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Mayor Eric Adams is commending both demonstrators and officers after thousands marched in Manhattan Saturday to protest President Trump on his birthday. Meanwhile, two of four detainees who escaped from a Newark immigration detention center last week have been recaptured, according to the FBI. State lawmakers have passed a bill requiring major AI developers to reduce risks of harm, with penalties for violations. And flags across New York are flying at half-staff today to honor Minnesota State Representative Melissa Hortman and her husband, who were killed in a politically motivated shooting.

Send us a textWelcome to Season 4! The Accelerators (Dr. Matt Spraker and Cameron Tharp, MPH, RT(T)) kick it off with a sequel to our prior podcast on the Advanced Practice Radiation Therapist (APRT) role. We host friends-of-the-show Drs. Join Luh and Marsha Haley, Radiation Oncologists who bring important past experiences and unique expertise to the discussion. We kick off by examining some articles from the Spring 2025 issue of ASRT's Radiation Therapist:Caldwell and Lee, Defining Advanced Practice Radiation Therapy at MDACCBurch et al., Advanced Practice Role in IGSRT for Nonmelanoma Skin Cancer TreatmentBeckert, Implementation of an APRT in Online Adaptive Radiation TherapyWe then explore "scope creep", a phrase used to describe mid-level healthcare provider encroachment on traditional physician roles. One example is the UPenn study comparing the interpretations of Radiology Assistants with physician residents. Don't miss the excellent YouTube review of this study by Physicians for Patient Protection. Join shares his experience with another example, California Assembly Bill (AB) 890.Later, Join shares some discussion about the APRT among ASRT and CARROS members at the ACR 2025 meeting.This leads to an open discussion of what APRTs should do -- versus could do -- in a radiation oncology clinic. As evidenced by Table 1 in Caldwell and Lee, the tasks are wide ranging, may replicate existing roles of US radiation therapists, and might make more sense in international markets than in the United States.We close by reviewing Marsha's letter to the IJROBP editor in response to an APRT role scoping review. Here are some other things we discussed in the episode.Physicians for Patient Protection WebsiteAMA successfully fights scope of practice expansions (2024)Patients at Risk Audio and Video PodcastCouncil of Affiliated Regional Radiation Oncology Societies (CARROS)Beckert et al., Impact of APRT for on-table adaptive radiotherapyShah et al., Radiation Oncology Workforce Analysis ReviewBook recommendation: Lower Ed by Tressie McMillan CottomPatients at Risk Video - Deficiencies in NP Education

 The Funeral CourtshipAbandoned Childhood wishes, finally fulfilled.Based on a post by secret sexy writer. Listen to the Podcast at Connected.I had known Alex Newberry my entire life. He was the boy down the street during my childhood, the boy behind me throughout school, and the boy who I always wished would see me as more than just "one of the boys." Especially since I was a girl.But I'd never pressed for anything more. I didn't want to ruin our friendship. His family was my second family. Even his nana considered me as her granddaughter.We'd stayed in touch even after I left town to pursue a new career. Throughout the year, we would exchange Emails and sometimes the occasional text. Only at my birthday and on Christmas did I receive snail mail from him. They were always hilarious and always perfect.The day I received the small envelope in early Fall threw me for a loop. It was written in Alex's neat print and had a pre-printed return label with his address, so I knew it was from him. I just didn't know why. I was even more stunned when I slid my finger under the flap and pulled out the single sheet of paper folded in half.I had been standing by the sofa in the living room when I opened the envelope. My eyes scanned the brief note inside, and my knees gave out. I collapsed to the sofa, tears rimming my eyes.Alex's grandmother, Nana Newberry, had passed away.Visions played in my head like an old home movie. Mostly, they were of the summers swimming in the pond behind her house and the day-trips she'd invite me to go on with Alex. Both of my own grandmothers had passed away when I was still too young to remember them much. My loss was almost as deep as Alex's was.Almost.Once I'd caught my breath, I reached for my cell phone and pulled up his number. I tried to swallow my tears as I heard the line ring. I wasn't surprised to receive his voicemail. He was probably busy making arrangements and handling family."Hey, Alex. It's Jaynie. I got your letter. I'm so sorry. I'm booking a flight out tonight, and I'll be there as soon as I can. If there's anything you need, let me know. See you soon."I was already halfway to my bedroom when I clicked off the phone and shoved it into my pocket. My brain was on autopilot as I dragged my suitcase from the closet and gathered the necessary toiletries from the bathroom cabinets and drawers. I was folding socks and panties when I realized I should call the airport.Less than an hour later, I was in the backseat of a cab and leaving a message on my boss's phone telling him I would be out of town for a couple of days due to a family emergency. I arranged for a rental car and for nightly accommodations nearest to my hometown. I knew there was no place in town to stay, the population being barely just under five hundred. If anything had changed over the years, that definitely wasn't one of them.It wasn't until I was seated on the plane, the city's lights fading into dots below me that I let myself think about Nana again. I missed her hugs the most. Her squishy arms always surrounded me with such love. I felt protected. Wanted. My parents were always busy working. Nana was so much more than just an adoptive grandparent.My mind wandered, and I remembered Alex's hugs. I smiled, laughing softly at the memory of him hugging me tight with a toothy grin while Nana took our picture. Then he pushed me into the pond; with my clothes on. We were only six. But I was old enough to know that I liked Alex more than I liked other boys.I was the only girl in the neighborhood, so I either had to adapt to being a tomboy or be left out. I chose the former, much to my mother's dismay. I allowed her to enroll me in dance classes when she insisted I act more like a girl, but I secretly enjoyed playing with the boys more. I didn't mind being the Indian the cowboys always captured and tied up. Or the robber they arrested with the plastic set of handcuffs. Or even Princess Leia, when they wanted to re-enact Star Wars, especially when Alex got to be Han Solo and rescue me.I must have drifted off because the next thing I heard was the announcement to fasten our seatbelts and put seats and tray-tables in the upright position for landing. The plane was only half-full, so I was soon strolling through the nearly empty terminal and heading downstairs to collect my baggage and rental car. I grabbed a cup of coffee from the only open vendor and asked the information desk for directions to the hotel where I'd made reservations. There was nothing more I could do for Alex tonight.But once I'd reached my destination, the last thing on my mind was sleep. My accommodations were comfortable, but not even a hot shower seemed to help. I crawled beneath the covers and turned on the TV, hoping I'd just fall asleep from boredom and get some rest before the hour drive to my hometown in the morning.A ringing phone and the incessant chatter of a woman and man pulled me out of the strangest dream. I'd been fully dressed and standing by Nana's pond, but I was thirty-four years old, not six. Alex walked towards me, his hands in the front pockets of his jeans, and he flashed his toothy grin at me. I reached for his hand, and I swear I stepped forward, but the next thing I knew, I was falling backwards into the pond. I struggled to swim, the weight of my clothes pulling me underwater. Someone grabbed my hand, and then I woke up.An automated wake-up call answered my sleepy greeting, and I clumsily set the receiver back on the handset and rolled over, groaning. That's when I realized the morning news was playing on the TV. My body felt like it had been through a 5K run; or maybe it had struggled to stay above water. In either case, I dragged myself to the bathroom for another shower.I decided on a simple navy pantsuit and crimson camisole blouse. It was cool but dark enough for the funeral, yet I didn't feel completely dreary in it. Plus it emphasized my curves and long legs. Today, I felt like I wanted to be a girl in front of Alex. Not that it would matter.After securing another cup of coffee, I took a deep breath and pointed the rental car towards my hometown. I remembered where the only funeral home was, and I had plenty of time before the services started. Yet, I was suddenly nervous. I hadn't actually seen Alex in several years, despite our constant contact. I hated the fact that it took something like this to bring us together again. I promised myself that I would visit more often.The parking lot was overflowing when I finally pulled up to the funeral home. I ended up parking half a block away on a side street and walking back to the large Victorian-style house that had been converted into the place where we said goodbye to our loved ones. Trees adorned with vibrantly colored leaves decorated the front yard. It looked like something out of a Norman Rockwell painting, set right in the heart of my hometown.I joined the throng of people who had come to pay their respects, and managed to find a seat in the back of the largest room that was always used for services. The belief in the community was that our two churches were for worship and weddings. Funerals were held at Thompkins & Sons, no matter if you were Catholic or Baptist.I didn't recognize a single person near me, but I was sure that Nana had known most of the town and then some, and I'd been a teenager when I'd left for college. I settled myself in and made sure I had my tissues accessible.The service itself was lovely, and there were lots of tears from everyone. Alex even got up and made a speech at one point. While I knew I was there because of Nana, I couldn't help staring at her grown grandson. His stature had reached at least six feet. He towered over me by at least five inches.I don't remember a word he said, but I could describe him with my eyes closed. His short brown hair, his tailored black suit and tie, the dimple in his right cheek when he smiled. He had green eyes, and I could imagine them sparkling while he talked about his grandmother, the corner of his eyes crinkling with his laughter.People were standing up around me and talking, and I blinked, realizing that the service was over. I wiped at my eyes and stood, not sure what to do now. I slipped out of the row and away from the crowd. It was then that I noticed no one was by the open casket. I quietly made my way to the front of the room and stopped before Nana's permanent expression of peace.Tears tugged at the back of my throat, and I had to stop myself from reaching out to grasp her folded hands. The purple dress she was wearing went well with her silvery hair, and she looked as if she were asleep. I silently thanked her for all the good times we'd had together, for accepting me as one of her grandchildren, for making me feel wanted.I don't know how long I stood there, but I had the feeling that someone was watching me. I needed to move on. I kissed my fingertips and gently pressed them to her rubbery cheek. When I turned to leave, blazing green eyes met mine, and I gasped."Jaynie, you came."And then Alex's arms pulled me against his hard body.I wrapped him in my arms and held him tight, resting my cheek on his shoulder. I couldn't believe how good he felt. Something deep inside of me stirred, and I had to force it back down. He was my best friend. It would never be anything more than that."Of course I came. I left you a message. I took the red-eye last night.""I'm sorry, I haven't checked my phone. I hoped you'd come, but I wasn't counting on it. "I pulled away to look at his face. Our eyes met again, and I groaned inwardly. "I wouldn't have missed this for anything. She was like my own grandmother. Thank you for letting me know.""What about work?""They'll survive without me for a couple of days." I laughed and before I could wipe away my tears, his thumb brushed my cheek. I sucked back my breath and hid my surprise with a smile. "What can I do to help now that I'm here?"Alex stared at me for a moment, a lopsided grin on his face. He blinked, and then his toothy grin came out full force, dimple included. "There's a dinner at Nana's house after we go to the cemetery. Do you have a car?""I have a rental. I'm staying in Rosewood at the Holiday Inn.""Let me tell Mom and Dad I'll meet them. Do you mind driving?""No, lead the way." I smiled and even felt a little giddy when he grabbed my hand and pulled me through the crowd that was slowly filtering out the front doors. I barely had a chance to say hello to his parents before he was heading in the direction where I said I'd parked my car. And then we were pulling out to line up behind the black sedan his parents were riding in and the hearse idling before them.It suddenly occurred me to that everyone else was going to be following me. I must have looked nervous because Alex grasped my hand on the gearshift between us and squeezed it."I'm glad you're here."I swallowed heavily and turned to smile at him. He was watching me, something unreadable in those green eyes. I opened my mouth to ask him what he was thinking, but nothing came out. And then he let go of my hand and motioned that we should move.I was in a daze as I drove to the cemetery, sat through the rest of the ceremony, and climbed back into my car and drove us to Nana's house. It wasn't until we were sitting in her driveway that I felt the tears return. I hadn't been here in so many years I couldn't count them. I had been a horrible granddaughter, adopted or not."I know. I miss her, too." Alex squeezed my hand again and then got out.I swiped the back of my hand across my eyes and climbed out, automatically locking the car."No one's going to steal it," Alex laughed. It was a deep, comforting sound.I shrugged. "It's just a habit."He laughed again and wrapped an arm around my shoulders, guiding me up the drive. People were mingling on the wrap-around front porch, and the smell of fried chicken wafted out the screen on the front door.It felt and smelled like home.I had eaten my share of food and then some. At some point, Alex and I became separated amongst all the guests. I took the opportunity to sneak upstairs to use the larger bathroom. On my way back, I passed the room Nana used to sit in and work on projects. I remember her teaching me how to sew as I sat on a little cushioned stool.I smiled, knowing I could sew a button back onto a blouse or a pair of pants, but that was all now. The sound from downstairs grew fainter as I moved closer to the window on the far side of the room. The pond in the backyard glittered back under the noon sun. Weeping Willows outlined the oasis of my youth, and for a moment, I longed for those days.I longed to have Nana hug me one more time. The last time she had, I was leaving for college. She told me to be a good girl and make my parents proud. I couldn't remember the last time I'd hugged my parents. Or seen them face-to-face. We talked about once a month, but they were always traveling now that they were retired. I bit back a laugh at the irony.I wandered back downstairs, smiling and nodding at people who recognized me, although I couldn't say who they were. That was the problem with small towns, and with moving away. All of the elderly people remembered when you were born and whom your parents were, but you rarely remembered anything about them, much less their names.The crowd was smaller now, and I heard several women in the dining room and kitchen cleaning up the dishes. I hugged my arms to my chest and slowly walked down the long hallway to the back of the house. Framed photos hung on both sides of the wall, and I suddenly wished I'd had a grandmother growing up who'd had pictures of me on display. As much as Nana had tried to make me feel accepted in her home, I really wasn't a part of her family.I pushed pending tears away and stepped out the back door and down the steps to the yard. The sun was warm, and the pond beckoned me to it. I found myself standing on the small wooden dock Alex's dad had built. One of the boards was broken, and the weather had done a good job fading the stain, but otherwise it was still sturdy.A warm breeze blew up off the water, rustling through the switches on the Willow. I stretched out my arms to feel it, and took a big sigh. I hadn't felt so relaxed in a long time. While I didn't mind my job, I didn't love it. While I loved traveling, I didn't like having to do it for work.What I wouldn't give to be able to come home at the end of the day and sit out on a porch like the one at Nana's and watch the sun go down instead of watching it from the sixth-floor balcony of my high-rise in the city. To hear the sound of crickets in the evening instead of the rush of traffic.A board creaked behind me, and I spun around. Someone grabbed my hand as I stepped back, and I was suddenly back in my dream. I gasped and struggled to regain my balance. Instead of falling backwards into the water, I was jerked forward and into Alex's strong embrace."Whoa! You okay, Jaynie?"I caught my breath and swallowed, blinking away the remnants of my dream. "Yeah. Thanks. I must have slipped.""Everyone's gone home." He dropped his arms but didn't move away."I'm sorry, I didn't realize. I'll be on my way." I started to walk past him, but he grabbed my wrist."Stay." He released my hand and cleared his throat. "Please stay."I lifted my eyes to his and held his gaze. I wanted to reach out to touch him, to caress his cheek, to run my fingers through his hair. But I refrained and kept my hands at my sides. "Okay."His smile lit up his whole face, but there was a shadow in his eyes. He stared at me a moment longer and then said, "Let's go back to my place so we can talk."I blinked, realizing what he'd said, and then I brushed away any ulterior motives. Of course, we'd go back to his place. We couldn't stay at Nana's. He'd be most comfortable in his home. And I wanted to see it. I really did.We said goodbye to his parents inside, and then I followed his car across town to his small house. I parked behind him in a gravel driveway overgrown with weeds and stared at the weather-beaten boards of the house, the crooked front steps, the boards over one of the windows."It's just a rental," Alex laughed. He climbed out and ran his hand back through his hair as he headed back to my car. "I've actually been living with Nana, taking care of her. When she had to go to the hospital, I got this place. We weren't sure what to do with her house.""I'm sorry, I didn't—""It's okay, Jaynie. This place was a steal. Besides, Nana left me her house in her will, so once we clean the place out, I'll be moving back there.""What? That's wonderful! Congrats, Alex. I know you love it there." I couldn't stop myself from hugging him. Or feeling the slightest bit jealous. When our eyes met again, I stepped back and shut the driver's side door. I cleared my throat and my thoughts. "So, let's see what we've got.""Be careful of the first step." He held out his hand and helped me up to the front porch. He wrestled with the lock on the door and then it swung open into a clean living room. The carpet was definitely dated, and the walls needed a good coat of paint, but his modern leather and oak furniture minimized the noticeable eyesores. "Want something to drink?""Sure, whatever you're having." I glanced around, setting my purse on an end table. Typical masculine knickknacks decorated the few shelves on the walls: various sports paraphernalia, photos of Alex and his buddies, a couple of dusty mugs from a tavern in Florida.My eyes stopped on a photo of two young kids. A boy and a girl. The glass was cleaner than the rest of the photos, and the metal frame was brushed nickel rather than the standard black plastic frames on the others."That's us at Nana's pond." Alex handed me a glass of cola and picked up the frame. He took a sip of his own soda and put the frame back after a moment, snorting softly. "I shoved you into the water after she snapped the picture."I gulped. I had forgotten that part. That when Nana had lifted her camera, she'd told Alex to put his arm around me and smile. He hadn't wanted to hug me. Maybe I'd pretended all along that he liked hanging out with me.But he'd kept the picture. He'd kept it clean and prominently displayed.I took a sip of my drink and moved to sit on the sofa. The leather squeaked as I sank into the corner with a soft sigh. It was comfortable. So much so that I toed off my heels and curled my legs up underneath me. The heat of the afternoon sun streaming in the bare window behind me warmed the material, and I laid my head back for a moment and breathed deep."It's quiet here." I kept my eyes closed and smiled sadly. "I miss this."The sofa squeaked again, and the weight on the cushion next to me shifted."Me, too."For the longest time, neither of us talked. The only sound was the clinking of ice in our glasses and the occasional car driving by outside. I didn't want to move. I wished I could just curl

 The Funeral CourtshipAbandoned Childhood wishes, finally fulfilled.Based on a post by secret sexy writer. Listen to the Podcast at Connected.I had known Alex Newberry my entire life. He was the boy down the street during my childhood, the boy behind me throughout school, and the boy who I always wished would see me as more than just "one of the boys." Especially since I was a girl.But I'd never pressed for anything more. I didn't want to ruin our friendship. His family was my second family. Even his nana considered me as her granddaughter.We'd stayed in touch even after I left town to pursue a new career. Throughout the year, we would exchange Emails and sometimes the occasional text. Only at my birthday and on Christmas did I receive snail mail from him. They were always hilarious and always perfect.The day I received the small envelope in early Fall threw me for a loop. It was written in Alex's neat print and had a pre-printed return label with his address, so I knew it was from him. I just didn't know why. I was even more stunned when I slid my finger under the flap and pulled out the single sheet of paper folded in half.I had been standing by the sofa in the living room when I opened the envelope. My eyes scanned the brief note inside, and my knees gave out. I collapsed to the sofa, tears rimming my eyes.Alex's grandmother, Nana Newberry, had passed away.Visions played in my head like an old home movie. Mostly, they were of the summers swimming in the pond behind her house and the day-trips she'd invite me to go on with Alex. Both of my own grandmothers had passed away when I was still too young to remember them much. My loss was almost as deep as Alex's was.Almost.Once I'd caught my breath, I reached for my cell phone and pulled up his number. I tried to swallow my tears as I heard the line ring. I wasn't surprised to receive his voicemail. He was probably busy making arrangements and handling family."Hey, Alex. It's Jaynie. I got your letter. I'm so sorry. I'm booking a flight out tonight, and I'll be there as soon as I can. If there's anything you need, let me know. See you soon."I was already halfway to my bedroom when I clicked off the phone and shoved it into my pocket. My brain was on autopilot as I dragged my suitcase from the closet and gathered the necessary toiletries from the bathroom cabinets and drawers. I was folding socks and panties when I realized I should call the airport.Less than an hour later, I was in the backseat of a cab and leaving a message on my boss's phone telling him I would be out of town for a couple of days due to a family emergency. I arranged for a rental car and for nightly accommodations nearest to my hometown. I knew there was no place in town to stay, the population being barely just under five hundred. If anything had changed over the years, that definitely wasn't one of them.It wasn't until I was seated on the plane, the city's lights fading into dots below me that I let myself think about Nana again. I missed her hugs the most. Her squishy arms always surrounded me with such love. I felt protected. Wanted. My parents were always busy working. Nana was so much more than just an adoptive grandparent.My mind wandered, and I remembered Alex's hugs. I smiled, laughing softly at the memory of him hugging me tight with a toothy grin while Nana took our picture. Then he pushed me into the pond; with my clothes on. We were only six. But I was old enough to know that I liked Alex more than I liked other boys.I was the only girl in the neighborhood, so I either had to adapt to being a tomboy or be left out. I chose the former, much to my mother's dismay. I allowed her to enroll me in dance classes when she insisted I act more like a girl, but I secretly enjoyed playing with the boys more. I didn't mind being the Indian the cowboys always captured and tied up. Or the robber they arrested with the plastic set of handcuffs. Or even Princess Leia, when they wanted to re-enact Star Wars, especially when Alex got to be Han Solo and rescue me.I must have drifted off because the next thing I heard was the announcement to fasten our seatbelts and put seats and tray-tables in the upright position for landing. The plane was only half-full, so I was soon strolling through the nearly empty terminal and heading downstairs to collect my baggage and rental car. I grabbed a cup of coffee from the only open vendor and asked the information desk for directions to the hotel where I'd made reservations. There was nothing more I could do for Alex tonight.But once I'd reached my destination, the last thing on my mind was sleep. My accommodations were comfortable, but not even a hot shower seemed to help. I crawled beneath the covers and turned on the TV, hoping I'd just fall asleep from boredom and get some rest before the hour drive to my hometown in the morning.A ringing phone and the incessant chatter of a woman and man pulled me out of the strangest dream. I'd been fully dressed and standing by Nana's pond, but I was thirty-four years old, not six. Alex walked towards me, his hands in the front pockets of his jeans, and he flashed his toothy grin at me. I reached for his hand, and I swear I stepped forward, but the next thing I knew, I was falling backwards into the pond. I struggled to swim, the weight of my clothes pulling me underwater. Someone grabbed my hand, and then I woke up.An automated wake-up call answered my sleepy greeting, and I clumsily set the receiver back on the handset and rolled over, groaning. That's when I realized the morning news was playing on the TV. My body felt like it had been through a 5K run; or maybe it had struggled to stay above water. In either case, I dragged myself to the bathroom for another shower.I decided on a simple navy pantsuit and crimson camisole blouse. It was cool but dark enough for the funeral, yet I didn't feel completely dreary in it. Plus it emphasized my curves and long legs. Today, I felt like I wanted to be a girl in front of Alex. Not that it would matter.After securing another cup of coffee, I took a deep breath and pointed the rental car towards my hometown. I remembered where the only funeral home was, and I had plenty of time before the services started. Yet, I was suddenly nervous. I hadn't actually seen Alex in several years, despite our constant contact. I hated the fact that it took something like this to bring us together again. I promised myself that I would visit more often.The parking lot was overflowing when I finally pulled up to the funeral home. I ended up parking half a block away on a side street and walking back to the large Victorian-style house that had been converted into the place where we said goodbye to our loved ones. Trees adorned with vibrantly colored leaves decorated the front yard. It looked like something out of a Norman Rockwell painting, set right in the heart of my hometown.I joined the throng of people who had come to pay their respects, and managed to find a seat in the back of the largest room that was always used for services. The belief in the community was that our two churches were for worship and weddings. Funerals were held at Thompkins & Sons, no matter if you were Catholic or Baptist.I didn't recognize a single person near me, but I was sure that Nana had known most of the town and then some, and I'd been a teenager when I'd left for college. I settled myself in and made sure I had my tissues accessible.The service itself was lovely, and there were lots of tears from everyone. Alex even got up and made a speech at one point. While I knew I was there because of Nana, I couldn't help staring at her grown grandson. His stature had reached at least six feet. He towered over me by at least five inches.I don't remember a word he said, but I could describe him with my eyes closed. His short brown hair, his tailored black suit and tie, the dimple in his right cheek when he smiled. He had green eyes, and I could imagine them sparkling while he talked about his grandmother, the corner of his eyes crinkling with his laughter.People were standing up around me and talking, and I blinked, realizing that the service was over. I wiped at my eyes and stood, not sure what to do now. I slipped out of the row and away from the crowd. It was then that I noticed no one was by the open casket. I quietly made my way to the front of the room and stopped before Nana's permanent expression of peace.Tears tugged at the back of my throat, and I had to stop myself from reaching out to grasp her folded hands. The purple dress she was wearing went well with her silvery hair, and she looked as if she were asleep. I silently thanked her for all the good times we'd had together, for accepting me as one of her grandchildren, for making me feel wanted.I don't know how long I stood there, but I had the feeling that someone was watching me. I needed to move on. I kissed my fingertips and gently pressed them to her rubbery cheek. When I turned to leave, blazing green eyes met mine, and I gasped."Jaynie, you came."And then Alex's arms pulled me against his hard body.I wrapped him in my arms and held him tight, resting my cheek on his shoulder. I couldn't believe how good he felt. Something deep inside of me stirred, and I had to force it back down. He was my best friend. It would never be anything more than that."Of course I came. I left you a message. I took the red-eye last night.""I'm sorry, I haven't checked my phone. I hoped you'd come, but I wasn't counting on it. "I pulled away to look at his face. Our eyes met again, and I groaned inwardly. "I wouldn't have missed this for anything. She was like my own grandmother. Thank you for letting me know.""What about work?""They'll survive without me for a couple of days." I laughed and before I could wipe away my tears, his thumb brushed my cheek. I sucked back my breath and hid my surprise with a smile. "What can I do to help now that I'm here?"Alex stared at me for a moment, a lopsided grin on his face. He blinked, and then his toothy grin came out full force, dimple included. "There's a dinner at Nana's house after we go to the cemetery. Do you have a car?""I have a rental. I'm staying in Rosewood at the Holiday Inn.""Let me tell Mom and Dad I'll meet them. Do you mind driving?""No, lead the way." I smiled and even felt a little giddy when he grabbed my hand and pulled me through the crowd that was slowly filtering out the front doors. I barely had a chance to say hello to his parents before he was heading in the direction where I said I'd parked my car. And then we were pulling out to line up behind the black sedan his parents were riding in and the hearse idling before them.It suddenly occurred me to that everyone else was going to be following me. I must have looked nervous because Alex grasped my hand on the gearshift between us and squeezed it."I'm glad you're here."I swallowed heavily and turned to smile at him. He was watching me, something unreadable in those green eyes. I opened my mouth to ask him what he was thinking, but nothing came out. And then he let go of my hand and motioned that we should move.I was in a daze as I drove to the cemetery, sat through the rest of the ceremony, and climbed back into my car and drove us to Nana's house. It wasn't until we were sitting in her driveway that I felt the tears return. I hadn't been here in so many years I couldn't count them. I had been a horrible granddaughter, adopted or not."I know. I miss her, too." Alex squeezed my hand again and then got out.I swiped the back of my hand across my eyes and climbed out, automatically locking the car."No one's going to steal it," Alex laughed. It was a deep, comforting sound.I shrugged. "It's just a habit."He laughed again and wrapped an arm around my shoulders, guiding me up the drive. People were mingling on the wrap-around front porch, and the smell of fried chicken wafted out the screen on the front door.It felt and smelled like home.I had eaten my share of food and then some. At some point, Alex and I became separated amongst all the guests. I took the opportunity to sneak upstairs to use the larger bathroom. On my way back, I passed the room Nana used to sit in and work on projects. I remember her teaching me how to sew as I sat on a little cushioned stool.I smiled, knowing I could sew a button back onto a blouse or a pair of pants, but that was all now. The sound from downstairs grew fainter as I moved closer to the window on the far side of the room. The pond in the backyard glittered back under the noon sun. Weeping Willows outlined the oasis of my youth, and for a moment, I longed for those days.I longed to have Nana hug me one more time. The last time she had, I was leaving for college. She told me to be a good girl and make my parents proud. I couldn't remember the last time I'd hugged my parents. Or seen them face-to-face. We talked about once a month, but they were always traveling now that they were retired. I bit back a laugh at the irony.I wandered back downstairs, smiling and nodding at people who recognized me, although I couldn't say who they were. That was the problem with small towns, and with moving away. All of the elderly people remembered when you were born and whom your parents were, but you rarely remembered anything about them, much less their names.The crowd was smaller now, and I heard several women in the dining room and kitchen cleaning up the dishes. I hugged my arms to my chest and slowly walked down the long hallway to the back of the house. Framed photos hung on both sides of the wall, and I suddenly wished I'd had a grandmother growing up who'd had pictures of me on display. As much as Nana had tried to make me feel accepted in her home, I really wasn't a part of her family.I pushed pending tears away and stepped out the back door and down the steps to the yard. The sun was warm, and the pond beckoned me to it. I found myself standing on the small wooden dock Alex's dad had built. One of the boards was broken, and the weather had done a good job fading the stain, but otherwise it was still sturdy.A warm breeze blew up off the water, rustling through the switches on the Willow. I stretched out my arms to feel it, and took a big sigh. I hadn't felt so relaxed in a long time. While I didn't mind my job, I didn't love it. While I loved traveling, I didn't like having to do it for work.What I wouldn't give to be able to come home at the end of the day and sit out on a porch like the one at Nana's and watch the sun go down instead of watching it from the sixth-floor balcony of my high-rise in the city. To hear the sound of crickets in the evening instead of the rush of traffic.A board creaked behind me, and I spun around. Someone grabbed my hand as I stepped back, and I was suddenly back in my dream. I gasped and struggled to regain my balance. Instead of falling backwards into the water, I was jerked forward and into Alex's strong embrace."Whoa! You okay, Jaynie?"I caught my breath and swallowed, blinking away the remnants of my dream. "Yeah. Thanks. I must have slipped.""Everyone's gone home." He dropped his arms but didn't move away."I'm sorry, I didn't realize. I'll be on my way." I started to walk past him, but he grabbed my wrist."Stay." He released my hand and cleared his throat. "Please stay."I lifted my eyes to his and held his gaze. I wanted to reach out to touch him, to caress his cheek, to run my fingers through his hair. But I refrained and kept my hands at my sides. "Okay."His smile lit up his whole face, but there was a shadow in his eyes. He stared at me a moment longer and then said, "Let's go back to my place so we can talk."I blinked, realizing what he'd said, and then I brushed away any ulterior motives. Of course, we'd go back to his place. We couldn't stay at Nana's. He'd be most comfortable in his home. And I wanted to see it. I really did.We said goodbye to his parents inside, and then I followed his car across town to his small house. I parked behind him in a gravel driveway overgrown with weeds and stared at the weather-beaten boards of the house, the crooked front steps, the boards over one of the windows."It's just a rental," Alex laughed. He climbed out and ran his hand back through his hair as he headed back to my car. "I've actually been living with Nana, taking care of her. When she had to go to the hospital, I got this place. We weren't sure what to do with her house.""I'm sorry, I didn't—""It's okay, Jaynie. This place was a steal. Besides, Nana left me her house in her will, so once we clean the place out, I'll be moving back there.""What? That's wonderful! Congrats, Alex. I know you love it there." I couldn't stop myself from hugging him. Or feeling the slightest bit jealous. When our eyes met again, I stepped back and shut the driver's side door. I cleared my throat and my thoughts. "So, let's see what we've got.""Be careful of the first step." He held out his hand and helped me up to the front porch. He wrestled with the lock on the door and then it swung open into a clean living room. The carpet was definitely dated, and the walls needed a good coat of paint, but his modern leather and oak furniture minimized the noticeable eyesores. "Want something to drink?""Sure, whatever you're having." I glanced around, setting my purse on an end table. Typical masculine knickknacks decorated the few shelves on the walls: various sports paraphernalia, photos of Alex and his buddies, a couple of dusty mugs from a tavern in Florida.My eyes stopped on a photo of two young kids. A boy and a girl. The glass was cleaner than the rest of the photos, and the metal frame was brushed nickel rather than the standard black plastic frames on the others."That's us at Nana's pond." Alex handed me a glass of cola and picked up the frame. He took a sip of his own soda and put the frame back after a moment, snorting softly. "I shoved you into the water after she snapped the picture."I gulped. I had forgotten that part. That when Nana had lifted her camera, she'd told Alex to put his arm around me and smile. He hadn't wanted to hug me. Maybe I'd pretended all along that he liked hanging out with me.But he'd kept the picture. He'd kept it clean and prominently displayed.I took a sip of my drink and moved to sit on the sofa. The leather squeaked as I sank into the corner with a soft sigh. It was comfortable. So much so that I toed off my heels and curled my legs up underneath me. The heat of the afternoon sun streaming in the bare window behind me warmed the material, and I laid my head back for a moment and breathed deep."It's quiet here." I kept my eyes closed and smiled sadly. "I miss this."The sofa squeaked again, and the weight on the cushion next to me shifted."Me, too."For the longest time, neither of us talked. The only sound was the clinking of ice in our glasses and the occasional car driving by outside. I didn't want to move. I wished I could just curl

Discover powerful strategies to maximize your rental property returns and minimize costly vacancies. Learn how top investors are transforming their approach to property management, from tenant retention techniques to smart staffing solutions. Key Insights: Master the art of keeping great tenants and reducing turnover Understand when to scale your property management approach Explore innovative investment opportunities beyond traditional real estate Market Trends Spotlight: Rental demand is on the rise Emerging investment options offer unique wealth-building potential Strategic diversification is key to long-term financial success Explore alternative investment opportunities like sustainable teak forestry - a generational wealth strategy that offers: Low entry point Long-term growth potential International diversification Whether you're a seasoned investor or just starting out, these insights will help you make more informed, profitable real estate decisions. Resources: Learn more about the teak tree investment opportunity at Gremarketplace.com/teak Show Notes: GetRichEducation.com/555 For access to properties or free help with a GRE Investment Coach, start here: GREmarketplace.com GRE Free Investment Coaching: GREinvestmentcoach.com Get mortgage loans for investment property: RidgeLendingGroup.com or call 855-74-RIDGE  or e-mail: info@RidgeLendingGroup.com Invest with Freedom Family Investments.  You get paid first: Text FAMILY to 66866 Will you please leave a review for the show? I'd be grateful. Search “how to leave an Apple Podcasts review”  For advertising inquiries, visit: GetRichEducation.com/ad Best Financial Education: GetRichEducation.com Get our wealth-building newsletter free— text ‘GRE' to 66866 Our YouTube Channel: www.youtube.com/c/GetRichEducation Follow us on Instagram: @getricheducation Complete episode transcript:   Automatically Transcribed With Otter.ai    Keith Weinhold  0:01   Welcome to GRE. I'm your host. Keith Weinhold, learn how to reduce a giant operational expense that you'll have over time your tenant vacancy and turnover, including how many units you must own before you hire your own on site property manager as your employee. Whatever happened to agent commissions in light of last year's NAR settlement, then a timely update on teak tree investing today on Get Rich Education.   Mid South home buyers. I mean, they're total pros, with over two decades as the nation's highest rated turnkey provider. Their empathetic property managers use your ROI as their North Star. So it's no wonder that smart investors just keep lining up to get their completely renovated income properties like it's the newest iPhone. They're headquartered in Memphis and have globally attractive cash flows and A plus rating with the Better Business Bureau and now over 5000 houses renovated their zero markup on maintenance. Let that sink in, and they average a 98.9% occupancy rate, while their average renter stays more than three and a half years. Every home they offer has brand new components, a bumper to bumper, one year warranty, new 30 year roofs. And wait for it, a high quality renter. Remember that part and in an astounding price range, 100 to 180k I've personally toured their office and their properties in person in Memphis. Get to know Mid South. Enjoy cash flow from day one. Start yourself right now at mid southhomebuyers.com that's mid south homebuyers.com   You're listening to the show that has created more financial freedom than nearly any show in the world. This is get rich education.   Welcome to GRE from Manchester, New Hampshire to Manchester, England and across 188 nations worldwide, I'm Keith Weinhold, and you are back inside one of America's longest running and most listened to shows on real estate investing. This is get rich education. What's all that stuff really mean? I'm just another slack jawed and snaggletooth podcaster, a shaved mammal with a microphone. I'm joining you from here in London, England this week for the first time ever on the show. More on that later. Let's talk about reducing the biggest operational expense that you're ever going to have as a real estate investor, at least the one that you can exert a good measure of control over. That is reducing your tenant vacancy and turnover, that constant menace. Now, I suppose you might say that property tax is your biggest ongoing ops expense, but you've got less control over your property tax rate. So yeah, we're talking about increasing your net income by lowering your VIMTUM operating expenses. Vacancy is the V in that acronym. This is big because this can make or break your ability to have your property create positive cash flow and getting tenant turnover right both increases your income and reduces your expenses. It is springtime currently, and it's soon going to be summer, so it is the right time to talk about this. It's when there is more tenant turnover. The goal here is for you to really move the dial in increase the likelihood that your tenant is going to renew their lease. Now, sure if your tenant gets a new job out of town, they're going to move out. But if they're moving because of too many maintenance issues, well then that's something that you could have fixed. The average tenancy duration in the US over time is two to three years. And of course, that's going to be longer in single family rentals and shorter in apartments. And how long your tenant stays is driven by three factors, the price of your unit, the quality of your maintenance and the quality of your management. Let's say that your tenant moves out. To be conservative, that your vacancy period is two months between tenants. Okay, that's the turnover and the time to lease. It two months is a somewhat longish vacancy period. But come on, it happens sometimes, especially if you're going to make upgrades between tenancies and you're busy with other things in your life, if you have a move out every year at that rate, well, that is too often. That would amount. To a vacancy percentage of 14% you might think it's 17% but it isn't, because it's a 12 month vacancy plus two vacant months, all right, but if instead that tenant moves out every two years, that's just 8% vacancy, and every three years that's just 5% vacancy. Of course, if you keep your vacancy period to only one month rather than two, you can have all those numbers. You can really see how you are increasing your income by retaining the tenant. The most vital thing for you to keep in mind is that fast quality maintenance and good communication are by far the best forms of customer service that a property manager can provide, so prompt, quality maintenance. That's a retention strategy. Being a proactive helps. One strategy you can engage in is to reach out to the tenants two months before their lease is set to renew, and that's the time to give them the new lease price and ask them if they intend to stay. If they say, No, they're not, ask them why. And occasionally, you can sway them if there's been a misunderstanding in your relationship, for example, a lingering maintenance issue that hasn't been addressed, and perhaps they didn't bother to contact you about that, if nothing else, I think I mentioned this to you one time before offering a small reward, like a gift card helps. I mean, creating this sense of reciprocation is really one of the best retention tactics out there, even if the items being reciprocated aren't anywhere near equal value, like the value of a 12 month lease versus you giving them, say, a $50 gift card now, say you've tried those strategies, and none of that works, and your tenant does decide to leave, perhaps 45 days from now, but you know that you've got time in your life to turn over the unit now, and You know that you're going to be really busy with other things in 45 days. One thing that you can do then is shift your strategy to pay the tenant. Say you can pay them as little as 10 or 20 bucks a day to leave early. This way they'll vacate during a period where you've got the time to devote to the vacancy and the turnover and the showings to prospective new tenants, and that way, it's not going to linger vacant as long now, a technique like this is a little similar to an eviction, where if a tenant has violated their lease or becomes non paying, without you having to go through the length of Your court driven formal eviction process, you can pay them a lump sum to leave early. Hopefully that's not your situation, but that can come up. And I think you've heard of it before. This is known as the Cash for Keys strategy. That means to get a tenant that's made some violation against their lease, and you want to have them vacate the unit sooner. This means that you get the keys in your hand and the right to enter when you pay them to leave, rather than having to go through the not so fun eviction process and see a tenant wants to avoid a formal eviction as well, because that goes on their record, and then it can make it tough for that tenant to get rental housing elsewhere. But I dislike the Cash for Keys strategy in order to hold off from a formal eviction, because what that does is that rewards a person that violated a lease, although we know that that might also shorten your economic vacancy period, and it could actually be economically beneficial to you, Cash for Keys. It's just not ethical, though. I know it might be tempting for you, the landlord, the cash for key strategy. It rewards societally immoral behavior. Now, of course, you might be using a professional property manager that does all of this stuff for you, like I do today, but still, these are often the best practices for your manager. And I started out self managing, just like a lot of real estate investors do in the beginning, and that's where I learned strategies and techniques like this for reducing your tenant vacancy and turnover. Now, here's a really interesting question that you may not have had to ask yourself yet, but you may down the road, if you've grown your portfolio to a certain size and you're serious about reducing your vacancy and turnover expense, it might be time to ask yourself one big question, and that is for your management and maintenance. Should you use contractors, or should you start to hire your own employees? Now, if you have a small portfolio, it won't be enough work for you to keep an employee busy, so you should go with contract. Contractors. On the other hand, if you have an apartment complex with on site property management, I would definitely recommend having a make ready crew on site, because it's just so easy for them to get to and from a job site. Now, you should still maintain relationships with contractors as a backup, of course, and you should also have specialists like plumbers, electricians and HVAC people ready to call now, most investors are small and they use off site management, but if you grow big enough someday, or maybe it's two day, the important point about employees is that you really need to stay on them, because every extra hour costs you. You don't want anyone out there who's thinking that speed isn't essential, because they're like, ah, you know, I get paid by the hour. Contractors, on the other hand, they quote you or your manager a job up front. So while an extra day hurts because it's one more day you can't lease the unit, it hurts less than it does if you have your own employees. One problem with contractors is they often can't start right away, and this tends to be more true if you're self managing. See if you use a professional manager. They might have their own in house people so you can leverage their employees without having to manage employees yourself, even if your manager brings in an off site contractor, like an electrician or a plumber. Well, that contractor probably gets a lot of business from your property manager, and they have some sense of loyalty to your property manager, therefore, they're incentivized to show up on time faster than if you're trying to self manage, say, your small portfolio of five properties, and you or your tenant are the ones that call the electrician or the plumber. Well, those contractors are going to be less likely to prioritize you and your infrequent requests, and this is just another reason that I like to employ professional management and not self manage. Now, virtually no new real estate investor is going to hire their own employees, and most are never going to at all. All right, but how do you know? How would you know when it's time to hire your own property manager or your own contractor, and have them on your own payroll and you are their boss, if you've got under 20 to 30 units, all right, typically third party property management or self management with contractors, that's going to make more sense, because having a full time, dedicated employee, it's just not financially justifiable. Below 20 or 30 units, you're not going to be able to keep that employee busy. And I'm generally talking about if you have one apartment building here, or a bunch of single family rentals, only if they're in small, close proximity to each other. What about if you grow up to 30 to 60 units? All right now you're in a gray area. If the property is something that's pretty management intensive, like high turnover, or you own an older building, or you generate a lot of work orders, or you're in a challenging area. Well, at 30 to 60 units, you might justify a part time on site person. So how that could practically work in this 30 to 60 unit gray area, what you can do is have a resident manager that gets free rent, plus perhaps a small stipend from you. Okay, so that's a strategy that you can play in this gray area zone. That way they can be responsive to tenant requests, and you can keep your vacancy and turnover costs down. All right, how about when you're going even bigger and you reach 60 to 100 units. Now you're in the range where a full time on site manager or a maintenance person, starts to make financial and operational sense, because here it's 60 to 100 units. Your staffing model, it might be that you have one full time manager, they do the leasing, the tenant relations, in the admin stuff, and you'll also have a second person, a full time maintenance tech if they're needed, all right? And the final tier here, if you reach more than 100 units, oh, okay, now it is standard for you to have a full on site team. You could be in the hundreds of units. So we're talking about a property manager, a leasing agent, a maintenance lead, a groundskeeper and sometimes also a part time assistant manager. So that's it. That's the hierarchy of how, based on your portfolio size and where they're located, how you can serve tenants well and reduce your vacancy and turnover expense. Yes. All right now, what are some things that can shift those thresholds, those unit counts? Well, high rent or luxury buildings, they often need on site staff at a smaller unit count, very low rent or section eight properties, they may need more intensive oversight, buildings that have amenities, like some of these newer apartment buildings that have a pool and a gym, okay, that can trigger some more staffing needs. And if you own multiple properties that are nearby to each other, well, then you can share employees across those properties. And you've got to look at local labor costs in places like New York City, northeastern New Jersey, parts of New England, Miami or LA, those high cost places. Then breaking even on staffing. That probably takes a bigger property than those numbers that I talked about. But here, we tend to invest in those investor advantage areas, the inland northeast, the South, in the southeast, in the Midwest. Now, if you've got, say, even 50 smaller properties, but they're scattered all over the place, in multiple states, well then of course, you're not going to hire employees. A good general metric to leave you with here is that one on site employee for every 50 to 80 units that you own in the same area, that is common, that is a common industry practice in market rate multifamily apartments right now, these are pretty timeless strategies I've been talking about with you here.    As for what's happening in The market lately, I continue to slowly get more optimistic about the long beleaguered apartment market. A few weeks ago, I talked about how there's finally been greater apartment rent increases, although those rent increases are still historically low. What recently we learned that apartments are seeing a longer duration of tenancy and today, per real page, every single one of the 50 largest apartment markets has posted month over month occupancy gains, and then that's somewhat commensurate with what we're seeing on the one to four unit side, because the home ownership rate has fallen. It just fell from 65.7% down to 65.1 quarter over quarter. Now that doesn't sound like much, but that's actually a substantial drop in the home ownership rate in just one quarter. And fewer homeowners means more renters. So this basically means that the percent of Americans, renting has gone up because you just take the flip side of those numbers. So the rentership rate has essentially risen from 34.3 up to 34.9 in just one quarter. Something that completely makes sense, because we all know that home ownership affordability, especially for that first time, home buyer is lower, more renters. Is good for rental property owners. It's bringing more rental demand, more occupancy and more future pressure on rising rents. Now I want to follow up with you on a story from last year that made a lot of waves in the larger real estate world, but not so much for real estate investors. You surely remember this. That is the NAR settlement that a lot of people thought would result in lower real estate agent fees. Lowered commissions were coming. That's what everybody thought last year. Stories about that were all over the place that realtor fees are about to shrink. What's happened since then? Well, not much realtor fees, they still haven't fallen in any significant way, although the settlement was more than a year ago and this went into effect nine months ago. So to back up for a moment, in case you missed it, what happened is that a group of sellers accused the NAR, the National Association of Realtors, of inflating home costs by letting buyer side and seller side agents communicate about commission rates on the MLS home database, which only agents can see. And a jury agreed, so the NAR settled the lawsuit for over $400 million in damages, and it barred agents from sharing commission rates on those MLS databases. So that was a huge change that was expected to extinguish the globally high five to 6% realtor fee in the United States, because global averages are between one and 3% so as a result, the US real estate industry, they were bracing themselves for up to a 30% drop in the commissions that Americans pay annually in fees. But the new rules. Things have been nothing other than a big nothing burger. It only took a matter of weeks, really, for most agents to realize, you know, what did the agents do? They just simply moved their conversations off the NAR website and over to phone, text and email. That's it. Yes, that's all they did. So since that time, the average commission for buyers agents has barely budged. It ticked down less than 110 of 1% so for example, it ticked down less than 500 bucks on a 500k home that's per Redfin. So agents still expect sellers to pay five to 6% now I'm not against agents. Not only can an agent guide you through the process, what they can do is get you a higher sale price than they could have otherwise, because they really know how to market and advertise your property and reach a greater pool of buyers, but their commission rates have hardly budged. And of course, here at GRE marketplace, we typically use a direct model where agent compensation isn't priced into your properties anyway.    To review what you've learned so far today, being proactive can help reduce your tenant vacancy and turnover expense and increase your income. Prompt, quality maintenance, that is a retention strategy in itself, as can having one on site employee for every 50 to 80 apartment units. And one year later, changes at the NIR really haven't reduced aging commissions appreciably. I'm coming to you from London, England today, taking in all the top sites, Buckingham Palace and watching the changing of the guard over there, Big Ben a Thames river cruise and the London Bridge, which is actually called Tower Bridge. The real estate transaction that I'm currently involved in here is paying $550 a night to stay here at a nice hotel in the center of the city. It's right near the Thames, kind of a steep rate, and I sure didn't have to stay right in the city center, where everything is more pricey. But that's the experience that I want to have. Next week, I'll bring you the show from Edinburgh, Scotland, where I'll be paying even more for a well located hotel right on the Royal Mile, and I'll tell you how much more then I am here to boost their economies, I suppose more next, including a really timely update. I'm Keith Weinhold. You're listening to Episode 555, of get rich education.    The same place where I get my own mortgage loans is where you can get yours Ridge lending group NMLS, 42056, they provided our listeners with more loans than anyone because they specialize in income properties. They help you build a long term plan for growing your real estate empire with leverage. Start your pre qual and even chat with President Chaley Ridge personally while it's on your mind, start at Ridge lendinggroup.com. That's Ridge lendinggroup.com.    You know what's crazy? Your bank is getting rich off of you. The average savings account pays less than 1% it's like laughable. Meanwhile, if your money isn't making at least 4% you're losing to inflation. That's why I started putting my own money into the FFI liquidity fund. It's super simple. Your cash can pull in up to 8% returns and it compounds. It's not some high risk gamble like digital or AI stock trading. It's pretty low risk because they've got a 10 plus year track record of paying investors on time in full every time. I mean, I wouldn't be talking about it if I wasn't invested myself. You can invest as little as 25k and you keep earning until you decide you want your money back. No weird lockups or anything like that. So if you're like me and tired of your liquid funds just sitting there doing nothing. Check it out. Text family to 66866, to learn about freedom. Family investments, liquidity fund again. Text family to 66866.   Tom Wheelwright  24:21   this is Rich Dad advisor, Tom wheelwright. Listen to get rich education with Keith Weinhold, and don't quit your Daydream.   Keith Weinhold  24:37   Welcome back to Episode 555, of get rich Education. I'm your host, Keith Weinhold, with an episode number like 555, you would expect me to go deep with you on real estate pays five ways, but we did that five weeks ago on episode 550 with your audio masterclass right here on the show today, we're talking about something with less upside. Than say that or the inflation triple crown, and instead on reducing your downside, vacancy and turnover expense, next week here on the show, I expect to sit down with a guest that's a highly regarded financier and author of a fairly hot new finance book, Christopher Whelan, and next week's show could get really interesting, because I've heard Chris say something about how real estate prices could fall back to 2020 levels. In my opinion, that is so many levels of unlikely that happening is about as likely as your grocery bills falling back to 2020 levels. So we'll see it could turn into a debate next week with Christopher Whelan and I. He is a sharp, well informed guy that also used to work at the New York Fed. That's next week down the road, longtime and former co host of the real estate guys radio show, Russell gray will join us again here, and we'll see what he's been up to in his post real estate guys, radio life that's coming up in a few weeks. Lots of great future content here, monologs, yes, those slack jawed monologs For me, repeat guests and new guests joining in as well. Back to this week now, there's an intriguing and potentially lucrative investment that we've discussed on the show here before, and I do have a timely and crucial update about it. A little while back, I sat down with the teak operations principle when we were in New Orleans together. These are yes, those Panama teak tree plantations that so many of you have already invested in. Yes. So as it is here. I am an American in London today talking about teak trees in Panama and I interviewed our upcoming guest here when we were in New Orleans together, the teak investment has a long time horizon, because trees have to grow. There's also a low cost of entry and no loans available. This is a real estate investment. You can own the land with the title to it and the trees that grow on top of them. Historically, teak returns have been five and a half percent, which doesn't sound like much, but see it grows in board foot volume at the same time that the unit price grows. And if inflation runs high over the next 25 years, your return might be higher. But the reason that we're discussing this now is because the principal, Mike Cobb here meeting with me, he is going to mention a price, and this is key two weeks from today, on June 9, the price for the teak parcels increases substantially. I'll tell you about that shortly. So for GRE followers, you can get locked into the lower price for just two more weeks. Here's my chat from a little while back with the teak tree investment principle, and then I'll return to bring you more.    Hey, did you know that you can own a quarter acre parcel of a producing teak plantation, you own the title to the land, and you get the growth in the trees. On top of that, this is something that you can do as an investor. And teak trees are a valuable hardwood that you own, typically in Central America. So there's a very low cost of entry to this investment, and that's what attracts a lot of people to it. And I am with Mike Cobb, the CEO. He's also the author of the new book how to buy your home overseas and get it right the first time. But Mike, a lot of people are interested in the teak investment because it is so approachable. Tell us about it. Give us a general overview.   Mike Cobb  28:42   absolutely, you know, thanks for having me on. It's always nice to be with you. We're, we're having some fun here in New Orleans, which is terrific, you know, yeah, the teak plantation is something that I envisioned back in 1998 so what's that like 26 years ago? Right? And in 1999 we planted our very first 100 Acre teak plantation. Because what we thought about at the time, which has now proven true 25 years later, is that, you know, I was either going to need the money in 25 years and be really glad I did this, or I wasn't going to need the money in 25 years and I was going to be really glad I did this. You know what? I don't really need the money now, but I'm really glad I did this. And 25 years comes. And I think that's been really the challenge for a lot of people looking at teak. They're just like, ah, 25 years. It's too long, but 25 years comes. 25 years will come, and you can either have planted the trees and be ready to take this huge windfall of return, or you won't be getting a windfall return. So I think that's the challenge, the mental challenge, I think maybe an average investor has, but I know you work with superior investors because they're paying attention to what you're writing, they're watching your podcast, they're reading your newsletter. You have far superior investors than I would say, the average investor. So I think this is a great thing for folks to check out.   Keith Weinhold  30:00   All right, so you're talking about the investment timeline, from the time a tea tree seed is planted until the harvest time that can feel like quite a while. You have been doing this over 25 years, and that is key when you as an investor go offshore or go overseas to have trust in a stable company that's been around for a long time. That's why, really, you're one of the few people that I work with who are outside of the United States real estate like the teak trees.   Mike Cobb  30:25   Thank you. Yeah, we've been around for 31 years. I've been working in the region. 31 our development company is 28 years old. Our plantation is now 26 years old. 25 with the trees, but we bought the land 26 years ago. But the bottom line, you're right and and the other thing that we should care about. And you brought this up earlier, when we're kind of chatting, is country, what country are you planting trees in that you got to wait 25 years for them to mature and harvest? By the way, the Panama. By the way, Panama, and of all the countries in the region where I feel the most comfortable as an investor, Panama's yet, because Panama's got the canal. And I know people say, oh, yeah, that's right. It's a vital strategic US interest. It's a vital world interest. The Chinese care about it as much as we do. The Europeans care about it. Anybody who wants commerce to happen cares about that canal being open. And so you've got this country, Panama, that has the canal stable, economically stable, politically stable. And when starting to talk about 2550 7500, year time frames, because you own the land, you get the harvest in 25 years, you replant, and then your children get the next harvest, and your grandchildren get the next harvest. It is truly generational wealth. Stewardship   Keith Weinhold  31:41   Panama is a little bit like investing overseas with training wheels on their well developed, first Central American nation. They even use the United States dollars. They do is that familiar? Absolutely well. But as the investors thinking about investing in teak plantations, just tell us about the properties of teak wood, of all wood types. Why teak? Tell us about the value there.    Mike Cobb  32:00   Yeah, teak has been grown in plantations, starting with the British back about 400 years ago. And so you've got centuries of plantation growing of teak as a crop, right? And so you've got this incredible longevity of information and things like that. And I know some of the stats off the top of my head, since 1972 the average price of teak lumber has has risen about five and a half percent a year over a 52 year period. Talk about track record, centuries of growing as a crop, right? 52 years as a lumber commodity. Look, people been using it to make ships. Its hardness is its most valuable characteristic is an extremely hard wood. It's resistant to rot fungus, so it's used in outdoor furniture, for example, right? Some of the stuff on the Titanic they pulled up from the bottom of the ocean, you know, chairs made a teak, right? Teak. But ship builders fine furniture, outdoor furniture and and they're cutting teak down. This is so important, they are cutting teak down eight to 10 times faster than anybody in the world is replanting it. So just imagine what that does to supply and demand and prices based on just basic economics, right?   Keith Weinhold  33:13   Yeah, that is some scarcity. That is a really good point. Tell us about what you're surely interested in. What do the investor returns look like.   Mike Cobb  33:21   Yeah. So you know, to own one of these quarter acre parcels, by the way, you said it before you own the land, you get title to the land you own the trees. $6,880 that's your that's your entry. Gosh. So for less than $7,000 you own a quarter acre of teeth trees that in 25 years projected returns. We all projections right about $94,000 a little over $94,000 so 7000 turns into $90,000 over 25 years, harvest, plant the trees again, and in 25 years, your kids or your grandkids will get the next harvest, and so on and so on. It is a powerful generational wealth stewardship. In fact, right now we have what we call give the gift of teak because look, you know, you got kids, you got grandkids. What are you gonna get them? Right? I mean, they got everything they want, presumably, right? You buy them a teak parcel, right? Buy that kid, buy that grandkid, a teak parcel. What a cool idea. Oh my gosh, in 25 years, you might be gone, right, but they're gonna get this big windfall, and they're gonna thank grandma or grandpa, right for for thinking of them 25 years into the future?   Keith Weinhold  34:27   Yeah? Oh, I love that. And you're so proud about what you do. You regularly offer investor tour so that they come and see the teak. But maybe you know, for you, the investor, you're wondering, okay, if you're used to investing in us real estate, you might be making two leaps here. You'd be going from residential real estate to agricultural, and you'd also be investing in a nation outside your home country. And when it comes to those sort of questions, I think any savvy investor asks, okay, what are the risks involved with this investment? Can you tell us about that?   Mike Cobb  34:59   Yeah, sure. Look, you've got political risk, country risk, political risk, which, I think again, of all the countries in the region, Panama, dollar, economy, canal, safe, stable. So the political risk is minimal. It's there. It's real. You know, fire risk is an issue, right? Trees burn. The good thing about teak is that after about year three, they're up. And you keep them trimmed, trim all the low branches off. So fire risk really drops incredibly low after about year three or four. But ultimately, it's about professional management. We have a company called Heyo Forrestal that we hired 25 years ago, 26 years ago, actually, to help us find the land, do the analysis of the land, make sure it was good for teak. And when you hire professionals, you get professional results. I mean, we stayed with this company for 26 years now, and the guy that we met early on, a little forestry engineer, is now General Manager and partner in the business. So we've watched that business grow up alongside ours at the same time. Those relationships, you know, Dolly Parton and Kenny Rogers have a song you can't make old friends. So here we are with Jacobo and some of the Luis that we've worked with for, you know, 26 years, and the relationships matter, especially in that part of the world, but professionalism and professional management is the key, and you have that alongside the relationships. Both are important.   Keith Weinhold  36:20   yes. So we're talking about how the property manager is such an important part of your team, and you think about your single family homes or your apartment buildings. And Mike here is talking about the importance of professional management, because teak trees need a little management and pruning, and sometimes there are thinnings which can give you some income so that you don't have to wait 25 years. Correct another way in which you might not have to wait 25 years for the full harvest cycle is at times you can buy trees that are, say, already seven years old, so you can only be waiting 18 years, or that are teens, so you might only be waiting 10 years, or some things about that, those are some of the options. But Mike, before I ask you if you have any last word, if you want to learn more about this, get some information, learn more about it, and learn how to connect with Mike's team. He is one of our GRE marketplace providers, and he's the owner of that company. You can do that at gre marketplace.com/teak, any last thing someone should know about teak before they consider investing? Mike?    Mike Cobb  37:16   Yeah, well, two things you mentioned the tour. So we do run discovery tours. We have one coming up in January, end of January, two days, we go out to the plantation, the teenage teat plantation, by the way, oak, which is eight or nine more years to harvest. Then we're going to the sawmill, because all of our logs go through a sawmill to convert to lumber, which enhances the return to the investor.    Keith Weinhold  37:36   Do the teens sleep until noon? Or can we visit them   Mike Cobb  37:38   and then they're on their phones all day If we're gonna go visit them. We'll wake them up and, like, get on their phones. But here's, here's the last parting word. I think it's scary for a lot of people. It is scary. You're going overseas, you're outside of, you know, residential you're going into a new industry. You're going to a new country. The reason this works for so many people, over 1000 now, have done this, is it's such a small bite, $7,000 and if that's maybe one or 2% of your portfolio, what I hate to say, put it on the table and roll the dice, but you'll be happy you did. I'm happy I did. It's a small bite, but that international diversification is so important. And then you put it in something that's absolutely not correlated to the market. It's not correlated to us real estate. I mean, in 2008 to 2012 when real estate was dying in the US, our trees just kept growing. So non correlated, non US, right? And non residential. I think that's the reason you want to take a little tiny piece of your portfolio and put it overseas in something like teak.    Keith Weinhold  38:42   We know over the long term that it has grown in value 5.5% a year, but at the same time, it grows in volume, in the amount of board fees you're getting a crease, an increase in both unit value and volume. It's really growing a couple ways. At the same time, you've had over 1000 different individual investors invest in the teak now, several dozen, maybe even more than 100 of those have been you the get rich education follower. So again, thanks for joining me, Mike. If you want to learn more, start at gre marketplace.com/teak. I'm Keith Weinhold. I'll see you next time.    Yeah, good information from Mike there again for GRE followers, that 6880 price deadline is Monday, June 9, and then it goes to 8680, that is a 26% price increase, and this is because land and planting costs have skyrocketed. And you know, I have long wondered about when they were going to change that same lower price that they've had for a lot of years. The provider recently added a sawmill to convert logs to lumber, and that enhances investment returns. So when you inquire for more info, you can ask about that, and that could very well put them above the 94k per part. Possible projected payout. Teak, hardwood, it just has some amazing physical properties. It's not your run of the mill. Backyard. Maple, it is a real asset. Think of it as a forest that fights back against Fiat and the provider reputation and continuity are almost impeccable. They've even had the same forestry manager, yeah, sort of like a property manager for trees, because trees take things like prunings and thinnings, the same manager for all 26 years of the teak operation. In the future, I might join one of their teak investor tours in Panama, and if I do, I'll be sure to let you know so that we can meet up that might even be a GRE exclusive tour. What you really need to know now is that, again, the lower price is good until Monday, June 9, to get started or simply learn more, visit gre marketplace.com/teak, that's t, e, a, k, until next week, I'm your host. Keith Weinhold, don't quit your Daydream.   Unknown Speaker  41:10   Nothing on this show should be considered specific, personal or professional advice. Please consult an appropriate tax, legal, real estate, financial or business professional for individualized advice. Opinions of guests are their own. Information is not guaranteed. All investment strategies have the potential for profit or loss. The host is operating on behalf of get rich Education LLC exclusively.   Keith Weinhold  41:34   You know, whenever you want the best written real estate and finance info, oh, geez, today's experience limits your free articles access and it's got pay walls and pop ups and push notifications and cookies disclaimers. It's not so great. So then it's vital to place nice, clean, free content into your hands that adds no hype value to your life. That's why this is the golden age of quality newsletters. And I write every word of ours myself. It's got a dash of humor, and it's to the point because even the word abbreviation is too long, my letter usually takes less than three minutes to read, and when you start the letter. You also get my one hour fast real estate video. Of course, it's all completely free. It's called the Don't quit your Daydream letter. It wires your mind for wealth, and it couldn't be easier for you to get it right now. Just text gre 266, 866, while it's on your mind, take a moment to do it right now. Text, GRE to 66866.   The preceding program was brought to you by your home for wealth, building, getricheducation.com  

Join us as Pastor John preaches in Isaiah 53The Messiah Lowered and Exalted. 

A round-up of the main headlines in Sweden on May 23rd, 2025. You can hear more reports on our homepage www.radiosweden.se, or in the app Sveriges Radio Play. Presenter/producer: Kris Boswell

When a health scare and personal loss collided, Michelle Joy Kramer found a new path—one rooted in healing, purpose, and plants. A PLANTSTRONG retreat alum and concierge health coach, Michelle shares how she shifted from vegetarianism to a whole food, plant-based lifestyle, dramatically improving her health and inspiring others to do the same.In this episode, Michelle reveals how she:Lowered her cholesterol and improved her health in monthsNavigates social settings and restaurants with intentionUses tech tools like Garmin for accountabilityIntegrates mindfulness and meditation into client careCoaches high-powered professionals with compassion and clarityMichelle's journey is a powerful reminder that with the right mindset and support, transformation is always possible.Episode WebpageWatch the Episode on YouTubeSPECIAL Food Promo for Podcast Listeners Only!Use code: podcast10 to receive 10% off food orders at plantstrong.com Upcoming Events:Join us for our 2025 Plantstrong Retreat in Black Mountain, NC - Nov 9-14, 2025: https://plantstrong.com/pages/black-mountain-retreat Let Us Help Your PLANTSTRONG JourneyUse Code: KALE20 for $20 off Annual Subscription at https://home.mealplanner.plantstrong.com/ COMPLEMENT: Use code PLANTSTRONG for 30% off at https://lovecomplement.com/pages/plantstrong-special-offer Leave Us a Voicemail QuestionLeave us a voicemail: https://www.speakpipe.com/plantstrong Follow PLANTSTRONG and Rip Esselstynhttps://plantstrongfoods.com/ https://www.facebook.com/GoPlantstrong https://www.instagram.com/goplantstrong/https://www.instagram.com/ripesselstyn/ Follow the PLANTSTRONG Podcast and Give the Show a 5-star RatingApple PodcastsSpotify

Andy thinks the Patriots and Vrabel are not afraid of real football after voting against the ban of the tush push. Buehler vs. Lindor reminded Fitzy of the Joe Kelly Fight Club. Ted breaks down the latest story on Bill Belichick and UNC.

Ambient Songs:By CoAghttps://www.youtube.com/@co.agmusic1823Intro Theme by Swift Junai:https://www.instagram.com/swiftjunai/?hl=enhttps://www.youtube.com/channel/UC6hf5nMJ8s6LJJfFR4OQ3lghttps://open.spotify.com/artist/1PoG2b18MHocWZA8zQgWjOWriters and researchers: Jay Adamshttps://instagram.com/jayadamsdigital?igshid=MzMyNGUyNmU2YQ==Jordan Gottschick https://www.youtube.com/@DerpsWithWolves/playlists

Last year the government announced it's progressively lowering eligibility for free bowel cancer screening to 58 years old, down from 60. It also ended a pilot programme that allowed Maori and Pasifika to access bowel screening at 50. That's despite Christopher Luxon's pre-election promise to match Australia's screening age of 45 years old. Rachael Ferguson spoke to Lisa Owen. 

Should young teenagers have a say at the ballot box? Today, Social Democrats TD Aidan Farrelly is bringing forward a bill that could shake up Irish democracy, proposing the voting age be lowered to 16.Is this a good cause to increase political engagement in our system, or is this too much responsibility, too soon?Social Democrat TD for the Kildare North, Aidan Farrelly, and James Geoghegan, Fine Gael TD for the Dublin Bay South join Kieran to discuss.

As today's show begins, President Trump has just confirmed he will sign an executive order today aiming to lower US prescription drug costs.      Learn more about your ad choices. Visit podcastchoices.com/adchoices

The US and China have agreed to a 90-day truce in their trade war, suspending or cancelling the sky-high tariffs they had imposed on each other's goods since April, but underlying issues still need to be addressed over the next three months. "The devil is in the details," says Maurizio Zanardi, professor of economics at the University of Sussex. Plus, Donald Trump signs an executive order aimed at bringing down drug prices in the US to align with what other countries are paying. 

Sam Anthony from YourNews.com joins Amber May to discuss some headlines. China decides to begin negotiations with the United States over tariff's. We were told that the polar ice caps were going to melt and kill us all. Information on the truth behind the polar ice caps. Democrats want to change the civil rights act to include transgender.  Become a Citizen Journalist https://yournews.com/become-a-yournews-citizen-journalist/ Invest in Nico Ventures & yourNEWS https://issuanceexpress.com/nico-regcf/ Join Me On Telegram https://t.me/theambermayshow Podcast Like A PRO https://successfullyyouuniversity.teachable.com/courses/ Promocode Amber Discord https://discord.gg/pJ9nd8uY The Amber May Show Theme Song https://suno.com/song/87e27080-4ddb-47f7-8722-b00b251e6c84 Follow Me on Pickax https://pickax.com/azladyz Get all your My Pillow Products at a DISCOUNT www.mypillow.com/amber Use Promo Code AMBER and save up to 66% off Promo code-AMBER 800-957-2123 Get Ivermectin and hydroxychloroquine and SAVE Dr Stella Immanuel www.drstellamd.com Use Promo Code AmberMay and save Docuseries Restore Your Brain Health, Reverse the Effects of Alzheimer's https://wr374.isrefer.com/go/bhbt/amberhiliker/ Save Money When Using A Patient Advocate In The Medical System https://www.graithcare.com/?ref=Amber Take Control of Your Health & Healing! Get the full celebration of solutions that happened at Healing For The A.G.E.S. Over 20 hours of ground-breaking, life-changing, information you've never heard before, and can't get anywhere else! https://healingfortheages.com/ use promocode Amber Patriot Mobile- Free Activation When you become a Patriot Mobile member, your dollars are helping to fund our God-given right to freedom. A portion of every dollar we earn is given back to the causes that support organizations that fight for First Amendment Religious Freedom, Freedom of Speech, Second Amendment Right to Bear Arms, Sanctity of Life, and the needs of our Veterans and First Responders. https://www.patriotmobile.com/amber/ Use Promocode AMBER The Flynn Movie https://www.flynnmovie.com/ref/azladyz/ War On Truth Movie You've been told that J6 was a violent insurrection against the United States by a group of angry, fringe, MAGA supporters… What if it wasn't? What if there really was a War on Truth? https://hisglory.tv/?ref=448 Promocode MAY Patrick Byrne, the founder/CEO of Overstock.com, rose to the height of financial success and was once heralded as a Wall Street prophet. However, in 2019, Byrne seemingly slipped into madness — stepping down from his multi-billion dollar company, claiming to be a covert government asset trapped in a deadly game of political espionage https://enemywithindocuseries.com/ref/amber Promocode AMBER Is it possible with Turbo Cancers on the rise and Big Pharma's reputation at zero, that Americans are finally ready to hear the truth about Cancer? Are you ready? In the 70's a Doctor working for a National Cancer Institute discovered that Apricot seeds, which contain B-17, actually slowed the growth of tumors. https://rncstore.com/ambermay Ensure the health of the indoor air quality in your home investing in good air purifiers to eliminate pollutants and allergens, providing you with a breath of fresh air in the comfort of your home. Improve the water quality in your home by an RO or with hydrogen water https://airwaterhealing.com/#May Promocode May Supermassive Black Coffee is the dark brew that fuels the fire of rebellion, empowering free thinkers to rise against the establishment with every bold sip. Always 100% organic gourmet coffee beans Use Promocode AMBER https://www.supermassiveblackcoffee.com/ Freedom First Coffee www.FreedomFirstCoffee.com Use Promocode AMBER Freedom First Beef www.FreedomFirstBeef.com Use Promocode AMBER Delicious Cheesecakes https://belovedcheesecakes.com/ PromoCode AMBER The Commander's Artist Save 10% Promo Code Amber https://thecommandersartist.com/shop/ Lose Weight Attain Your Health Goals https://ambermay.kannaway.com/ Reverse aging with Timeless Pack www.TimelessPack.comPromocode AmberMay https://ambermay.kannaway.com/ambermay/product/MY003E?categoryid=460 Hero's Soap Save 10% with Promo Code AmberMay We Are on These Platforms Rumble https://rumble.com/c/TheAmberMayShow Odysee https://odysee.com/@azladyz:c Locals https://theambermayshow.locals.com https://yournews.com/author/amber-may/ Bitchute https://www.bitchute.com/search/?query=azladyz&kind=video CloutHub: https://clouthub.com/c/4EWXEKT9 Podbean: http://theambermayshow.podbean.com Catch Amber May Paisley Radio Wednesday 9pm (uk time) repeated Fridays at 1am (uk time) 2PM MST https://paisleyradio.com/ Catch Amber May On UG Media Fridays 10PM (UK Time) 3pm MST/5pm EST https://theug.media/wp-content/ugplayer/xlplayer.html Catch Amber May on Express Radio Station Thursday at 6pm MST/8pm EST https://live365.com/station/Express-Radio-a643 The Vera Radio Network today at 7pm ET www.mikevara.com www.Patriot-Radio.com 

Welcome to The Daily, where we study the Bible verse by verse, chapter by chapter, every single day. We are in the Gospel of Mark. Visit the website and purchase the Scripture Journal for this study so that you can follow along with us. I want to give a shout-out today to Robert Jassey from Double Springs, AL. Thank you for being a monthly partner in Project23 and helping us share the Gospel with millions as we work our way through the entire Bible. Today, we're reading Mark 2:1-5: And when he returned to Capernaum after some days, it was reported that he was at home. And many were gathered together, so that there was no more room, not even at the door. And he was preaching the word to them. And they came, bringing to him a paralytic carried by four men. And when they could not get near him because of the crowd, they removed the roof above him, and when they had made an opening, they let down the bed on which the paralytic lay. And when Jesus saw their faith, he said to the paralytic, “Son, your sins are forgiven.” — Mark 2:1-5 The room was packed. People crowding every inch, spilling out the door. But that didn't stop these four men. They showed up carrying a friend who couldn't walk—and when the door was blocked, they didn't turn around. They climbed the roof. Tore it open. Lowered him down right in front of Jesus. Because real faith doesn't wait for perfect conditions. It finds a way. Jesus saw it. He didn't just see a paralyzed man—He saw their faith. Not faith spoken. Faith acted out. Faith with sweat on its forehead and dirt under its fingernails. Faith that refuses to quit until it collides with Jesus. And what does Jesus do? He says something unexpected: "Son, your sins are forgiven." Before He heals the body, He heals the soul. Because that's how Jesus works—He goes after the real issue first. If you're waiting for the “right time” to come to Jesus, stop. If you're waiting for your "life to get cleaned up before you act," stop. Faith tears the roof off whatever stands between you and Jesus. Right now, take action and tear off your roof by praying this simple prayer with me, and watch as Jesus provides you with the real healing you need. Jesus, I don't know all the right steps to take. But I know this prayer is a step in the process. Receive this prayer as my step of faith in you. I am trusting that you will provide me with the healing I really need. Amen. If you prayed this prayer with me, and this is the first time you've taken this step, let me know in the comments by typing: "I choose Jesus!" #FaithInAction, #RoofTearingFaith, #SoulHealing ASK THIS: What's one "crowd" standing in the way of you getting closer to Jesus? How does the boldness of these four men challenge your view of faith? Where have you been waiting for perfect conditions instead of taking action? Are you seeking Jesus for surface needs—or for soul-deep healing? DO THIS: Identify one excuse you've been using to stay stuck spiritually. Name it. Then, today—take one bold, imperfect step toward Jesus anyway. PRAY THIS: Jesus, break down anything that stands between me and you. Give me a faith that's not afraid to rip the roof off if that's what it takes.  Amen. PLAY THIS: Same God.

United Kingdom correspondent Alice Wilkins spoke to Lisa Owen about a tariff deal between the UK and the United States, how criminals in the UK could face sanctions for refusing to attend court for their sentencing and how train drivers in the UK could soon be teenagers.

Welcome to the audio podcast of VIA Church Fresno, led by Pastor Jordan Diepersloot. VIA exists to build a community that is captivated by the love of Jesus and living in His truth. No matter your age, background, ideology or future, we welcome you to experience Jesus through VIA! Visit⁠⁠⁠⁠⁠⁠⁠⁠⁠ www.via.church⁠⁠⁠⁠⁠⁠⁠⁠⁠ for more information.

This is the 1st hour of Anarchy Now with Lowered Fader that aired at 8 pm April 18th, 2025 on WOZO-LP 103.9 FM Radio in Knoxville TN and streamed online at wozoradio.com WOZO is Knoxville Community Radio - The People's Radio and has no funding sources other than dj dues and listener support. No corporate "donations", no underwriting, none. Please give to help us stay on air. Our Venmo is wozofm. Thank you.

From Wall Street to Main Street, the latest on the markets and what it means for your money. Updated regularly on weekdays, featuring CNBC expert analysis and sound from top business newsmakers. Anchored by CNBC's Jessica Ettinger.

With 100,00s of dollars donated to Karmello Anthony, there is so much to unpack with this. See omnystudio.com/listener for privacy information.

Karmelo Anthony, the 17-year-old accused of fatally stabbing another student at a high school track meet in Frisco earlier this month, was released from jail Monday after his bond was significantly lowered. Anthony was released from the Collin County jail about 4:20 p.m. and put on house arrest with an ankle monitor. In other news, Sen. John Cornyn has asked the Department of Justice to investigate planned Muslim-centric neighborhoods outside of Dallas over concerns that those involved could discriminate against Jewish and Christian Texans; more than five years after the redesign of a depressed roadway on Interstate 30 that separates downtown Dallas and the Cedars was proposed by the Texas Department of Transportation, project costs have nearly tripled, growing to almost $890 million; and the Dallas Wings selected UConn star Paige Bueckers with the No. 1 overall pick in the 2025 WNBA draft on Monday night. Learn more about your ad choices. Visit podcastchoices.com/adchoices

The bond for seventeen-year-old Karmelo Anthony, the teenager accused of fatally stabbing another teen, Austin Metcalf at a track meet earlier this month was reduced on Monday morning from $1 million.See omnystudio.com/listener for privacy information.

Click here for the DRB Daily Sign Up form! TODAY'S SCRIPTURE: 1 Samuel 11-12; 1 Chronicles 1; 2 Cor 11 Click HERE to give! Get Free App Here! One Year Bible Podcast: Join Hunter and Heather Barnes on 'The Daily Radio Bible' for a daily 20-minute spiritual journey. Engage with scripture readings, heartfelt devotionals, and collective prayers that draw you into the heart of God's love. Embark on this year-long voyage through the Bible, and let each day's passage uplift and inspire you. TODAY'S EPISODE: Welcome to this episode of the Daily Radio Bible, where we're diving into day 102 of our immersive journey through the Bible with your host, Hunter. Today, we take a look behind the pages of First Samuel chapters eleven and twelve, explore the genealogies in First Chronicles chapter one, and reflect on the profound insights from Second Corinthians chapter eleven. From Saul's stirring leadership in times of crisis, to the long lineage of faith, and Paul's candid testament of strength found in weakness, each reading brings its unique perspective on our walk in faith. We'll also spend time in prayer together, seeking guidance and strength for the day ahead. So, settle in as Hunter unravels the scriptures and invites you into a deeper experience of God's word. Let's continue to open our hearts and minds to the transformative power of these ancient texts. TODAY'S DEVOTION: It's an upside-down world. Paul's being lowered in a basket through a hole in the wall outside of the city. As he's being lowered, God is lifting him up. We've been invited into an upside-down world. It's a world where those who are lowered down are being lifted up, while those who lift themselves up are being lowered from within. Paul very briefly talks about his elevated days. He reminds his readers just how elevated he was, that he was like those super apostles. But Paul wants them to know that this elevated status did nothing for his soul. In fact, he was descending from within, even while on the outside, his status was soaring high. Paul tells us that it was while he was being lowered, descending on the outside, accused and scorned and whipped and stoned and shipwrecked, hungry alone on the outside, even as he was being lowered in a basket, it was in these moments that God showed himself most present in his life. It was there that Paul knew God's strength the most. He experienced God's love most intimately when he was being lowered in that basket outside the city. It was a defining moment for Paul. God does his deepest work in our lowering, and anyone, super apostle or not, who tells us otherwise, might want to be avoided. See God in the lowering. Experience the fellowship of his suffering there. He is faithful to bring about his good purposes in all of our circumstances. And the prayer of my own heart today is that I will participate with him in faith, even in the lowering. That's the prayer that I have for my own soul. That's the prayer that I have for my family, for my wife and my daughters and my son. And that's the prayer that I have for you. May it be so. TODAY'S PRAYERS: Lord God Almighty and everlasting father you have brought us in safety to this new day preserve us with your Mighty power that we might not fall into sin or be overcome by adversity. And in all we do, direct us to the fulfilling of your purpose  through Jesus Christ Our Lord amen.   Oh God you have made of one blood all the peoples of the earth and sent your blessed son to preach peace to those who are far and those who are near. Grant that people everywhere may seek after you, and find you. Bring the nations into your fold, pour out your Spirit on all flesh, and hasten the coming of your kingdom through Jesus Christ our Lord, Amen.   And now Lord,  make me an instrument of your peace.  Where there is hatred let me sow love. Where there is injury, pardon.  Where there is doubt, faith. Where there is despair, hope.  Where there is darkness, light.  And where there is sadness,  Joy.  Oh Lord grant that I might not seek to be consoled as to console. To be understood as to understand, to be loved as to love.  For it is in the giving that we receive, in the pardoning that we are pardoned, it is in the dying that we are born unto eternal life.  Amen And now as our Lord has taught us we are bold to pray... Our Father who art in heaven, hallowed be thy name, thy kingdom come thy will be done on earth as it is in heaven, give us this day our daily bread, and forgive us our tresspasses as we forgive those who trespass against us, and lead us not unto temptation, but deliver us from evil, for thine is the Kingdom and the power and the glory forever. Amen. Loving God, we give you thanks for restoring us in your image. And nourishing us with spiritual food, now send us forth as forgiven people, healed and renewed, that we may proclaim your love to the world, and continue in the risen life of Christ.  Amen.  OUR WEBSITE: www.dailyradiobible.com We are reading through the New Living Translation.   Leave us a voicemail HERE: https://www.speakpipe.com/dailyradiobible Subscribe to us at YouTube: https://www.youtube.com/@Dailyradiobible/featured OTHER PODCASTS: Listen with Apple Podcast DAILY BIBLE FOR KIDS DAILY PSALMS DAILY PROVERBS DAILY LECTIONARY DAILY CHRONOLOGICAL  

Data firm Technomic offers a gloomy picture of restaurant sales projections for the year. Giant franchise group Sizzling Platter appears to have a buyer. And March inflation slowed more than expected.

Hour 2: Cavs' hype lowered? + Dinner hurting draft stock? + FML full 2141 Fri, 04 Apr 2025 13:58:20 +0000 aLGxcfApapyq6LtyM2p8hPz6iWFu6Ddj sports The Ken Carman Show with Anthony Lima sports Hour 2: Cavs' hype lowered? + Dinner hurting draft stock? + FML The only place to talk about the Cleveland sports scene is with Ken Carman and Anthony Lima. The two guide listeners through the ups and downs of being a fan of the Browns, Cavaliers, Guardians and Ohio State Buckeyes in Northeast Ohio. They'll help you stay informed with breaking news, game coverage, and interviews with top personalities.Catch The Ken Carman Show with Anthony Lima live Monday through Friday (6 a.m. - 10 a.m ET) on 92.3 The Fan, the exclusive audio home of the Browns, or on the Audacy app. For more, follow the show on X @KenCarmanShow. 2024 © 2021 Audacy, Inc. Sports False https://player.amperwavepodca

Charlie Weston, Personal Finance Editor with the Independent, says there has been a huge fall in personal injury claims, with the value of payouts also down, that has yet to be passed to consumers.To catch the full conversation, press the play button on this page.

On today's show Hugh and Joe ask fans if they have lowered their expectations for this season's Phillies team as well as debate the topic themselves. With interviews from the WIP Morning Show with Dave Dombrowski and Rhea Hughes live from Clearwater. And, more Eagles and Sixers talk.

Health minister Simeon Brown has announced the national bowel screening age will be lowered from 60 to 58. Cancer Society's chief executive Nicola Coom spoke to Corin Dann.

The Health Minister says higher testing rates are key to better bowel cancer outcomes. The Government is lowering eligibility for free screening to 58 from late this year. It's using funding set aside from the previous Government's plan to lower screening for Māori and Pasifika - who have worse early onset death rates - to 50. Simeon Brown says this will save more lives - but he explained they'll still pay attention to those communities. "We're also going to be doing a lot of work with Health NZ to focus on increasing the rates of testing amongst those Māori and Pasifika communities." LISTEN ABOVESee omnystudio.com/listener for privacy information.

Brock and Salk react to Bob Condotta's comments on DK Metcalf and if he is really on the trade block or not. They then debate if lowered expectations for the Mariners is a good thing. They finish the hour with a game of  Which Is Better.

Thank you for joining us for our 2nd Cabral HouseCall of the weekend! I'm looking forward to sharing with you some of our community's questions that have come in over the past few weeks…   Anonymous: Good morning! I was listening to your podcast this morning (#3283) and you mentioned you gave your dog sulforaphane to help extend his life when he had health issues. I want my dog to live forever (I'm only partially joking), so I wanted to know what dosage you used based on body weight and what other dog supplements you recommend. My dog is currently 8 1/2 heeler-aussie-shiba mix in great health (still has the energy of a puppy), where the only thing I notice with him is some benign fatty lipomas. Thanks!                                                                                                                                    Anonymous: I hope you're having a wonderful day and thanks for all you do! My latest CT scan showed an enlarged liver with mild steatosis- I eat extremely healthy (and have been for a really long time, I'm only 28 and have only had about 3-4 drinks in the past 7 years)...I think this is stemming from getting mono a year ago (I've been feeling sick ever since and have had complications, even thoigh ive been following your viral protocol). Is this possible for mono to cause this? Also is it safe to continue doing functional medicine detoxes with an enlarged liver?                                                                                    Selma: Hi doctor Cabral, I love your podcast and am very grateful for all your amazing health advice. I hope you can help me with the following: Lack of sleep is a major trigger for me. After a late night, I often feel depressed, angry, and pessimistic. It's like a dark cloud hangs over me, and I can't shake the feeling that nothing will ever get better. Thankfully, this always improves after a good night's sleep. I'm curious if there are any strategies to manage these feelings when those unavoidable sleepless nights happen. Thanks so much and have an amazing day!                                                            Jackie: Hi doc. Question about testosterone. Been on it for 7 years, shot 4 yr , cream to present Originally for hot flashes, worked fabulously, got blood every six months. Question is I took it on the days I trained using cream. When I did it for five days, I started losing hair on head and losing on legs and underarms. Lowered dose hair stops falling on head and stops growing on legs My sgbh went up steady all the years. Doc saying no big deal. Can you shed light on why the hair falls out and legs grow and vice versa L. I really like the strength and less crying. I'm also on small estradiol and progesterone Going to do the big 5 but can't just yet. In school also at present ! I have gluten and dairy sens and diagnosed Lyme and ebvThank you and I'm very glad I found you and am healing                     Rebecca: I think I may have started perimenopause in the last 2 months. I have all of a sudden gained over 20 pounds in a month. I've never had a weight problem before and I have tried to take it off and I just can't. Also, it started the same time I had glycine supplements toxicity. Which I still think since I never detoxed it out of my system it could still be a problem with my weight from what I read. Also, still have the dizzy, vomiting, nausea, anxiety, weight, sex drive dropped, not hungry, and tremors from it too. I'm 51 and wasn't experimented on by the v***ine. Also, I've never done a parasite detox and think I should but never knew which one to use. Would love your thoughts.                                   Thank you for tuning into this weekend's Cabral HouseCalls and be sure to check back tomorrow for our Mindset & Motivation Monday show to get your week started off right! - - - Show Notes and Resources: StephenCabral.com/3313 - - - Get a FREE Copy of Dr. Cabral's Book: The Rain Barrel Effect - - - Join the Community & Get Your Questions Answered: CabralSupportGroup.com - - - Dr. Cabral's Most Popular At-Home Lab Tests: > Complete Minerals & Metals Test (Test for mineral imbalances & heavy metal toxicity) - - - > Complete Candida, Metabolic & Vitamins Test (Test for 75 biomarkers including yeast & bacterial gut overgrowth, as well as vitamin levels) - - - > Complete Stress, Mood & Metabolism Test (Discover your complete thyroid, adrenal, hormone, vitamin D & insulin levels) - - - > Complete Food Sensitivity Test (Find out your hidden food sensitivities) - - - > Complete Omega-3 & Inflammation Test (Discover your levels of inflammation related to your omega-6 to omega-3 levels) - - - Get Your Question Answered On An Upcoming HouseCall: StephenCabral.com/askcabral - - - Would You Take 30 Seconds To Rate & Review The Cabral Concept? The best way to help me spread our mission of true natural health is to pass on the good word, and I read and appreciate every review!  

BUSINESS: Bank reserve ratios seen lowered to zero by 2028 | Feb. 28, 2025Visit our website at https://www.manilatimes.netFollow us:Facebook - https://tmt.ph/facebookInstagram - https://tmt.ph/instagramTwitter - https://tmt.ph/twitterDailyMotion - https://tmt.ph/dailymotionSubscribe to our Digital Edition - https://tmt.ph/digitalSign up to our newsletters: https://tmt.ph/newslettersCheck out our Podcasts:Spotify - https://tmt.ph/spotifyApple Podcasts - https://tmt.ph/applepodcastsAmazon Music - https://tmt.ph/amazonmusicDeezer: https://tmt.ph/deezerStitcher: https://tmt.ph/stitcherTune In: https://tmt.ph/tunein#TheManilaTimes Hosted on Acast. See acast.com/privacy for more information.

Shane Oliver joined Tony Jones.See omnystudio.com/listener for privacy information.

Matt Graves from American Powertrain plies us with bacon in what we consider a fair trade to get some airtime on the podcast. We cover manual transmission conversions, the automotive aftermarket industry, and secrets to marketing. Guest co-host Mike Rice does a You Review on his new 4th gen Tacoma and he and Holman concoct a signature TSP cocktail. The Truck Show Podcast is proudly presented by Nissan in association withAMSOIL, Kershaw Knives, and OVR Mag.

Valentine's day is the perfect time for us to bring out another fan favorite submission episode. Ho-rror stories just may be the OG "we listen and we don't judge." While we may not be judging, we are learning and we are doing better. We are still accepting $250 from that guy who disappeared one day to become a cowboy, though. That's not going to change. WE'RE ON CAMEO - https://www.cameo.com/ladiesandtangentsWE'RE ON PATREON - patreon.com/ladiesandtangentsMERCH - https://ladiesandtangents.kingsroadmerch.com/*NEW* SUBMIT YOUR STORIES - landtstories@gmail.comFOLLOW ALONG WITH US ON SOCIAL MEDIA - @ladiesandtangents GAZA/WEST BANK RESOURCES-https://medium.com/@scholarscoalition/for-immediate-release-u-s-4c2aecd11535https://irusa.org/middle-east/palestine/https://buildpalestine.com/2021/05/15/trusted-organizations-to-donate-to-palestine/https://www.vox.com/2015/5/14/18093732/israel-palestine-misconceptionshttps://www.goodreads.com/en/book/show/52045757

Today InPerspective with Dr. Harry Reeder February 10, 2025

Illinois State Representative John Cabello (R-Machesney Park) joins John Williams to talk about the legislation he is filing that would allow 18-20-year-olds to drink alcohol at bars and restaurants if they are accompanied by a parent or guardian. State Rep. Cabello explains why he thinks this bill would be good for business, what he’s hearing from his constituents and […]

Illinois State Representative John Cabello (R-Machesney Park) joins John Williams to talk about the legislation he is filing that would allow 18-20-year-olds to drink alcohol at bars and restaurants if they are accompanied by a parent or guardian. State Rep. Cabello explains why he thinks this bill would be good for business, what he’s hearing from his constituents and […]

Illinois State Representative John Cabello (R-Machesney Park) joins John Williams to talk about the legislation he is filing that would allow 18-20-year-olds to drink alcohol at bars and restaurants if they are accompanied by a parent or guardian. State Rep. Cabello explains why he thinks this bill would be good for business, what he’s hearing from his constituents and […]

Tobin gives us our latest headlines inlcuding the statement delivered by the HEAT suspending Jimmy Butler Brian Windhorst reports HEAT have lowered asking price Windy mentions Suns may be out on Butler trade Tobin introduces us to the 2026 pipeline dream of the Miami HEAT keep an eye out for Goran Dragic Tobin theorizes that the Miami HEAT may be making moves behind the scenes to acquire Luka Doncic Marcos Mixed Bag! Tall Time 2.0 shines in best win of the season Marcos attempts to temper his frustration with Spo for taking so long to play the trio together Aaron Glenn takes on the Aaron Rodgers situation head on

Donald Trump's pick for Secretary of Defense, Pete Hegseth, has been facing criticism for comments made about women in combat when it comes to training standards between men and women. Dave and Taylor discuss these comments, and the backlash received during Hegseth's senate confirmation hearing. The hosts also look into if men and women have different training standards in the military.   

Tonight on The Last Word: Pete Hegseth is grilled on his misconduct allegations in his confirmation hearing. And Jack Smith's report of Donald Trump's January 6 case is made public. Sen. Elizabeth Warren, Sen. Mark Kelly, Neal Katyal, and Andrew Weissmann join Lawrence O'Donnell.

It is Monday on The Rickey Smiley Morning Show Podcast. In this episode, the RSMS crew discusses a range of different topics. Wildfires continue to rage through and help comes in the form of California inmates. Over 1,000 incarcerated men have helped to put the fires out in Los Angeles as the death toll has risen and more homes were destroyed. The RSMS crew also celebrated Founders Day for members of the Divine 9, Delta Sigma Theta Incorporated. Delta Sigma Theta Inc was founded on January 13, 1913, at Howard University. Elsie Cook Holmes, the national Delta Sigma Theta president joins the RSMS crew. Also, Miami Heat star Jimmu Butler wants his child support payments lowered. The mother of Butler’s three children, who already receives $55,000 a month, wants to get an additional $10,000 a month for a nanny. All of this and more on The Rickey Smiley Morning Show Podcast. Website: https://www.urban1podcasts.com/rickey-smiley-morning-show See omnystudio.com/listener for privacy information.

We're experimenting and would love to hear from you!In today's episode of 'Discover Daily', we explore Anthropic's meteoric rise as the AI startup eyes a staggering $60 billion valuation, backed by major partnerships with tech giants and impressive revenue growth. We then uncover fascinating research about how widespread lead pollution during the Roman Empire may have caused significant cognitive decline, with evidence preserved in Arctic ice cores revealing the extent of this ancient environmental crisis.Our main segment delves into the revolutionary world of AI chips, where innovations are potentially surpassing Moore's Law's traditional limitations. We explore how NVIDIA's groundbreaking Blackwell platform and GB200 NVL72 Superchip are setting new standards in AI processing capabilities, demonstrating unprecedented performance improvements that could reshape the future of computing and artificial intelligence.From Perplexity's Discover Feed: https://www.perplexity.ai/page/roman-empire-lead-poisoning-lo-2TticnTyRcmBLAeTKfupRghttps://www.perplexity.ai/page/anthropic-eyes-60-billion-valu-kKKiArFkRFyRd9rrkEwuDAhttps://www.perplexity.ai/page/ai-chips-may-outpace-moore-s-l-HcJymVppT6CVb.t_Kyjw4QPerplexity is the fastest and most powerful way to search the web. Perplexity crawls the web and curates the most relevant and up-to-date sources (from academic papers to Reddit threads) to create the perfect response to any question or topic you're interested in. Take the world's knowledge with you anywhere. Available on iOS and Android Join our growing Discord community for the latest updates and exclusive content. Follow us on: Instagram Threads X (Twitter) YouTube Linkedin

It's the last show of the year! Hear episodes were the most downloaded in 2024 and what's in store for 2025. Thank you to all of our listeners and sponsors for the support and we will see you next year. The Truck Show Podcast is proudly presented by Nissan in association with Banks Power, AMSOIL, and EGR USA.

FF: Inflation is up & they lowered rates! The only thing you can count on the Federal Reserve doing is creating moral hazard for the banks of the US. They even said they would let inflation run “Higher for Longer.” Protect yourself by buying more hard assets faster! Holding hard assets, rather than paper assets, can help you in an inflationary environment. And, thank you to all of our listeners! Have a Happy New Year! www.RealPowerFamily.com Info@ClearSkyTrainer.com 833-Be-Do-Have (833-233-6428)

The guys finally get around to recording a podcast with a live audience over Zoom. Meet other listeners, talk trucks, cheers to trucks, and be the among the first to hear Lightning's big announcement. The Truck Show Podcast is proudly presented by Nissan in association with Banks Power, AMSOIL, and EGR USA.

Plus: Federal regulators are investigating Tesla's self-driving software after a fatal crash. And U.S. Cellular sells hundreds of millions of spectrum licenses to Verizon. Danny Lewis hosts. Sign up for the WSJ's free What's News newsletter. Learn more about your ad choices. Visit megaphone.fm/adchoices