they remember all the things that they learn and literally two days ago I had a guy who used to work for me five years ago and just just wanted to reach out and say hey man you helped me tremendously in so many different ways that makes me feel so good. 09:27.38 vigorbranding Um, yeah. 09:29.47 Chef Troy Guard And you know some people don't of course like ah what we do, but most people enjoy the oh Hanna and the concepts and the structure that we have here just just like politics. There's never everyone who really likes something but we always try to do. What's best. 09:44.90 vigorbranding Right. 09:48.71 Chef Troy Guard For our employees and the business. Yeah. 09:51.81 vigorbranding Yeah, that's that's a fantastic path forward because I think a lot of people pin. Ah the the struggles of the industry on pay. You know oh it'ss that we don't pay enough ah restaurants under pay blah Blah Blah You know we've we've had those arguments before um. 09:58.90 Chef Troy Guard So right 2 10:05.16 vigorbranding But I think what you find is pay is of course 1 factor but it's not the factor and usually a lot of it is that interaction with um leadership. Ah, it's really tough I think to foster a culture when you start to spread out to the size of tag and but and and above you know what? I mean. So. 2 3 concepts locations. Not so bad. But when you have to start instilling that middle management. You get torn between that do I have the person who is a hell of an operator but a terrible cultural fit or or the opposite. Um. 10:26.63 Chef Troy Guard Right. 10:36.95 Chef Troy Guard Right. 10:42.20 vigorbranding And and I think if you go the opposite like yeah, you're really fostering that like how do how do you find you meaning you're fostering the culture but man we're flailing and we're not doing Well we can't stay open. Um so how do you build it. 10:49.14 Chef Troy Guard Yeah, so yeah, just took Ah yeah, just took out of my wallet here I made this I don't know if you guys can see it very well. Yup I'm going to explain it. Yep. 10:58.97 vigorbranding Um, ah let me are you going to explain it Otherwise I can okay, cool. Great. 11:02.75 Chef Troy Guard So at the top. It says our business perspective and then it says the vision you have to have a vision at work and so when we're coming to work. Of course we're doing it because we need to get paid and pay our bills but let's have a meaning to why we're coming so the vision. Tag is a celebration of the unexpected. You never know what's going to happen today. Someone calls in sick um, the dishwasher goes down you name it I've been there. It's happened. How do we put ourselves in those situations and it gets stressful that restaurants are stressful. And there's a lot of moving pieces. A lot of curveballs. So then the first thing is culture like we just talked about if you don't have the culture. You're not going to be successful. Everybody has to buy into what we do and again I'm going to say 95% of all our employees buy into what we do. Even if they're there for three months or 3 years they like what we do and they might have to leave for other different reasons. But that's okay or we might have to give them a new job somewhere else too. But the culture is number one next there are core values so we're coming to work and why are we doing this and. 12:08.40 vigorbranding A. 12:17.57 Chef Troy Guard Ah, core values passion imagination courage, caring humility harmony and ownership. So in one sense of the word when I sat down thirteen fifteen years ago before I opened my first restaurant like That's what I want to see in people I want to give them the ownership Joseph. You're a server that's the guest and the like something I'm giving you ownership to do what you think is best. Don't give away five hundred bucks but let's do something genuinely that's going to take care of. This situation and guess we care for each other I'm very passionate about my work you have to have imagination. So all these core values are great and then the last one is systems. So then we got all the systems in place and then once you do that? Our results are great food, great service and great finance. So. Out of all that money was the last when I was first coming up. That's all I thought about was money like because if I don't make money I'm going to lose but I had it all wrong I had to do the culture the oh Hanna and um, if that is. 13:33.17 Chef Troy Guard On on number 10 everything else should fall in the place. So. 13:38.78 vigorbranding Yeah I love it having that little reminder card is a nice touch I have 1 in my wallet that I put in there five years ago it just has 1 sentence. It just says what if you're wrong. It's just ah, it's just a reminder you know. 13:41.81 Chef Troy Guard Like. 13:51.10 Chef Troy Guard Um, nice I Love that I love that there's you know. 13:54.83 vigorbranding Like because especially if you have bold convictions and you really believe in something it isn't a challenge in a meaning you are wrong just to hey don't forget like what if you're wrong, just think about that other side. Yeah, um, but you did you talked about ah thirteen fifteen years ago um let's hop back there. So um. 14:02.60 Chef Troy Guard Yeah, exactly I like it. 14:14.10 vigorbranding Ah, around that time is when you opened your first ah concept and you're about a month into this idea of tag restaurant group and things weren't going well investors came a knock in and said hey man you got like two weeks that we're done how how did that feel. 14:18.50 Chef Troy Guard Yep. 14:23.71 Chef Troy Guard Yep. 14:27.53 Chef Troy Guard Yeah. 14:31.90 vigorbranding How did you overcome. 14:34.56 Chef Troy Guard Kind of like what your sentence says in your wallet. What if I'm wrong. So um I like to share my stories like that I'm pretty open I don't like to say I'm great when I'm not doing great or I'm I'm not doing great and you're great. So. 14:51.50 Chef Troy Guard I tell that story a lot of my investors tell it to a lot of different people too because I thought I was a great chef and I was but I didn't know everything that else that went on with it and there's a lot of moving pieces in this business. So. I focused in on the food instead of really being the leader that I needed to be in the restaurant so two weeks into it. Yeah, we lost we already were $40000 in the hole. It's like geez that's a lot of money troy how are we going to make that up I had you know too many people in the kitchen too many people on the floor ordering too much wine. Ordering too many high-end ingredients so we brought it all back in and we worked together as a culture the second month. Yeah, my investor said hey if you don't change. We're going to have to close the second month we lost 20 Grand so we were moving in the right direction. The third we broke. Even. 15:41.40 vigorbranding Um. 15:45.73 Chef Troy Guard And the fourth I swear to god we made $40000 so we made a $80000 swing in four months by just focusing and working together. 15:57.45 vigorbranding Yeah, but that's amazing. Um, it's fantastic I Think a lot of businesses suffer that from that where you have a leader who's passionate about the craft and because I'm passionate about the craft because I'm good at what I do therefore success. 16:08.53 Chef Troy Guard Um, to write? yeah. 16:13.10 vigorbranding Like yeah but you're missing so many other things that go into success. Especially it's the same sustained success as well. Um, and I love the story because it was so rapid and was such a turnaround because I think when you're that myopically focused on just the 1 thing if I build it they will come. Um. 16:26.75 Chef Troy Guard Right. 16:30.81 vigorbranding You can turn around things quite fast and I think what we see in restaurants large and small um multi-unit in single unit is a lot of Uberris and a lot of ah arrogance in that. Well it can't be all the things that I do it has to be something else. It's marketing. Let's fix marketing. It's like well. 16:45.31 Chef Troy Guard Right? see? yeah. 16:50.39 vigorbranding You know marketing is going to get someone to come there. Maybe once? um and I said this to a client a while back. That's right? Yeah I said that on a client call a few years ago it didn't go over very well but I stand by it I would say it all over again and that is we can get them to come there. 16:52.78 Chef Troy Guard Yeah, like yeah you marketing is going to get him in there. But what are you going to do to get him back right. 17:09.40 vigorbranding It's your job to get in the comeback and if they don't come back. No amount of marketing can finagle them back. You know, especially if it was a terrible experience. You know. 17:11.70 Chef Troy Guard Um, yeah, no, you're absolutely right? I always say the 4 walls. Um I'd rather do and you can ask anyone in the company. When we first start out I rather do 50 great covers a night than 100 sloppy because I want to blow those 50 away and then we can grow from there. So ah, we we hold the reservations we hold we pace things out. Because again numbers are great and I want to make a lot of money. Um, because we're we're in ah um, a business for profit. We're not a charity and so we need to make money but we have the first build a foundation and that's ah ah, taking care of the guest. 18:05.24 vigorbranding Yeah I love that and so that that kind of gets into another thing I wanted to open up which is this foray into Houston um, as well as the total footprint. So I think you have a total of 12 locations right now. 18:10.84 Chef Troy Guard Um, oh excuse me. 18:18.27 Chef Troy Guard Correct. We used to have more but um, we lost a couple in Covid and also a couple leases ran out and we we were negotiating and then my whole vision changed during Covid right? You know I was going to do this. 18:31.96 vigorbranding Um, yeah. 18:35.91 Chef Troy Guard This path. But now we're doing this path which before I think we had 8 or 9 concepts now we have 4 so I wanted to go an inch wide and a mile deep before I was a mile wide and only an inch deep which isn't bad but I want to grow the most successful concepts that have legs. And so going down the Houston our first one out of state was a steakhouse I mean Houston you would think no brain or right steak and but there's a lot of good stakeeak down there. A lot of great competition so we had to be on our a game and ah unfortunately three months after reopen covid happened. So. 19:02.85 vigorbranding Um, a. 19:13.87 Chef Troy Guard All those dollars spent in training and marketing and building the restaurant just down the tube. So you know we struggled like everybody. Um for that year so 20 and then 21 we were building it back up, but it's still covid's up and down. And then 22 january I think I remember covid hit hard again, but we had a great year a solid team and touching the tables and working those 4 walls I remember doing fifty covers a night now they're doing three hundred covers a night by taking care of the guests and working together. Um. 19:51.60 vigorbranding Yeah I love that um across the board. It's funny so much change in Covid But what didn't change was landlords and their idea of what the value of the space was is still happening. Um, yeah, so a lot of places closed not because they were doing bad but. 19:59.90 Chef Troy Guard Right now. It's crazy. 20:07.16 vigorbranding Quite simply because nothing changed on that level everything else changed but nothing changed there. 20:08.61 Chef Troy Guard I would say 90% so nine out of ten eight out of 10 landlords were really helpful and good and there's always that 1 or 2 just like I said that 95 and five percent. Not everyone's gonna do what they should or shouldn't do and it's just a bummer right? cause. 20:26.23 vigorbranding Um, yeah. 20:28.36 Chef Troy Guard Covid wasn't anyone's doing you know, come down on me if I don't pay the rent because I'm not being successful but you can't get mad at me for Covid you know what? I mean? yeah. 20:39.20 vigorbranding That's right, Yeah, it's really tough, especially when we're all in it together. Um I Also love the idea that you you took the It's a really difficult move to to shrink by design you know, ah for those that have ever gotten a haircut they call it a health cut. You know you chop back a couple inches because you need to grow longer. 20:56.25 Chef Troy Guard Yep. 20:56.34 vigorbranding Um, but so often I see um what ah I would consider tag a hospitality group hospitality groups. They with good reason are absolutely enamored with creating new Concepts I'm enamored with creating new Concepts which is why I started vigor as a branding agency I Love creating new Concepts but with each one of those. 20:59.60 Chef Troy Guard Yeah. Yeah. 21:11.53 Chef Troy Guard Um, it's awesome. Yeah. 21:14.94 vigorbranding You have you have to have your own marketing budget. You have to have unique processes because you kind of stem from the same hub but still like you have to make it unique like ksad diaz as you said earlier are not the same mistakes and all of that. So how have you wrangled that together. How have you ensured that when you do create a new concept. Um, it is coming from that same heart the Ohhanna heart. But. 21:21.96 Chef Troy Guard You hope. 21:32.55 Chef Troy Guard Um, yeah, you know it's it's everything is challenging but what I've learned and it took me a while to learn again is no matter what business we're in. It's about the people. 21:34.54 vigorbranding Manifests effectively. 21:49.38 vigorbranding Um, yeah. 21:51.32 Chef Troy Guard We all have to work together for the common goal. So I'm a very creative guy. That's why imagination is 1 of our core values and I like to create it. But then I got to the point I think where it's like all right now. Let's focus. On some of these great creative concepts that I've come up with and and our employees embraced it and made it awesome now. Let's take some of those they were all awesome for different reasons but tag was me it was chef driven. Um. I couldn't I mean I could duplicate it but not really that was that was everything of me my my heart my sleeve my tears everything and everyone that worked there made it amazing but without tag I couldn't have done these other concepts and so growing growing the. The tag it and getting back to your question I got off but going from 8 concepts or 16 restaurants down covid let us do that I I looked at covid as they gave us lemons I'm in lemonade right? so. 22:51.12 vigorbranding No your front. Yeah. 23:06.90 Chef Troy Guard Um, we reassessed what we were doing. We're all moving so fast that we forgot to step back and really take a look at what we had and so I could have kept tag open I could have kept tag Burger bar open I could have kept a lot of things open. But. 23:19.11 vigorbranding Um. 23:25.33 Chef Troy Guard I said let's take the four best like I worked for Roy Yamaguchi he only opened 1 restaurant for 2030 years now he's branching out and doing 3 4 or 5 different concepts. We I did it differently I branched out first. He didn't um, but that's where I learned a lot working with him growing. Not being able to be in 1 spot all the time. Ah and bringing the culture to each environment. That's what's going to make it special because everybody can make mistakes how are we going to make ours more special. It's I feel. It's with our people. 24:01.68 vigorbranding Yeah, so that's that's a good point. We you mentioned like the multiple footprints so um, creating new Concepts that are evocative of the area or this unique brand moment. Um, again, a lot of fun and you see a lot of hospitality groups that do just that. Um. 24:04.50 Chef Troy Guard Um, oh. 24:17.75 vigorbranding But when you start to go multi-unit. There are the optimizations that you mentioned but a new challenge arises which is how do you prevent it feeling going to use the C word like a chain you know which can have really you know it basically feels devalued. It's like oh well this is. 24:28.40 Chef Troy Guard Yeah, yeah, yeah. 24:36.30 vigorbranding This is also in Denver. It's also in l a it's also blah blah blah. So it's not unique to my neighborhood. How do you? How do you ah work around that. 24:38.71 Chef Troy Guard Right? But yeah I think when I was younger and more cocky I thought chains chains sounded terrible but as I've gotten older I think chains can be good. Um. The consistency the product, the culture. So um, let's just say let's pick a che maybe wolfgang puck or something. He's a chain but I know when I hear and see that name I have a certain quality or. Um, it's going to be a certain value to me even Mcdonald's I mean everyone says they don't like it but it's consistent I don't I don't eat it a lot but I have kids and of course I go to Mcdonald's but at least you know what you're getting and that's what I appreciate about chains is the consistency but you. 25:31.23 vigorbranding And. 25:34.50 Chef Troy Guard You have to be careful because then I see them cutting um, cutting standards or cutting things that made them that great right? So um, we never cut on. 25:42.27 vigorbranding Um, yep. 25:49.65 Chef Troy Guard The value of the plate the product I'm not going to buy a cheaper fillet mignon or a cheaper chicken just to make more money I'm going to try to give the best product I can a best value and we know how much everything has gone up since Covid to so it's been very challenging and in a delicate process to. 26:02.80 vigorbranding Yeah. 26:08.98 Chef Troy Guard I can't just up the menus all the time. What we do is we up it a little bit but we then work on something else on the p and l that we have to get better at whether it's instead of Joe's Joseph's coming in at one o'clock every day we're going to bring you at 151 and if you do that with 50 employees that adds up a lot. Okay, so you losing a few minutes here and there we're going to make it up another way. So um, and how we make it up is we put a service charge on on our checks for three point 5. 26:30.79 vigorbranding Um, yeah. 26:44.89 Chef Troy Guard And 60% goes to the house which myself to offset and everything right? So I don't have to raise the prices and we know like chemicals and gloves and everything just went up and then 40% we gave to the back of the house. Um because they needed a little bit more. 26:49.10 vigorbranding Um, yeah. 27:02.38 Chef Troy Guard The front of the house got it because when we raise our prices they get more tips. So um I think it worked out really really well that way. 27:08.65 vigorbranding Yeah I love that I think those those little changes can have such a big impact I think people forget that because they think everything has to be cataclysmic these monumental shifts to make monumental change and it's like no actually just little habits little. 27:17.39 Chef Troy Guard Right. 27:24.40 vigorbranding Little turning of the knob that doesn't devalue. It only increases value like all those things. It's good to hear that as a reminder for those that knew it but forgot it and it's good for those that don't know it to hear it. It's like actually it's just usually in the details. You know as they say um. 27:32.59 Chef Troy Guard Um, yep. 27:37.86 Chef Troy Guard Correct yep and I love looking at numbers before I was just food food food and I didn't care about the numbers. But you know like I said at tag if I didn't know the numbers. We're gonna fail just like I ask everyone. You know what's in your bank account. Of course you do so you got to know the restaurant too. What are your numbers. How much food am I bringing in today. How much if I bring in a hundred dollars worth of food. What do I need to do in gas per um, you know ppa and things like that. So um. 28:15.10 Chef Troy Guard I like to think we're tag university too. We we sit down once a month and go over the p and ls we sit down once a week and have manager meetings we sit down once a quarter with every manager in our restaurant group and we even fly them up from Houston so we're all together. As an ohna and working together like hey, how'd you get 20% man I keep getting 25. Let's connect and figure out the best way you know? So um, yeah, it's it's fun. It's cool and we have to. We have to take care of the guest but we also have to see all the other things that go on in the restaurant light bulbs. Why is the restaurant. This is a but 1 for me, we open at 5 but every light in the restaurant is is on at Nine Zero a m when everyone comes in like we don't need that it sounds silly. 29:09.30 vigorbranding Um, yeah, no, no, it does it. 29:10.81 Chef Troy Guard But every little thing every little thing adds up I'm a big stickler on um, the environment and waste like you should see like these are your papers that I printed out but later on I'm going to use it on this side. 29:24.56 vigorbranding Right. 29:26.62 Chef Troy Guard And anybody that has to print something we use recycled papers. So it takes an extra second to do what's right? And that's what we try to do? yeah. 29:34.83 vigorbranding Yeah I love that no the lights thing cracks me up because I'm in an I'm in an ongoing battle with the misses on that and I think every day I sing Teddy Pendergrass to her like turn off the lights especially during the day I'm like we we have beautiful windows we have plenty of light. 29:45.93 Chef Troy Guard Yeah, yeah I like it right I Love it exactly Yes I love it. You know. 29:53.95 vigorbranding Like you know and it's not that I'm a cheap case. It's just like but but why like you know it's better for you. Natural light is better for you anyway. 30:03.77 Chef Troy Guard Think our society gets a bad rap like everybody I feel needs a little love right now. Everyone's complaining or angry about stuff and we got to help the environment too and I have my four eight year olds and 13 year old like we're we're somewhere like dad look at that trash and they'll pick it up because. We've worked together to learn that stuff and we got to make the environment a better place. So so. 30:22.54 vigorbranding Yeah, absolutely love it. What what's next for you and tag restaurant group. What what can you tell me like get us excited about the rest of the year in 2024 yeah yeah 30:35.11 Chef Troy Guard Yes, 2023 is already flying by right? It's going to be April first in just a few days. Um, we've been working really hard with during covid so um, like I said we took a step back to reassess everything. And really focused on um, the foundation. Our people um making sure our recipes our daily duties all that kind of stuff and now we're ramped up to really hit it hard. So. We signed the deal a few days ah or a month ago to open our second hashtag we're working right now on 2 more hashtags that'll be open 24 probably we want to open 4 more hashtags in 2 years We're working on a garden grace. Um, possibly. In Dallas or another city right now we're we're in negotiation so that'll be hopefully next year and the boobooos and lo are gonna wait ah wait lo she is a boobo are gonna wait another year while we focus on these 2 but we're still working on those in the background but those are the 2 that we're going to focus on first and then we're going to um, spend more time on the quick casual boobo and we call badass mexican los chingones. 31:57.10 vigorbranding Oh yeah, absolutely lot I'm very familiar with Los Chiing goess. Um, we ah so when when I owned vigor we profiled that very heavily because we opened and created my neighbor Felix believe it or not yeah so yeah, so I'm good friends with the. 32:01.90 Chef Troy Guard 2 32:11.12 Chef Troy Guard Oh right on cool francois all hose is Jose is Jose up felix still okay, yeah, but he was there a long time. Yeah, he's cool. 32:16.16 vigorbranding Chef ah jose ah I love fran while I won't say we're friends but I don't think so no, he's he's stepped away but ah, really good friends with Jose yeah, he's great guy. Um, anyway, so next time I get to Denver I'll have to see you. 32:29.51 Chef Troy Guard Um, right on. 32:31.10 vigorbranding Ah, final question worst question in my opinion because it's so tough to answer but I will make you answer it if you had 1 final meal. What would you eat and where and why. 32:40.86 Chef Troy Guard Nice. That's a great question. Hopefully it's not for a long long time. So I haven't really thought about it. But my favorite thing is ah a grilled ribye steak. On charcoal because ah, growing up literally we ate on a grill five 6 days a week. My dad would barbecue something fish meat. Whatever and it'd probably be some type of rice I ate rice every single day. I like a little bit of teriaki sauce and butter drizzled over that nice steak when it comes out and I love what? What first time I went to Hong Kong like the way they cooked vegetables blew me away I always thought you know you got vegetables and you throw them in the saute pan and you cook them. They blanched everything or steamed everything and the color came out so bright. All that chlorophyll. So I love choice some I like crunchy vegetables and it's like a chinese broccoli. Um, maybe a little bit of kimchi or some hawaiian pokey and I'm a. 33:31.43 vigorbranding Um. 33:46.90 Chef Troy Guard Cours like guys simple and I would do that and I would probably have to do it on the ocean in Hawaii right. 33:53.28 vigorbranding Absolutely love it Man That's a fantastic answer. Um, thanks for being such an open book and generous with your time. A lot of insights in here I can't thank you enough. So best of luck to you in the future. 34:04.58 Chef Troy Guard Yeah, thanks for having me Joseph I can't wait to ah continue to listen to your podcast man. 34:08.17 vigorbranding Thanks.

Another night of NBA Basketball and another night of complaining about the refs. In Dallas, Mavs owner Mark Cuban filed a protest after the Mavs lost to the warriors by two points. Cuban feels the refs made a mistake in the 3rd quarter that led to an easy basket by the Warriors. In LA, Suns coach Monty Williams went on a post-game tirade about the refs after his team lost to the Lakers. No matter how you slice it, the refs and the constant complaining is not good for the league! Learn more about your ad choices. Visit megaphone.fm/adchoices

.fusion-imageframe.imageframe-1{ margin-bottom : 20px;}.fusion-imageframe.imageframe-1 img{aspect-ratio:1 / 1;object-position:21% 21%;}Gabrielle Bosche shares her story of going from a politics-obsessed middle-schooler to a 17-year-old author to the co-CEO of The Purpose Company. She and her company have dedicated themselves to helping people discover their purpose, who their purpose is helping, and how to scale something that is leaving an impact in alignment with their purpose. She shares insight into discovering your purpose in your life, saying, “... I think we have far more wisdom inside of us than we realize.” She encourages us to find our purpose, impact and share it with others. Brett Gilliland: The Circuit of Success. I'm your host, Brett Gilliland. Today I've got Gabrielle Bosche with me. Gabrielle, how you doing?  Gabrielle Bosche: I'm doing well, my friend. Excited to chat with you.  Brett Gilliland: Excited to have you. You are in, uh, looks like I said before we started recording. Looks like you're about 400 stories up in the air. That building looks so tall behind you, but uh, I think you're the 43rd. Gabrielle Bosche: Yeah, just 46. Yeah. If you're afraid of height 46, it's not, it's not for you.  Brett Gilliland: That's awesome. In Dallas, Texas. So, uh, everything's bigger in Texas we hear up here in St. Louis, so we'll, uh, we'll talk about how big the vision is and on the brand and everything we're doing , right.  Gabrielle Bosche: Sounds [inaudible] Brett Gilliland: Awesome. So, uh, oh, let me read this. I thought this was pretty cool. Uh, my assistant Robin is phenomenal and gets some stuff on our guest and, uh, but you are the founder and president of The Millennial, uh, Solution, an international training and consulting company, uh, bridging the generation gap. You and your husband Brian, have been called the next generation's motivational titans. That's a big one. Uh, they're bestselling authors, international speakers, and together they founded The Purpose Company. Um, so tons of stuff here, but you've helped, uh, companies, um, well actually the Navy and the Air Force, which is cool. Top brands in the world. You've worked with presidential campaigns, been on Success Magazine, NPR, SiriusXM Radio Bloomberg, et cetera, et cetera, et cetera. And you are a two-time Ted Talk giver, which is a big deal.  So I will be quiet now, Gabrielle, and I'll let you do some talking. But what has made you the woman you are today, making a huge impact?  Gabrielle Bosche: I think it really, for me came down to one word and that was purpose. From a very young age, I think I knew that I was here for a reason. I didn't know what that reason was. Like many of us, you kind of go through life's twists and turns and expectations thinking that, um, at, when I was in high school, thinking that I knew absolutely what I wanted to do, which was get into politics. So I studied politics and religion in, in undergrad, which is two things if you ever wanna make people shut up at a dinner party or Thanksgiving, say that you're major, you're majoring in politics and religion. Brett Gilliland: Right?  Gabrielle Bosche: Um, but I, I knew that I wanted to make a difference in the world. And so it was that curiosity of why am I here and what am I gonna do with my time? That I think really created an intentionality with my life. So I wrote my first book when I was 17, wrote my second. Second one, I think I was 23 or 24. Uh, and I think just really early on I had a, a curiosity around being present and being on purpose.  Brett Gilliland: Was your family in that, or like what, I mean, what makes a 17 year old think that they can write a book? And, and I'm asking cause I know people I've talked to, I personally struggle with that too. It's like, who wants to read my book? Right? But at the same time, here you are a 17 year old girl and you're like, I'm gonna write a book.  Gabrielle Bosche: Yeah. I mean, I wish it was this epic story.

Allison and Chris round out the shout-out to the show's most popular listener cities by bringing you some pretty heavy hitting mysteries from the Top 5!In Dallas, we bring the story of a possibly haunted landmark, the Goatman Bridge, with some chilling lore that feels true, even if it might not be.Next we travel to the Rocky Mountains of Denver, for a tale of gold prospecting and cannibalism. Did Alfred Packer merely eat his fellow campers to survive the elements during a harrowing journey to strike it rich, or were there more sinister actions afoot? The mystery endures to this day, but what do you think?While pondering that, follow us up to Seattle, where not far outside the city spawned the original modern day sighting of UFOs in 1947, by one Kenneth Arnold. Was it aliens he spied that day zooming above Mount Rainier? We can't be for certain. What we do know is if you want to know the birth place of UFOs as we know them, you need to start a little further north than Roswell, New Mexico.After that, Allison brings it back home (literally) to Dayton, Ohio, where she discusses the serial killer that once lurked in her backyard in the early 20th century: The Dayton Strangler. Finally, we end our journey at the infamous Windy City, Chicago, with a case that pits the innocence movement against the criminal justice system. The case of Anthony Porter and Alstory Simon was told in the stunning documentary, "A Murder in the Park" back in 2014, but here Allison breaks down the basics of the case that led to the state of Illinois banning the death penalty, while also bringing a lot of questions to the methods used by all who claim to fight for justice.Additional Info:The Goatman Bridgehttps://wedentondoit.com/blog/2013/10/18/back-in-the-day-goatmans-bridgeAlfred Packer Cannibalismhttps://www.onlyinyourstate.com/colorado/denver/unsolved-mystery-denver/https://archives.colorado.gov/collections/history/alfred-packer Kenneth Arnold UFO Sightinghttps://en.wikipedia.org/wiki/Kenneth_Arnold_UFO_sightingThe Dayton Stranglerhttps://en.wikipedia.org/wiki/Dayton_StranglerMurder in the Park/Alstory Simon/Anthony Porterhttps://en.wikipedia.org/wiki/Anthony_Porterhttps://en.wikipedia.org/wiki/A_Murder_in_the_ParkShow Credits:Graphics -- Nathaniel Dickson: http://ndickson.comMusic -- Spencer Morelock, Ken DicksonDing Dong Darkness Time Media:Twitter: @dddarknesstimeInstagram: dddarknesstimeGmail: dddarknesstime@gmail.com

On this edition of Sisters Dish we dive head first into recent family injuries including Courtney's freak out response to her daughter's severe black eye and how she is NOT the person you want to have around in emergency situations. In Dallas, Whitney's had to implement new rules for her hubs on worksite safety to prevent his frequent injuries from home projects.  We're joined by Momma Ashley who shares a unique cooking tip on how to keep your avocados  green and fresh! She also weighs in on the family's recent injuries and even recalls her own black eye story after a few too many margaritas, playing  a late night game of fetch with her dogs.   The hotline is blowing up with Momma stories about prescription drugs and “moral” sex.   

This week on A Podcast About Catholic Things, Dan and Eric talk about the world-wide insanity happening in almost every major city. The riots seem to be about more than racism and police brutality. What is under attack is Americanism--and we have to fight to keep it alive. In the news, the WHO is reporting new cases of Ebola. Vladimir Putin spills 20,000 tons of oil into a river. Space X deploys 60 more Starlink satellites. Governor Northam in Virginia tears down a Rober E. Lee monument. In the land of nonsense, the Grim Reaper makes an appearance in Florida. In Dallas, a demolition crew screws up and half demolishes building. Dan tries to replay a nonsense news item.VIEW ON APPLE PODCASTS VIEW ON GOOGLE PODCASTS VIEW ON AMAZON VIEW ON AUDIBLE VIEW ON CASTBOX VIEW ON PODCASTADDICT VIEW ON STITCHER VIEW ON BITCHUTE VIEW ON RUMBLE VIEW ON TUNE-IN VISIT US ON FACEBOOK

All-ACC honors galore Tuesday for Notre Dame women’s basketball, starting with coach of the year Niele Ivey. Sophomore guards Olivia Miles and Sonia Citron earned first team all league honors, and forward Maddy Westbeld made the second team. KK Bransford was named to the All-Freshman team. Miles is hoping to be able to play in the ACC Tournament Friday after hurting her knee in Sunday’s regular season finale at Louisville. The Irish are in the ACC Tournament as the top seed, playing Friday afternoon at 2:00 against the winner of Thursday’s NC State-Syracuse game. Sean Stires has the call Friday from Greensboro, North Carolina, on Live 99.9. It could be an emotional night at Purcell Pavilion this evening, as Mike Brey coaches his final home game for Notre Dame men’s basketball after 23 seasons running the program. The 10-and-19 Irish face league-leading Pittsburgh, with Tony Simeone on the call starting at 6:30 for a 7:00pm tipoff on Sports Radio 960 WSBT. The Irish will close the regular season Saturday at Clemson, and barring a miraculous run, Brey’s career at Notre Dame will end next week in the ACC Tournament. One of the pillars of Chicago Blackhawks Stanley Cup champion teams is now gone. The Blackhawks Tuesday traded 34 year old Patrick Kane to the New York Rangers for draft picks, and he is expected to take the ice with Rangers tomorrow. Kane helped the Blackhawks to three Stanley Cups during his tenure in Chicago. On the ice, the Blackhawks lost last night at Arizona, 4-to-1. The Detroit Redwings lost at Ottawa, 6-to-1. In the NBA: the Chicago Bulls fell at Toronto last night, 104-to-98. In Dallas, the Indiana Pacers edged the Mavericks 124-122.See omnystudio.com/listener for privacy information.

This week on the show Maine and Josh recap Spyder Korea Road to Black Belt on Superbowl Sunday and recap F2W 221 In Dallas and Midwest Finishers. Plus we talk about WNO bout announcements. In the news section we talk about all the matches announced for the Gordon Ryan vs Felipe Pena 4 and Pena assembling the avengers to beat Gordon in 2 weeks. We recap the Spyder Korea event and both the -65kg and under 75kg brackets.  We talk about Hunter Colvin vs Pedro Rocha for the 205 light heavyweight belt, and Dan Dykeman making his black belt debut on F2W.  We also talk about Midwest Finishers 3v3 women's team event, and some of the superfights. Recorded 2-12-2023

Mark Kenney is a President and Chief Executive Officer at CAPREIT   Mark Kenney joined Canadian Apartment Properties Real Estate Investment Trust (CAPREIT), a TSX listed company, in 1998. In 2019, Mark was appointed President and Chief Executive Officer. 
 
As Canada's largest publicly traded provider of quality rental housing, CAPREIT currently owns or has interests in approximately 67,000 residential apartment suites, townhomes and manufactured housing community sites well-located across Canada,  the Netherlands and Ireland. In 2020, CAPREIT was included in the S&P/TSX 60 Index. 
 
With over 30 years of experience in the multi-family sector and as President and Chief Executive Officer, Mark is actively involved in creating and implementing the strategic vision for the organization through the direction of company policy and oversight of the crucial divisions within CAPREIT, including property management operations, marketing, procurement, development, and acquisitions. A frequent contributor to BNN Bloomberg and other media, Mark is a passionate advocate for the role of Real Estate investor 

In this episode we talked about: * Mark's Background and How he Got into Real Estate * The Comparison of the Commercial Real Estate World of the 80s-90s and nowadays * Difference between Commercial Real Estate and Residential Real Estate * Pricing and Valuations of Industrial Multi-Residential * Supply in Real Estate  * Real Estate Deals in Suburban and Rural Areas * Development Costs and Charges * Areas of Investment into Manufacturing Housing * CAPREIT Focus in terms of Real Estate Projects * 2023-2024 Interest Rates Environment * Advice to Newcomers Transcription: Jesse (0s): Welcome to the Working Capital Real Estate Podcast. My name's Jessica Galley, and on this show we discuss all things real estate with investors and experts in a variety of industries that impact real estate. Whether you're looking at your first investment or raising your first fund, join me and let's build that portfolio one square foot at a time. Ladies and gentlemen, my name's Jessica Gallen. You're listening to Working Capital, the Real Estate Podcast. My guest today is Mark Heney, president and Chief Executive Officer at Capri.   Mark joined Canadian Apartment Properties real estate investment trust, a TSX listed company in 1998. In 2019, mark was appointed president and chief executive officer as Canada's largest publicly traded provider of quality rental housing. Capri currently owns or has interest in approximately 67,000 residential apartment suites, town homes, and manufactured housing community sites. Well located across Canada, the Netherlands, and Ireland in 2020. Capri was included in the S N P and TSX 60 index.   Mark, how you doing today?   Mark (1m 3s): Great, Jesse, thanks for having me.   Jesse (1m 4s): Yeah, pleasure to have you on. You know, wanted to talk a little bit about, you know, the current environment that we're in right now, you know, your background in the industry and, and Capri in general. But I guess, you know, maybe we could start with you have over 30 years experience in multifamily in that sector, and I was just curious to kind of get a little bit of a background of guests that we have on. It's always interesting to see how they got into the wild West. We called real estate.   Mark (1m 32s): Yeah, so I, I don't know, like, because I go back in time here to when I was growing up, I think it was very normal for young people to be interested in cars and real estate. It was, so, it wasn't anything that special about being drawn to real estate. I think like a lot of people I would daydream about real estate and back then it was probably just what it would be like to have a pool and a, and a big yard and, and a bit of a fascination how people got there, which kind of always stuck with me, but I didn't want to be a salesperson in real estate.   I was obviously just fascinated. Again, nothing unusual about that. And, and I found my, my way into, into real estate primarily because I probably wasn't the best student in the world and I, I really wanted to do this. So the thing I maybe haven't talked about a lot in the past was, it was an incredible opportunity because nobody, there was no competition. So a lot of my friends coming outta school we're lawyers and accountants and, and, and I, I was not the academic overachiever.   I really was always focused on just working. I didn't really understand why people went to school unless you're gonna become a doctor. I thought this isn't really helping me. And, and so I went into a field where there wasn't a lot of competition. I was one of the first people to get involved that, that had a degree and I stood out. And so the, the pool of people even today who you're competing with for a great career in real estate, especially on the property management side, I don't think it's fully understood by a lot of people.   Young people wanna go into tech, a lot of people wanna go into crypto or sales or something glitzy. But the cautionary tale is like, you know, who are you gonna be competing with in there and where can you really, you know, stand out.   Jesse (3m 37s): Yeah, fair enough. I tried to ask every time I have somebody with your amount of experience in the industry, I find I find the late eighties and early nineties commercial real estate world kind of fascinating. Not just in in North America, but specifically in the, in the kind of Toronto environment. And I find that, you know, younger people in, in the industry, I consider myself included in that. I think it's important for us to understand the history of, of some of the times that we've gone through in real estate, whether that's the early nineties, 2000, 2008 and, and what we're currently doing today.   But I'd like to just get your perspective. Obviously you're working in the industry during that time. Do you see any, any applications or do you see anything that you know, was happening back then that are reminiscent of, of what we're going through today?   Mark (4m 26s): Well, very different back then. Just to touch on what I said a minute ago, apartments in the eighties were the dirty cousin of all real estate sectors. Like nobody wanted to be involved in apartments. So that again, was a reason to go there. And I, I'd like to say I was a visionary and saw that the truth is, I, I got a raise every six months and that's why I stayed in it and by a raise, I mean, all they had to do was throw 500 bucks a year at me and I was there to stay.   Most people my age that had gotten into multifamily and it was starting to happen early nineties, would be lured into commercial immediately. Like if a commercial job was to present itself, you'd leave multifamily, go into commercial, and, and that was the general trend as you aspired to get into commercial in some form, especially office in Toronto at the time. So, so for me, I guess partially because I was, you know, excited to get a raise every once in a while I dragged into the sector longer and the longer I stayed, the more experience I had and the more sought after I became.   Jesse (5m 41s): So in terms of the kind of the history that you had with, with Kareed in, in the career in general, like I come from the, the office world and you know, I, I find it still kind of amazing today that, you know, we're very specific about when we're talking about real estate, whether it's rentable, square feet, everything's per square foot, and I talked to our apartment team and you know, we're going by either the door if it's, you know, by the unit or by the bed if it's student housing. But how, how have you seen that evolve over the last, even, even 10 years in terms of how it's, I feel like it's, you guys have now kind of been more formulaic than you may have been in the past, but it's, there still seems to be a difference between the pure commercial stuff and an apartment world.   Mark (6m 24s): So apartments, I'll give you an idea. Like in 1996, I worked for a company by, by the name of Real start. And one again, one of my career benefits with Real Start is I was hired as one of Canada's first multi province property managers. I was a district manager with Real start, but I was overseeing property in three different provinces. I, I think I was the only one in the country at the time. Okay. So the reason that's important is that the consolidation hadn't even started then.   There was the consolidation of big ownership pools in multifamily has only really happened in the last 15 years if at at most. And that's where all the career opportunities come from. So you've got for the first time a handful of big companies that you can have a, you know, a a traditional career of promotion if you're gonna be an employee, but most of the sector is still private. Most of it still is. And, and it's a great ownership path.   It's a great investment path. It's not necessarily a career path. And, and I think that now in multifamily there are institutional owners like Capri and Starlight Hazel View. You've got all these different companies that are large or, and you can have a progressive career from the entry level right to the right to the top kind of thing. But imagine a, a sector that's as old as real estate and multi-family in particular, where that opportunity's a new one. Still new, very, very few people when we're looking to hire, I, I can't find people with 10 years experience in the industry for senior jobs.   If they have 10 years of experience, they can pretty much name their own price.   Jesse (8m 11s): Yeah. And in terms of the last couple years, it's not, it's no surprise industrial multi-res, there's been some key sectors that have been red hot in terms of the demand, the the actual availability of the space. Why don't you give us a sense in terms of the, the last few years for multi-res, the pricing right now, the valuations that, that we saw. Were we just at a frothy time where the valuations were getting a bit disconnected from, from the actual real environment in terms of the rent?   Or do you have, do you take a different view on that?   Mark (8m 45s): No, I don't think so. I think my view is the institutions called cap rate or others that talk about cap rates, that's our game. The private market looks at price per door. They look at different whole set of different metrics, how much leverage they can get, is there yield spread? They don't care about yields, they just care about paying off their debt and, and they get security when they look at price per door. So when you look at our sector in general, the older assets, like we will say the, the plus 20 year assets are, are even with low capri today, trading at 30% of replacement costs.   In some cases it's basically 30 to 50 across the country. So when 97% of the market is private, like the rates are less than 3% of the market. Just to give you an idea, the apartment reach, now there's other institutional owners, but the REIT sector, all of us combined are less than 3%. Well then we'd be fool hearted to pay attention to just cap rates when the market is valuing apartments differently. So today, when you have the kind of housing crisis you have in Canada, this was, this is not gonna get solved overnight.   This is a a 10 year journey and we might have a chance of seeing some balance, but as the, as we continue to up our immigration numbers and don't outpace our development, we end up with a more and more pronounced problem. And, and so the fundamentals for multifamily are off the charts positive. The only, the only headwind we have is the potential government regulation and additional regulation which doesn't build homes that will not attract capital.   So we're in very, very interesting times right now.   Jesse (10m 31s): So I want to touch on that point. We recently had, Richard a Epstein is a professor of nyu and we were kind of talking about the regulatory environment in the US and Canada, the impact of some of these, the different policies that are being put in place. You were, you were on B N N a little earlier in 2022 discussing this, you know, this regulatory environment. We see this constant headline of affordable housing, the way we get to affordable housing, various pres prescriptive type of policies. But like you said, not necessarily addressing the supply constraints.   What is your view on that? Where, where do we get to a place where we actually can make an impact on, on housing? You know, the affordability aspect and just actually, like you said, building   Mark (11m 14s): Supply is you have to start with supply. Okay, in Canada, we have an affordability crisis and we have a supply crisis. They're, they're siblings, they're not the same thing, but they're absolutely family members. So when it comes to what needs to be done, well supply has to be addressed. So then you go affordability, well that's more of a government decision to help provide supports. Okay. Whether it be building all the housing requirements of Canada, like CMHC puts it at close to $3 trillion of investment that's required.   So the government can choose in a country where our, our debt is now our total lifelong country history debt is at a trillion, are we really gonna go 3 trillion further into the hole for the housing problem or are we gonna turn to the housing private sector to say help? So, I don't know, I've never, there's no example on the, on the history of the planet Earth and no example where the Hubble's telescope is ever seen a planet anywhere where taxes build homes, taxes do not build homes, taxes keep capital aside, uncertainty keeps capital at bay.   A clear path of investment will bring capital to work. So I think instead of like pointing fingers at who, who the boogeyman is, I think that as a country, if we do not awaken to, to the reality that the private sector has to be a big part of this, then, then the country just stays in, in the washing machine and the problem gets worse. You just can't continue to bring people into the country without, without a housing solution.   And we already don't have one for our own people. So we've gotta get focused on supply and, and I've got a lot of different views on, on why that supply problem exists.   Jesse (13m 8s): So I'd like to get into a couple of those, those views in terms of the supply, cuz you know, you hear, you hear a number of different reasons that we believe that the, this is the case. Whether it is the regulatory environment not being able to, to build, not be able to build certain asset classes. What do you see, you know, what's, what's your view on that? If you could name a couple on the supply end,   Mark (13m 30s): I'll give you one that nobody's talking about and hopefully this is interesting. Sure. Taxes, whatever, we gotta get through that gate. But then it's like, why don't we have affordability in housing in Canada? Well the number one distinguishing factor between Canada and the US is the cost of land. But why is land so expensive? We have a lot of empty land. We have a lot more empty land than the US has.   And, and so why? Well, the answer is in part that in Canada, if you need multifamily, it has to be on municipal services. Okay? If it's on municipal services, then you can put multi-family. Now, if you ever thought of it, when you drive in the countryside, you never see an apartment building. Why? Cuz it's not a municipal services. It's not because nobody wants a a sixplex there. It's cuz it's not a municipal services. Okay? So municipal services drives up the cost of land.   Cause municipals are doing nothing. Like they're slow, they're bureaucratic. There's a finite amount of land in our municipalities. Okay? So they have to expand hyper fast so that we can get things. So that's the land price issue. Then you have development fees. So before you even break ground, you in Toronto, you got $250,000 of land cost and $200,000 of, of development fees. Why? Because it has to be on municipal services. Okay. So then you go, well what do you do by that mark?   Well, if you look at the us you know, they, what, think of a, a very robustly built market, Dallas, Texas. Okay? In Dallas, Texas, they have what, what are called muni municipal utility districts muds. And in Dallas, Texas, there's 58 of them right now. And what those are is private sector building, municipal service hyper fast. So the private sector can do it more efficiently than municipalities can and they can do it faster and they can attract capital to do it.   Municipalities are capital constrained, they're efficiency constrained, they're ability constrained. So number one thing we can do is embrace a different way of getting more land to build more. In Canada, we got lots of land. There's no excuse for this. We've got a planning act that makes us put multifamily on municipal services. This is, nobody's talking about this. This is at the core of the affordability issue. Now interest rate Sure. And supply chain issues, sure.   But we, we, we, we can solve those problems. The one problem no one's been able to solve in Canada is land costs.   Jesse (16m 16s): So I'm thinking about some of these more, you know, suburban or rural areas where you actually don't have services. What does that structure look like in terms of actually getting that paid for in terms of, you know, is that something that you give credits to landowners that are there to have it built, but somebody's ultimately gotta pay for these services to, to get built? So you mentioned mud, so a private sector solution. How would something like that work in, in kind of our, our environment, our environment, let's say Ontario. Okay.   Mark (16m 44s): Have you ever been to a cottage? Sure. Have you ever been to a house in the country?   Jesse (16m 49s): Yeah.   Mark (16m 50s): Every single one of those properties is on a well and a septic, every single one without exception. Maybe it's a holding take, maybe it's a weeping bed, but they're all on wells. Okay. So it can be done. You look at manufactured home communities, they're all on, on their own water system. They all have their own private waste treatment. Okay. I love to talk about the example, the piece of land in Berry Ontario, a building lot in Berry Ontario cost about six to $700,000. That's on municipal services.   That exact same size piece of land five minutes away is about $15,000. You can't convince me that it, we know that it costs about $50,000 to private service a lot. Okay. And we know the province overseas, this, this is why I'm such a loud advocate for manufactured housing as part of the solution. It's not the urban solution, but it's part of the solution. We've told government you can have home ownership in Canada for under $200,000. That's the, the cost of a 1300 square foot manufactured home.   Sure it's not the traditional home, but people can get into the home ownership market and they're blocking them out of it right now by not permitting the zoning of these kind of communities. So when you think about it, 30 over 30 million Americans live in a manufactured home. It's been used to treat affordability for decades in Canada. We shut down the sector about 30 years ago and said no more. His multifamily needs to be on municipal services.   Jesse (18m 21s): So if there's such, like take that example, if that delta is that large between 600,000 and and 15,000, wouldn't there be, I'm thinking for just from an economic standpoint, once you have developers coming in and literally paying for those municipal services specifically per project, or is that just, isn't   Mark (18m 37s): That a good idea? That sounds like a good idea.   Jesse (18m 39s): You like that one? I just, I just made it up now I   Mark (18m 41s): Like he's listening to me. But I think it's a great idea.   Jesse (18m 44s): So that, okay, I just on the the other point there, you mentioned development, development cost. So the land cost piece, there's one, they're municipal services on the development cost. I mean, it's just from our, from my point of view, it's so expensive to build in when you hear these stats of how much development cost costs are as a percentage of the project. I don't know how we got to where we got today, but for listeners that don't know, can you talk a little bit about the development charges and costs for doing, you know, any given project, you know, in your portfolio and, and how onerous that is on the, on the developers?   Mark (19m 18s): Well, on the big cities it's over 200,000 a unit. 200 to $250,000 a unit. The land is 200 to 250,000 a unit. We haven't built anything yet. Like, so yeah, reduce those costs and then you've got the hard costs. But if we could knock 30, 35% out the cost of home ownership by being efficient, that's a good start. That helps things out. And then, and then overly supplied market will just bring balance into developer profits. That's a good idea.   So like, we've got answers here. There's a hundred percent answers. It's just sad that we're not embracing these, these solutions. It's, it's, it's instead, you know, on the manufactured home front, I call them tiny eco homes, like 1300 square feet is not actually tiny. It's a pretty decent size livable space, but they're stigmatized. People like to call trailer parks and all this, but forget that if you saw these new homes, you would, you would really have a hard time convincing anybody that they're, you know, a stigmatized way of living. It's dignified living.   Jesse (20m 18s): So we have a, we have a few guests that have come on, just investors in the states, different companies. And manufactured housing is, you know, big topic for a lot of the, a lot of different states for those, you know, when you talk to Canadians about it, it's just something that the average person I find they're not as familiar with and don't even know where it is in Canada. If we even have any you guys have invested in, in manufactured housing, what, what areas are these? You know, are guys everywhere?   Mark (20m 45s): Everywhere. They're, they're, they're, they're ideally saluted suited in remote locations where you can't get a carpenter, you can't get a brick builder, you can't get a whatever. They're built in a controlled environment and moved. So they're perfect for those locations. They're also perfect for rural locations. Like I, we have three communities outside of Aurelia and Barry. Okay, perfect locations, they're affordable. The people don't have to buy that $600,000 piece of land. They can rent that land, okay for two or $300 and they can buy a new home for $200,000.   This is extreme affordability. They don't have the capital outlay for the land and they do for the home, but they have a serviceable amount of debt less than the cost of rent. So, so why not give people the option? It's regulated by the province. There's with brand new infrastructure, you don't have the risk of aging infrastructure communities. And, and, and it's, it's kind of like there's no excuse quite frankly that we're not doing this and to say, oh, we don't know about it. Well, Canada was doing this for decades until planning acts were changed.   So that multi-family had to be on municipal services.   Jesse (21m 55s): And when did   Mark (21m 56s): All this, all this untapped land,   Jesse (21m 58s): When did that, that, sorry to interrupt. I was gonna say, when did that happen? Were we, were, we basically mandated that it had to be on municipal   Mark (22m 5s): In the eighties when housing was affordable. Hmm. Don't remember in Canada, like immigration was never a topic because we had affordable housing. We've, we've hit the tipping point here, you know, probably 20 years ago and nobody woke up and now we're in a catastrophe and we're making it worse by, by putting more people in ho in homeless situation.   Jesse (22m 26s): So what do you see Mark, as the kind of going forward, if, if something isn't done here, is, is it the political will that's, that's kind of inh hindering this is, is it other factors that, that are really stopping us from being able to kind of push forward with some of these prescriptions?   Mark (22m 42s): I think, I think the narrative of blaming REITs or blaming parties is failing fast. I think nimbyism is quickly disappearing because the, the, the situation has become dire. So I'm hopeful that it takes a good reset to get, get people thinking I am, I'm frustrated by personality type, but I, I find it hard to believe that when we've got like such obvious examples that we can duplicate like municipal unit utility districts and manufactured homes as a, a solution and, and the whole host of things that we can do.   And we're not doing any of it. Not in event like we're talking, but problem. And I think I hopefully we're getting beyond the finger pointing and getting onto solution phase. But anybody in real estate I think owes Canada the obligation of speaking up. And I keep saying this, like we've gotta stop being polite about it. Like people need to start asking hard questions in public about why we're not pursuing solutions. So there are, there, there are, like the province of Ontario has, has, has, has taken action.   And, and that's, that's a, a decent step, but I think it, it it's, it's all hands on deck. Like as the, the REIT community, for example, REIT sector in Canada has 230,000 units planned of new, new apartment development. Now that's not just the apartment REITs, that's the, the diversify its as well that's in the pipeline and the government's talking about taxing REITs. So, so that's gonna disappear. So we got a pipeline and a and a and a and a and a solution.   But we've got, we've got a narrative around, I don't even know what it's around anymore that REITs are destroying affordability. Like if that's the case, then what's going on in Canada right now?   Jesse (24m 29s): When you say tax rates, you're talking about losing the kind of the flow through status that they were pretty much created for.   Mark (24m 35s): I think, I think there's a narrative that REITs don't pay tax and that's not true. Our unit holders pay income tax, those income tax rates are higher than corporate tax. Yep. So it's a narrative around big is bad, but we're tiny and, and, and we're not bad. So instead of like picking on big, I think pick on bad behavior is what I'm an advocate for. Like if there is bad behavior by actors out there, then those actors should be, should be corrected. But you can't, you can't chase someone because they're perceived as being a large entity.   You need to chase someone cuz their behavior is bad. So I'll give you an example. Cabret is only doing new construction apartments now. That's all we do. We're not buying the value add assets anymore, we're selling them. So how is this bad for Canada at a time when we're like, I don't understand, I'm lost.   Jesse (25m 25s): Yeah. Can't have it both ways.   Mark (25m 27s): You can't have it both ways.   Jesse (25m 29s): So Murray, I wanna be mindful of the time here, but I do want to talk a little bit on a positive note in terms of the, the projects that Capri is working on. Anything exciting in the pipeline that you'd, you'd wanna mention and you know, maybe even touch a little bit? I've know, I know that you're in Ireland in the Netherlands, which is kind of cool. I don't think we hear enough about that locally. So I'll Yeah, I'll let you go there.   Mark (25m 52s): Well our focus is really on Canada cuz the crisis is here and, and we have to contribute in any way we can here. So what I get very excited about is that we are still, we're doing quite a bit of disposition work, selling some of the older assets. I'm a big advocate for putting those assets in nonprofit hands. If you want to solve affordability, why not go to a targeted neighborhood that has affordability pro problems? Why not? Why not help those people?   And, and, and you can do it now and fast. I don't understand why you build something for a hundred cents on the dollar when you buy for something for 30 cents on the dollar now in a neighborhood that needs help. So I'm excited about that, that conversation and we're getting great, great traction with government finally understanding that this is a, a part of the solution. It's not, not not gonna solve affordability crisis, but it'll help some folks that are distressed potentially. And it's better than building new, I think I'm very excited about.   There's been a bit of a move away from Nimbyism and more into getting good entitlement and we're getting that on our land. So I'm very hopeful that those entitlements will, will obviously help the supply scenario whether we build on it or someone else does. We're doing our part in getting it ready for the market. And I feel very, very good about just, you know, always being a Canadian in the fundamentals of Canada. So I think that we're in, you know, living in one of the world's greatest countries and you know, the, the prospects and the fundamentals for real estate in this country are, are best in the world probably.   And everybody wants to live here. I think that, you know, as Canadians we are, we, we have proven that we can wake up from time to time and I think we're in that awakening stage right now of really getting serious to solve the problem.   Jesse (27m 41s): Fair enough. One thing I'd, you know, I'd be remiss if I didn't ask you about the, the current interest rate environment and kind of, you know, the feds just announced the 25 basis point raised recently. You mentioned, I I've, I've read an article, either an article or there was something that you were talking about last year where Capri is, if not the leader, one of the longest debt companies. In terms of, in terms of your capital structure on the debt side, what do you see 20 23, 20 24, how do you see this environment playing out in terms of interest rates?   Mark (28m 15s): Well, our, we always do 10 year money when we buy. We always model that. We always do that on renewal. We're always inclined to do 10 or 15 year debt. So our ladder is long and our leverage is low. We have the lowest leverage of our peers and we have the longest debt ladder of our peers. That's great. We also have a very active disposition program in the affordable market. We're seeing lots of private buyers. Oddly enough, it's not in the core apartment market, it's in the affordable apartment market.   It's a very strange phenomenon and in part it's because a lot of these private guys were never invited to bid in the past and they're just anxious to be able to get their hands on some of this property and they love the price per unit. So as we're selling out of the, of the lowest here rent wise of the market, we are able to defer even further our, our refinancing requirements. So we're staying out of the debt market with the bet that things will improve in, in 2024 and beyond.   But it's all, it's all a matter of inflation data. You just gotta watch that inflation data inflation's coming down, then hopefully we see a return to, to more normalized rates. But I think that, you know, we're not gonna settle where we were. I I I see, you know, the return of 10 year high 3% rate money for multifamily.   Jesse (29m 41s): That makes sense. So Mark, we always wrap up with a couple quick questions for our guests. I'll, I'll start off here. What would you tell somebody that is getting into our industry, whether it's in multi-res or commercial real estate in general, you know, what advice would you give them?   Mark (29m 59s): Stick. Stick. If you love it, stick with it. You know, the advice I had way back in the day was that, you know, points of my career, I love my job and I didn't like my boss. That doesn't mean leave the sector, okay? It means get a new boss. So you do have control of that, but if you don't love what you do, don't do it. You got it's okay to make change and find, find what you love to do. If you do love what you do, don't give up. Stick with it. I, I have without exception, a group of friends go back to high school that have all achieved success.   Well, the ones that achieved success and the ones that stuck with, with, with what they like doing and if they stayed in the area, the, the market finds that, that enthusiasm, the market finds the talent. You have a responsibility to go seek out your best option. But don't seek it out too often cuz you had a bad Thursday afternoon. You know, don't be afraid to, to build some grit. But when you have to make those strategic changes, when, when, when it's just not working. If you don't like your boss, change, change your boss.   Jesse (31m 4s): What is a book, podcast newsletter that you'd recommend to listeners?   Mark (31m 8s): Too busy working. I, I don't, I don't know. This one seems pretty good.   Jesse (31m 12s): My guest today has been Mark Kenny. Mark, thanks for being part of Working Capital.   Mark (31m 15s): Thanks for having me.   Jesse (31m 24s): Thank you so much for listening to Working Capital, the Real Estate podcast. I'm your host, Jesse for Galley. If you like the episode, head on to iTunes and leave us a five star review and share on social media. It really helps us out. If you have any questions, feel free to reach out to me on Instagram, Jesse for galley, F R A G A L E. Have a good one. Take care.  

In the 10 a.m hour of the K&C Masterpiece, Does Dan Quinn returning and making that statement “My Hear is In Dallas” change anything for you? And what about the fact that he's back working under McCarthy // What to do with Moore? The NBA All Star Team Luka  Made it // Is the hiring of Dana Brown a significant move in the world of baseball? Baseball Nuggets with Mike Bacsik    

The weekend of basketball wrapped up Sunday with some huge performances from all of the NBA's biggest stars. In Dallas, Luka Doncic scored 44 points on the way to beating the Orlando Magic. Donovan Mitchell scored 38 for the Cleveland Cavaliers in their win over the New York Knicks, and Jourdan Black joins our Locked On NBA hosts from around the league to tell you all you need to know from the day on Locked On Game 2 Game: NBA.In other action, Jayson Tatum, Jaylen Brown, and Malcolm Brogdon led the way for the Boston Celtics against the Washington Wizards. Zion Williamson helped the New Orleans Pelicans dominate the Los Angeles Clippers, and the San Antonio Spurs beat the Minnesota Timberwolves for the second time in three meetings this week. Part of the Locked On Podcast Network.Support Us By Supporting Our Sponsors!Built BarBuilt Bar is a protein bar that tastes like a candy bar. Go to builtbar.com and use promo code “LOCKEDON15,” and you'll get 15% off your next order.BetOnlineBetOnline.net has you covered this season with more props, odds and lines than ever before. BetOnline – Where The Game Starts!LinkedInLinkedIn Jobs helps you find the qualified candidates you want to talk to, faster. Post your job for free at LinkedIn.com/LOCKEDONNBAPrizePicksFirst time users can receive a 100% instant deposit match up to $100 with promo code LOCKEDON. That's PrizePicks.com – promo code; LOCKEDON Learn more about your ad choices. Visit podcastchoices.com/adchoices

It's the early 1930s. In Dallas, Texas, under the Trinity River viaduct - life is hard. They call it the Devil's Back Porch. Amongst the tents and wagons, the dispossessed scrap it out for survival. Here, kids grow up mean. So it's no surprise when young Clyde Barrow strays into a life of crime. In a few short years his run-ins with the law will transform him into a hardened killer.  But it won't be until he meets the love of his life that he'll step into the national spotlight. Bonnie Parker - Muse. Poet. Outlaw.  This is the story of Bonnie and Clyde.  A Noiser production, written by Danny Marshall, with thanks to Paul Schneider, journalist and author of Bonnie and Clyde – The Lives Behind The Legend. This is Part 1 of 3. For ad-free listening, exclusive content and early access to new episodes, join Noiser+. Now available for Apple and Android users. Go to noiser.com/subscriptions to get started with a 7-day free trial. Learn more about your ad choices. Visit megaphone.fm/adchoices

It's the early 1930s. In Dallas, Texas, under the Trinity River viaduct - life is hard. They call it the Devil's Back Porch. Amongst the tents and wagons, the dispossessed scrap it out for survival. Here, kids grow up mean. So it's no surprise when young Clyde Barrow strays into a life of crime. In a few short years his run-ins with the law will transform him into a hardened killer.  But it won't be until he meets the love of his life that he'll step into the national spotlight. Bonnie Parker - Muse. Poet. Outlaw.  This is the story of Bonnie and Clyde.  A Noiser production, written by Danny Marshall, with thanks to Paul Schneider, journalist and author of Bonnie and Clyde – The Lives Behind The Legend. This is Part 1 of 3. For ad-free listening, exclusive content and early access to new episodes, join Noiser+. Now available for Apple and Android users. Go to noiser.com/subscriptions to get started with a 7-day free trial. Learn more about your ad choices. Visit megaphone.fm/adchoices

Episode Summary: In this episode of the L3 Leadership podcast, Ginger discusses her career journey at Southwest, what she learned while working there, and shares her thoughts on work culture. About Ginger: Ginger Hardage retired as Senior Vice President of Culture and Communications at Southwest Airlines after an illustrious 25 years, where she served as a member of the CEO's executive leadership team. At Southwest, Ginger led a team of 150 people responsible for building and sustaining the organization's legendary culture and communications enterprise.In 2017, Ginger launched Unstoppable Cultures, a brand designed to help organizations create and sustain cultures of enduring greatness. Recognized by many as a foremost global authority on building and sustaining organizational culture, Ginger was responsible for the activities at Southwest that nourished the culture and the internal and external communications function. Ginger has received numerous honors throughout her career, including induction into the PublicRelations Hall of Fame, being named as one of Texas' Most Powerful and Influential Women and receiving the prestigious Larry Foster Award for Integrity in Public Communication from the Arthur W. Page Society. PRWeek has named her multiple times to its Top 50 Power list and 50Most Powerful Women in Public Relations. She was named “Legendary Communicator” by Southern Methodist University, Legacy Award honoree by the Plank Center for Leadership, and selected for the James C. Bowling Executive-In-Residence Lecture Series at the University of Kentucky.Ginger currently serves as Global Chairman of the Board for Ronald McDonald House Charities. In Dallas, she serves on the board of The Trinity Park Conservancy and was a past president of the Trinity Commons Foundation. Ginger previously served on advisory boards of Novartis in Basel, Switzerland; The Page Society; Business Civic Leadership Center, an affiliate of the U.S. Chamber of Commerce; Big Brothers and Sisters of Metropolitan Dallas; Southwest Cares; and the Council of Public Relations Firms.Ginger earned a B.A. in advertising/public relations from Texas Tech University and was recognized as an outstanding alumna by the College of Mass Communications at Texas Tech University.Ginger lives in Dallas, TX, and Santa Fe, NM with her husband, Kelly.4 Key Takeaways:1. Ginger recalls how she got her position at Southwest Airlines and grew a team centered around culture and communications.2. She advises emerging leaders to distinguish themselves to grow within their current organization.3. She discusses where her career has gone since departing Southwest Airlines. 4. Ginger talks about what company culture and effective communication mean to her. Quotes From the Episode:“Culture isn't a faucet you can turn on and off.”“I believe that culture, leadership, and communication go hand in hand.”“We have to be authentically ourselves to be authentically happy.”“Leaders cast a long shadow”.Resources Mentioned:Ginger's Masterclass: The FellowshipConnect with Ginger:Website | Twitter | Linkedin | Instagram 

XFL To Hold Town Hall Event July 24th at Texas Live! In Dallas, XFL Cities & Venues Coming By End Of Month, The Rock To Attend HBCU Player Showcase, XFL HBCU Player Showcase Notes, DC Chris Dishman Leaves USFL For XFL, ESPN Covered Event & More. Mark unboxes more summer XFL merch. Plus, your emails, phone calls & social. We are live Mondays on YouTube, Facebook, Twitter & Twitch @ 8 pm ET. https://xflnewshub.com/xfl-podcast/

In Dallas, a little over a year after going on TV to plead for answers in the death of her husband, 49-year-old Jennifer Faith has pleaded guilty to a murder-for-hire charge. And a Virginia man who confessed to killing his adopted daughter more than 30 years ago and burying her in the backyard of their home has been sentenced. To learn more about listener data and our privacy practices visit: https://www.audacyinc.com/privacy-policy Learn more about your ad choices. Visit https://podcastchoices.com/adchoices