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Keith explores how real estate strategies have shifted from the 1980s to today and explains why investors need to adapt deal structures to changing interest rates, lending conditions, and market cycles.  He highlights current opportunities in new construction and builder rate buydowns, along with the long-term benefits of fixed-rate debt.  Keith is joined by economic futurist and author Richard Vague, who challenges conventional beliefs about inflation and interest rates and explains how government intervention, war, and supply constraints shape asset prices and leverage decisions. Together, they provide a big-picture framework for understanding how today's macro environment affects real estate investing decisions. Episode Page: GetRichEducation.com/621 For access to properties or free help with a GRE Investment Coach, start here: GREmarketplace.com GRE Free Investment Coaching: GREinvestmentcoach.com Get mortgage loans for investment property: RidgeLendingGroup.com or call 855-74-RIDGE  or e-mail: info@RidgeLendingGroup.com Invest with Freedom Family Investments.  For predictable 10-12% quarterly returns, visit FreedomFamilyInvestments.com/GRE or text  FAMILY to 66866  Join Mid South Home Buyers' one-time, free live webinar featuring Keith Weinhold on September 30 at GetRichEducation.com/MidSouth to learn how Memphis' economic expansion could create new real estate investment opportunities, and have your questions answered in real time. Will you please leave a review for the show? I'd be grateful. Search "how to leave an Apple Podcasts review"  For advertising inquiries, visit: GetRichEducation.com/ad Best Financial Education: GetRichEducation.com Get our wealth-building newsletter free— GREletter.com  Our YouTube Channel: www.youtube.com/c/GetRichEducation Follow us on Instagram: @getricheducation Complete episode transcript:   Keith Weinhold  0:01   Welcome to GRE. I'm your host Keith Weinhold. Learn how dramatically real estate has changed from the 1980s through the late 2020s. We'll be sure that your approach is changing with it. Then a great guest and I discuss how war and future calamities will affect mortgage rates, inflation, and your real estate today on Get Rich Education. What if I told you that one of America's strongest cash flow real estate markets is also becoming the new brains and brawn behind AI? That city is Memphis, believe it or not. In September 30th, we're going to show you why the smart money is paying attention now, along with an investing opportunity you won't want to miss. Join me, Terry Kerr and Matthew Van Horn of Mid South Home Buyers, the largest turnkey company in Memphis with more than 6,000 homes under management, for a free live webinar, the likes of which I've never done before. We're going to look at what billions in new investment could mean for jobs, housing demand, neighborhood appreciation, and your portfolio. Everyone who attends live will also get exclusive access to the best deal terms Mid South has ever offered. Reserve your free seat at getricheducation.com/midsouth. Again, that September 30th. Don't say we didn't tell you. Save your spot at getricheducation.com/midsouth.   Speaker 1  1:35   You're listening to the show that has created more financial freedom than nearly any show in the world. This is Get Rich Education.   Keith Weinhold  1:51   Welcome to GRE from Cambridge, England, to Cambridge, Massachusetts, and across 188 world nations. I'm Keith Weinhold. You're inside Get Rich Education. You could be doing anything with your time. I'm grateful that you choose to listen to me every week. You know, real estate investors sometimes say, "Ah, there aren't any deals anymore. What they usually mean is the deal structure that they learned five years ago stopped working. There are always opportunities in real estate, but your approach changes with interest rates, lending standards, inventory, construction, government policy, and just the overall economic cycle. The best investors don't wait for yesterday's market to return. That's like someone still hoping for Blockbuster Video Store to reopen. They identify what today's market is offering instead. Just consider this historic retrospective on real estate investing from the Reagan administration to today, in 1981, the 30-year mortgage rate peaked above 18.6%. I mean, just imagine proudly telling your friends that you locked in at 17% before rates went higher. That mortgage needed its own defibrillator. By 1984, rates were still near 16%. The strategy then, the approach, was for a buyer to assume the existing owner's lower rate mortgage that they locked in a few years earlier, perhaps in the late 70s, that's how you got a good deal, assuming that existing owners lower-rate mortgage. You can't do that so easily today.   Keith Weinhold  3:50   By the late 80s and early 90s, the opportunity shifted from assuming attractive debt to buying distressed properties. The S and L crisis was upon us. Savings and loan failed lenders found themselves holding piles of distressed real estate, so investors bought foreclosures and REOs at discounts. They improved neglected buildings and then they repositioned them for income. You probably know that REO stands for real estate owned on a bank's balance sheet. All REO means is bank-owned property, but that's what you did. You found those, and then you scooped up a deal that way. As the 1990s progressed, interest rates declined, and loans also became really easy to obtain. We were tilting into the loosey-goosey easy lending environment. In the 90s, it was popular to buy an undervalued property, renovate it, raise the rent, and refinance it based on the improved value. That process later got a buzzy acronym and became known as the Burr strategy: buy, rehab, rent, refinance, repeat. By 2005, financing got more creative. This is when I was a new real estate investor. I remember obtaining what were known as 8015 five combo loans. This meant an 80% first mortgage, 15% second mortgage, and 5% down payment. You remember those? If you've been around for a while, you do. And see, this way you could avoid paying PMI, and you could control property with an astounding 20 to one leverage ratio due to that 5% down payment, but soon enough lending just got absolutely too creative and easy. The quiet lending party turned into a boisterous kegger, delivering the 2008 financial. crisis, and pretty soon I could no longer get any loans. From 2009 through the early 2010s, you could buy foreclosures and short sales at enormous discounts if you could find the loan.   Keith Weinhold  6:20   Financing was tough, but prices were super low. It might have even made sense to pay cash at that time. Fear was everywhere right after the global financial crisis. I mean, it really took courage to act when others were hiding under the bed. By 2020 and 2021, the opportunity changed from cheap property to cheap money. Mortgage rates dropped below an absurd 3% as a result of the COVID pandemic. You could lock up extraordinarily cheap debt for less than the inflation rate, and then let inflation nibble away at it like Pac-Man. Of course, a lot of us are still benefiting from that today, but that opportunity is long gone now. But it doesn't mean that deals are gone today. Where's the opportunity? One of the best ones is often found in new construction, large build. have got to keep moving their inventory as they build these homes because they have got to keep their crews busy. An unsold house for a builder-I mean-that produces as much income as an unplugged Bitcoin miner. Rather than make conspicuous price reductions, builders use their financial muscle to buy down mortgage rates for you, often in the 5% range or even lower.   Keith Weinhold  7:52   Builders might also offer you closing cost assistance, upgraded finishes, or other incentives that a single resale seller just can't match. So from the Reagan administration to today, over 45 years, the winning strategy just keeps morphing. It started out back then as assume the loan, over to buy distress, then to renovate and refi, then it was a creative financing wave, and then cheap debt, and today take the builders buy down. That's where we are. The mistake is deciding in advance what a deal is supposed to look like. The best deal structure changes, and of course, it's going to change again. The investor who keeps fighting the last war is always going to conclude that the opportunity has disappeared, but it hasn't. It's just changed clothing. Still, though, today's new purchases now-they're not as good as the deals that they were five years ago, but the best investors keep investing. They keep adding to their portfolio. It's what they've always done. Absolutely zero winning investors that are successful over time look back and say things like, "I didn't add anything to my portfolio during that 10-year span for this or that reason, the market changes, and you've got to adapt with it. That's a way to think about it. Take solace in knowing a few things. Deal structure changes over time are inevitable. And larger picture, you are investing in a product that is sustainable residential real estate in the form of long-term rentals. These entry-level properties are a scarce asset that people are going to continue to need. I mean, that's what we do here. Just compare. To the fads that we avoid around here, like NFTs, metaverse real estate, which we discussed on the show a few years ago, but said is highly dangerous, eye buying, value add apartment syndications, SPACs, or how about ICO funded altcoins? We don't chase the latest hot thing here at GRE. It is about what's sustainable, necessary, and cannot be easily disrupted by AI, and that's one reason that Get Rich Education is still standing strong after 52 episodes every year for almost 12 years now. Shortly, we're going to bring in a rather esteemed guest today on the future direction of interest rates and inflation. Interestingly, he believes that raising interest rates does not cool inflation, and that's contrary to popular belief. I'm going to press him on this and ask why, but first, our new Fed chair, Kevin Warsh. He's only been on the job a few months now.   Keith Weinhold  11:07   He is gaining a reputation for not forecasting what they're going to do ahead of time, like his predecessor had. I guess I tend to like his disposition and the way that he communicates, I sense some pragmatism with Warsh, but gosh, it often seems that a new Fed chair gets off to a well liked start, and then they do something that lots of people criticize. Like, remember in 2004, late Fed Chair Alan Greenspan suggested more borrowers could benefit from adjustable rate mortgages shortly before rates rose and ARM resets became financial landmines. In 2007, Ben Bernanke said that subprime mortgage problems were likely to be contained. Oh, right after that, they helped trigger the global financial crisis, and more recently, the Jerome Powell gaffe, which I'll mention in the interview shortly. Here's what current Fed Chair Warsh says about inflation:   Kevin Warsh  12:14   For some households, businesses, and market professionals, five years of high inflation have left a mistaken impression, that's hard to shake, that the Fed's implicit inflation target was somehow above 2% Let me reiterate, there is no soft inflation target. There is no soft implicit target, not on this committee's watch. There's only a target, and it's 2%   Keith Weinhold  12:42   It's obvious that he is serious about getting inflation back down to 2% That tends to point toward interest rate increases. Let's discuss that and more with this week's brilliant guest. This week's guest is an economic futurist keynote speaker, and he's quite a popular author. He is chair of the board of the Public School Employees Retirement System. That's the largest public pension fund in Pennsylvania. Previously, the Pennsylvania governor appointed him as the secretary of banking and securities for the Great Commonwealth of Pennsylvania, he's also the founder and president of several various organizations today, and he serves on several boards, including at the University of Pennsylvania and the School District of Philadelphia. I mean, I hardly know how he has time to do it all, but he made time for us today. Hey, it's great to welcome back Richard Vague.   Richard Vague  13:45   It's such an honor to be with you. I certainly enjoyed our last session, and it's really wonderful to be back.   Keith Weinhold  13:51   Well, and so much has changed since you were last here, Richard. First, why don't we pull back and talk to us about the general state of the national economy today, as you see it.   Richard Vague  14:04   ou know the economy was rocking along okay, and you know since you guys are such experts in real estate, I'll tell you one of the most important statistics, in my opinion, is the number of unsold homes, and by all rights, that number should be about 2 million homes. It's only about a million and a half. So there's a deficiency in our housing stock in the United States, which is, yeah, I think good news for the housing industry. It's always good to have a reason to have to grow. You may recall that in 2007, that had gotten up to four millinomes, which was a catastrophe, as we all know. So, it's the economic statistic I looked at first and most closely, and that was, you know, an okay number, and a lot of the things were going along. You know, not fabulous, but not terrible. Things were kind of moving. And all of a sudden now we have the war in Iran, and that's creating all sorts of problems for us, which you know I think you guys are concerned about. So I generally think the economy's been good, but there's a lot of dark clouds on the horizon.   Keith Weinhold  15:15   You know, Richard, I was recently sharing something remarkable with our audience. To your point, just since 2020, consider all the calamities that we've had: COVID, Ukraine, Israel, Gaza, tariffs, and the Iran War. Just since 2020, what's the result of all that? Both stocks and residential real estate are near all time highs.   Richard Vague  15:42   Yeah, well, you know, one of the things that's true is that this is something I go to in great detail in my book Paradox. But the more debt there is, the higher asset prices go.   Keith Weinhold  15:53   Yeah.   Richard Vague  15:54   You know, in the case of housing, that broadly helps middle America. In the case of the stock market, the top 10% of the country owns 87% of the stocks, so that tends to go to the wealthiest instead of to the broad population. But yeah, those two things are at highs.   Keith Weinhold  16:12   You're touching on your well-received 2023 book, The Paradox of Debt, and you know, Richard, amidst all these calamities and all this potentially unprecedented level of government intervention that we've had-you know-it makes one wonder during the next crisis, which is inevitably going to happen, will the government just step in and provide relief again? And how would that look?   Richard Vague  16:38   You know, I think that's one lesson that government has learned indelibly. Way back in 1929, in the couple of years that followed, the government did not step in, and we saw what happened. And I think there's a generation of economists that understand the role of government in a calamity, and you know it's pretty simple. You know the government comes in and crops up financial institutions as they did in 2008, simply by providing the liquidity or buying the bad assets, or the government steps in with relief checks as they did in such a massive way in 2020. But the government has learned that at least to some degree, it needs to intervene. I can't imagine that ever not being true.   Keith Weinhold  17:26   Goshmright when you think about 2020s stimulus and how emergency lending facilities were set up, you had the payment protection program, stimulus checks, mortgage loan forbearance. It's just like this government won't let the asset holders fail.   Richard Vague  17:46   Well, yeah, you know, there's failure, and then there's something that's hurtful but not quite failure. You know, I can imagine that the government will be able to prevent, in some circumstances, certain asset prices going down some amount, it's actually fairly commonplace for stocks to go down 10 or 20% I can see real estate prices going down as they have in the commercial office space. Yeah, but yes, the government will step in when those things become extreme to prevent a true calamity.   Keith Weinhold  18:19   Of course, one consequence of the interventionism is elevated inflation. I know how you've talked before about how the level of inflation is higher than most people think. For example, you'll see today's CPI numbers in the mid threes. Talk to us some more about why inflation is higher than most people think.   Richard Vague  18:41   Well, I have studied inflation, you know, fairly diligently, and inflation really relates to the constriction of supply. And if you look over the 250-year history of the United States, we haven't had that many episodes of bad inflation, and they've always related to a constriction of supply. Most of them have occurred during a war when, for obvious reasons, you know, supplies are constricted. The big 1970s episode of inflation was because OPEC, which had so much more power back in those days, acted to you know punish the United States by constricting supplies, and the price of a barrel of oil went from $4 to $40 a barrel. Yeah, between 73 and 79. COVID was another instance where inflation related to constriction of supply. That was you know people couldn't go to the meat factory to cut meat. People couldn't go to the factories to build things, so all of a sudden our supplies were decimated, and we had a short burst of very painful inflation. Well, now we've got the straight of four moves, and that is impacting the price of oil. I think it's going to impact the price of oil more going forward because. Because we've been able to rely on reserves, both the U.S. has been able to rely on reserves, and China has been able to rely on even greater reserves. And you know we haven't seen the brunt of that, but unless something's resolved pretty quickly, I think in the fall and winter we're going to see even more problematic prices there. But we know agricultural prices and even the flow of commodities like wheat are constricted by the constraints in the Strait of Hormuz and, frankly, other waterways as well. Now, one of the things the numbers that you see reported tend to underreport inflation because it looks at a year-over-year number and doesn't really capture it if it's moved up more sharply in the last month or two. So we look at it on a month-by-month. We you know we break it down about as to as many parts as you can break it down into. But PPI, which is kind of a leading indicator on the eventual CPI PPI's producer price index, it was 4.7% this last month. That would suggest to you that things which are in the mid threes now, which is more higher than we want, you know, probably trending over. Maybe not next month, but you know, over the next three to six months, I'm not going to be surprised if the number's more in the four to five range. So, yeah, I think inflation's being somewhat underreported at the moment.    Keith Weinhold  21:29   The PPI being that harbinger of consumer prices, often four to six months down the road. And Richard, the last time you were here, when it comes to checking and controlling inflation, you said something so interesting. You said that higher rates, which is typically the response in order to try to quell inflation, higher rates actually do not lower inflation, and you did not get a chance to expand on that because we ran out of time. Tell us more about why higher rates do not reduce inflation.   Richard Vague  22:05   Well, I'm going to answer that a couple of ways. One of them is higher rates don't open the Strait of Hormuz.   Keith Weinhold  22:12   Right.   Richard Vague  22:13   You can put rates as high as you want, and it's not going to open the Strait of Hormuz.    Keith Weinhold  22:16   Chairman Warsch doesn't open the Strait. Yes, he doesn't get oil produce nothing.   Richard Vague  22:20   Strait of Hormuz.   Keith Weinhold  22:21   Yeah.   Richard Vague  22:21   And so we can do all we want to on raids, which is a very blunt instrument, and it's not going to address the supply constraints that are geopolitical and war related. So, if you want to curb inflation right now, there's two things to do. One of them's you know end the war with Iran, and the other is to kind of back off a lot of these tariffs that have become so problematic. I think there's a place for tariffs. I think there's certain things China's doing that you know a call for an appropriate level of tariffs. I'm not sure we should be big tariffs on Canada and some of these other places, which have the effect of increasing the cost of our farm equipment and cars and other things like that. So, if you really want to address inflation and address the things that truly underlie inflation, and if the second way I'd answer this is to say, go look at the debt, track the data from you know 1945 or 50. You know, we really look at the post World War II period as the place we really learn things from, and over that period, increased government spending has been accompanied by reduced interest rates and reduced inflation. So, reduced interest rates and reduced inflation have gone hand in hand, and rising interest rates and rising inflation have gone hand in hand, and it's a really easy thing to look at. We've got the data on our site, but there's only been three periods where you've had big shifts in government spending and rates. They're pretty easy to look at, and there's actually empirically an inverse relationship between rising interest rates and it's the opposite of what economists tell you.   Keith Weinhold  24:09   I think, in general, economists tell us that when inflation is high, you raise interest rates because consumer spending is about 70% of the economy, and those higher rates therefore incentivize people to be savers because they're getting paid a higher yield, keeping those dollars out of the economy, and they're less incentivized to be borrowers and expand the economy that way. I think in general that's why economists say that higher interest rates reduce inflation. Do you agree with that?   Speaker 2  24:40   Well, no, I don't, and the reason I don't is because when you look at the data, that doesn't happen. These are easy things to check, and what I would say to you is that rising interest rates increase costs, and you guys know that better than anybody in the world.   Keith Weinhold  24:56   With mortgages. Yeah.   Richard Vague  24:58   What do rising interest rates do to? Cost of your mortgage.   Keith Weinhold  25:02   Everything increased substantially.    Richard Vague  25:03   It has system prices at the grocery store. Well, the grocery stores have to pay our interest for their inventory. So the more intuitive and obvious thing is that rising interest rates increase prices. And by the way, if you and I were to go look at the data right now, which I look at almost daily, that we would see periods of rising interest rates correlate to periods of rising increased costs.   Keith Weinhold  25:29   Well, I'm glad you look at history because I often say here at Get Rich Education, if you want to know what's going to happen in the future, it's easy to have a hunch, but it's more important to look at history. Can you talk to us some more about how, over the long term, higher interest rates don't suppress inflation? If that's what you're saying,   Richard Vague  25:47   yeah. The greatest rise in inflation, you know, in my lifetime was the late 1970s.   Keith Weinhold  25:55   Yeah,   Richard Vague  25:56   and for the entire time that interest rates were going up, prices and inflation were going up, and it wasn't until interest rates started coming down that inflation started coming down. So we could look at any number of periods, and if you're going to argue the opposite, you need to go find me some data.   Keith Weinhold  26:15   Okay. Well, speaking in more modern times, in the last wave of inflation that we had, the CPI peaked at 9.1% in June of 2022. This is the whole famous Jerome Powell: inflation is only transitory. Oh shoot, no, it's not. I better hike rates. He did, and then inflation came down. Is it as simple as that cause in effect, or did something else make inflation come down post COVID.   Richard Vague  26:42   Inflation came down, and it came all the way down in July of 2022. It didn't come down gradually over six, 912, 18 months. You go look at the length monthly inflation. Inflation came all the way down in July of 2022, and stay has stayed down all the intervening period until very recently with the Iran War. July of 2022 was before there was a dramatic increase in interest rates.   Keith Weinhold  27:18   Right,   Speaker 1  27:19   that's simple.   Keith Weinhold  27:21   What caused inflation to come down? Then is it because supply began to arrive on the market again?   Richard Vague  27:27   People went back to work, started building things again.   Keith Weinhold  27:30   Producing.   Richard Vague  27:32   And the problem was folks had not been able to go to the factories and make things, and so we had a you know global supply deficit. Well, the nice thing about that is that you know money incends people to scramble back to work, make things again, and you know once they start doing that, and the Fed actually produces something they call the Global Supply Chain Pressure Index. You can get it on the Fed site. If you look at it, it's supposed to be kind of at zero, and anytime supply chains are disrupted, it shoots up. And any you know, any time the opposite happens, you know there's overcapacity. It goes down, and you can see exactly when supply chains repair is happening. So go look at the. It's called the GSCPI. It's on the Fed side. You'll see that global supply chains had largely started to be dramatically repaired in the spring and summer of 2022, and naturally, supply and demand works. All of a sudden, supply starts showing up, and prices go to hell.   Keith Weinhold  28:39   We're talking with economic futurist author and Pennsylvania's governor-appointed former secretary of banking and securities Richard Vague, more when we come back on the affliction of inflation, what this means for real estate investors, and more. This is Get Rich Education. I'm your host Keith Weinhold. What if you got your mortgage loans the same place I get mine. You sure can at Ridge Lending Group NMLS 42056. They provided GRE listeners with more loans than anyone because Ridge specializes in investment property. They'll help you build a long-term plan for growing your real estate empire with leverage. Start your prequal and even chat directly with President Caeli Ridge. While it's on your mind, start at ridgelendinggroup.com. That's ridgelendinggroup.com.   Keith Weinhold  29:29   Let me ask you something: If you've worked hard to build wealth, is your money positioned to actually support your goals? A lot of accredited investors leave capital sitting in cash because it feels safe, but inflation and missed income opportunities can quietly erode its value. Freedom Family Investments offers freedom notes for investors seeking structured income backed by real estate. It's a straightforward approach built on real assets, not speculation. In full disclosure, I'm an investor myself. What I like is that their team walks you through how it all works, so you can decide if it aligns with your portfolio and income goals. Every investment carries risk, and nothing is guaranteed. But with a track record of consistent, on-time investor payouts, they built real credibility. Go to freedomfamilyinvestments.com to book a clarity call or text family to 66866. That's family to 66866.    Dolph Derues  30:31   This is the king of commercial real estate, Dolph Derues. Listen to Get Rich Education with Keith Weinhold and don't quit your daydream.   Keith Weinhold  30:45   Welcome back to Get Rich Education. We're talking with Richard Vague. Richard is the founder and president of so many organizations today. He's the author of several popular economic books. He chairs the board of the Public School employees retirement system. That's the largest public pension fund in Pennsylvania. He's in a lot of places at once, seemingly. Richard, we're talking about inflation before the break. What is the right inflation rate?   Richard Vague  31:16   Well, like I said, inflation. If you look at the entire 250-year span of the United States has it been an affliction that has affected us that often? It is political kryptonite. So when it does happen, it steers our consciousness, and it you know certainly affects your industry. But you know, if we look historically, the Fed targets 2% It's not a bad thing to target. We never really have achieved that level for any length of period. I think if you look at it over the past several decades and take out the high inflation periods, it probably has averaged closer to three. So I don't think two to 3% is an inappropriate level, and I kind of suspect it'll be a level that typifies our future once we get past, if and when we get past this more.   Keith Weinhold  32:09   Yes, not long ago, I was looking at the history of the CPI or the CPI's equivalent, and over the last 100 years, the rate is about 3.2% and we haven't hit that government-mandated 2% target, which is stated right on the Fed's website. We haven't hit that for any month in about five years now, and this asset inflation, as we know, this disproportionately enriches existing asset owners, and it widens this inequality. Something that's more recently been known as the K-shaped economy, can you talk to us some more about this exacerbating wealth inequality?   Richard Vague  32:48   Well, you hit the nail on the head. Something on the order of 80% of all the net wealth held by Americans is in the form of two things: stock and real estate. If you want to talk about wealth, it's those two things, and those two things, probably 60 or 70% of all of those in the U.S. are held by the top 10% I think it's a single-digit number of those that are held by the bottom 50% So you know, if inflation and debt growth push asset prices up over time. It is a mathematical inevitability that the rich get richer faster than those in the middle and at the bottom, and that simply means inequality will increase through time. I believe that's structural. Unless you address that in very some very specific way it will continue.   Keith Weinhold  33:43   Inflation affects real estate investors more than it does the average person because we borrow these big pools of money often at 75 to 80% loan to value, and in a sense, although we know it's bad for general society, and we do think about the K-shaped economy. Of course, inflation benefits us because it debases our debt. But even if you're not a real estate investor, even if you just own your own home, you know, Richard, I really think it begs the question: Is a 30-year fixed-rate mortgage one of the best forms of debt ever created for ordinary Americans?   Richard Vague  34:22   The 30-year mortgage, which was created, you know, that started on that path in the 1930 s for the very reasons we all know and love, which is getting Americans to own their own home, and has been, you know, a game changer for the country, and truly one of the great things that's been done, and I hope it's something that we continue to defend and preserve.   Keith Weinhold  34:46   Well, that brings up leverage and the prudent use of leverage. As real estate investors, we have this benefit of getting all these 30-year fixed-rate loans without the threat of a. Margin call being made. We're not borrowing over in the stock market. When you sign your loan documents, it doesn't say that the bank can call your note due at any time, but one could take it too far. And when it comes to debt, I think that really begs the question: Where does intelligent leverage end, and then dangerous leverage begin. What's the border?   Richard Vague  35:25   Well, you guys are experts, and I'm not. But the very simple premise is starts with not overpaying for the property to begin with. It is not an exact science, but generally speaking, I think we can tell when prices are relatively high in a given market and or a given year and relatively low, and you you'd always want to kind of be at least in the middle or somewhat on the low end before you acquire a property. So that's step number one, and then step number two is really just giving yourself a buffer, you know. We saw in the global financial crisis that real estate loans were being made in some cases at 100% of value. Yeah, and frankly, we saw at least some episodes within that folks borrowing over 100% of value, and certainly they were very happy when that happened. But we know there's zero margin for error when you do that, and perhaps even a negative margin for error when you do that. So I would think, you know, you guys know better than me, but you know, I hate to borrow it much more than like 90% of value, maybe 95% if it's a smaller asset and you have a government guarantee, and if you can do it at lower leverage, you know, 70 or 80% of value, that's not a bad thing to consider. I tend to think in the real estate world that you know I've seen many investors, particularly in the commercial space, buy things with lower leverage, 50 or 75% But then, as the asset proves itself, they work with their lender to increase the debt-to-value ratio, you know, and get more money at it over time as it becomes an increasingly proven asset. So they migrate their way from 75% to 95% over time. I think that's a logical path.   Keith Weinhold  37:20   That acronym Ninja Loans, which were popular from about 2000 to 2007, that acronym Ninja means no income, no job or assets, and you might still get a loan of 110% of the value of the property. It was profligately irresponsible. Well, Richard, in a moment, I want to ask if you have a resource that our audience can follow along with you if they would like to do so. But before I do that, do you have any last thing that you would like to talk about? Maybe something that I did not ask you, whether it has to do with the general economy or real estate or interest rates or inflations. Is there something else that we should know?   Richard Vague  38:00   What I would do is just endorse your podcast.   Keith Weinhold  38:04   Thanks.   Richard Vague  38:05   You're approaching this in a very intelligent way, and you're very empirical, and I think your listeners are doing themselves a service by continuing to follow what you do. That's a really reasonable, secure, and yet bold path towards creating wealth, then I think you're to be commended.   Keith Weinhold  38:27   Oh, I appreciate the endorsement. I'm always blown away at our following, but you have some resources worth following as well. Tell us about that.   Richard Vague  38:36   Well, we do. We have a weekly video ourselves that it's about a five-minute video, and you can go to our website, which is tycos.com. So t y c h o s.com, and you know we have data on the site. If you're a real geek, you could go in and you can look at our macroeconomic data. You know, but if you're not, you can sign up for the video, and we come out with what we hope is a short but relevant video once a week talking on some aspect of the economy, and you know we'd love to have folks join that if they're interested.   Keith Weinhold  39:10   Well, it's valuable. I suggest you, the listener, check that out. Richard oftentimes turns conventional economics on his head, just like he did with us today, talking about how if there's higher interest rates, that does not necessarily mean lower inflation. Richard, it's been valuable as always. It's been great having you back on the show.   Richard Vague  39:30   It's an honor to be with you. Keep up the great work.   Keith Weinhold  39:38   In this remote interview, I got a beautiful look over Richard's shoulders there on the screen at Center City, Philadelphia, in the ornate buildings there. I will be in that part of the nation again shortly. Big thanks to Richard Vague. If you're looking him up, it is spelled V-A-G-U-E. We've got a. A lot of terrific content coming up on the show over the next few weeks, including fresh takes on building your wealth that you've never heard before. Until next week, I'm your host Keith Weinhold. Don't quit your daydream.   Speaker 3  40:18   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  40:46   The preceding program was brought to you by your home for wealth building. getricheducation.com  

Ben Pugh of Meddlesome Brewing has led his beer company through twists and turns in the brewery business, including concerns with data center water use in the Mid-South. He joined Holly Whitfield to talk beer, his Cordova taproom and why he supports the Protect Our Aquifer advocacy group.

Join our upcoming live event at GREwebinars.com. It's called "The Seven Figure Solution" on August 27th at 8 PM Eastern. After listening to me for 12 years, learn how to finally put it all together for a coordinated, tax-efficient retirement and wealth plan.  Keith debunks alarmist predictions of an 80–95% housing crash and explains why inflation, constrained supply, and strong demand continue to put upward pressure on home prices.  He breaks down key trends in renter mobility, highlights how the AI boom is driving record-breaking rents in San Francisco, and contrasts "dopamine culture" and money maxing with GRE's philosophy of growing one's means through income property and leverage.  Keith also discusses how the Seven-Figure Solution framework helps real estate investors more effectively integrate properties, taxes, insurance, and retirement planning.  Episode Page: GetRichEducation.com/620 For access to properties or free help with a GRE Investment Coach, start here: GREmarketplace.com GRE Free Investment Coaching: GREinvestmentcoach.com Get mortgage loans for investment property: RidgeLendingGroup.com or call 855-74-RIDGE  or e-mail: info@RidgeLendingGroup.com Invest with Freedom Family Investments.  For predictable 10-12% quarterly returns, visit FreedomFamilyInvestments.com/GRE or text  FAMILY to 66866  Join Mid South Home Buyers' one-time, free live webinar featuring Keith Weinhold on September 30 at GetRichEducation.com/MidSouth to learn how Memphis' economic expansion could create new real estate investment opportunities, and have your questions answered in real time. Will you please leave a review for the show? I'd be grateful. Search "how to leave an Apple Podcasts review"  For advertising inquiries, visit: GetRichEducation.com/ad Best Financial Education: GetRichEducation.com Get our wealth-building newsletter free— GREletter.com  Our YouTube Channel: www.youtube.com/c/GetRichEducation Follow us on Instagram: @getricheducation Complete episode transcript:   Keith Weinhold  0:01   Welcome to GRE. I'm your host Keith Weinhold. An alarmist calls for a housing price crash of 80 to 95 percent. We'll listen to it. This city's rents are up 26 percent annually. The rise of dopamine culture and money maxing has made its way into personal finance. Then an invitation to join us for a special event today on Get Rich Education.   Keith Weinhold  0:29   What if I told you that one of America's strongest cash flow real estate markets is also becoming the new brains and brawn behind AI? That city is Memphis, believe it or not. In September 30th, we're going to show you why the smart money is paying attention now, along with an investing opportunity you won't want to miss. Join me, Terry Kerr and Matthew Van Horn of Mid South Homebuyers, the largest turnkey company in Memphis with more than 6,000 homes under management, for a free live webinar, the likes of which I've never done before. We're going to look at what billions in new investment could mean for jobs, housing demand, neighborhood appreciation, and your portfolio. Everyone who attends live will also get exclusive access to the best deal terms MidSeal has ever offered. Reserve your free seat at getricheducation.com/midsouth. Again, that september 30. Don't say we didn't tell you. Save your spot at getricheducation.com/midsouth.   Speaker 1  1:35   You're listening to the show that has created more financial freedom than nearly any show in the world. This is Get Rich Education.   Keith Weinhold  1:51   Welcome to GRE from Naples, Italy, to Naples, Florida, and across 188 nations worldwide. You're listening to one of America's longest-running and most listened-to shows in the real estate world. This is Get Rich Education, and I'm Keith Weinhold. Yes, the very founder of this snaggle-toothed operation right here. I'm a longtime real estate investor myself, erstwhile writer for both Forbes and the Rich Dad Advisors, serving on the Forbes Real Estate Council, you can also see my work in the USA Today and Business Insider. I'm the creator of Real Estate Pays Five Ways and the Inflation Triple Crown. Oh, after all that, really, I'm just a shaved mammal with slack jaw, a highly leveraged hominid of the landed gentry, right before I discuss the housing price crash of 80 to 95% you know, keep in mind that most people think that if you're in real estate, then you've got to be either a realtor or a landlord. I am neither a realtor nor a landlord. People also think that it takes tons of money. It does not. Now you could pursue no money down strategies, but that takes some time to learn and skill to develop. Now I was a landlord in the early years of my real estate investing, but after about six years of that, I hired a property manager and never looked back. Therefore, keeping this mostly passive, a 20 to 25 percent down payment on a carefully selected residential rental property includes ones that today can still have purchase prices below 200k. That's purchased in a geographically investor advantaged market. Okay, that is the center of what we do here because when you own property this way, now you've got the margin where you can pay a property manager to enjoy the five ways that you're paid mostly passively. Be a savvy borrower.   Keith Weinhold  4:02   Now, when you're between deals and accumulating capital to add the next piece of property to your rental portfolio, that's where you can flip and do the opposite in the short term and be a real estate lender for perhaps an eight to 10% stable return. That's what I do, rather than getting three and a half percent, which is the going rate today in a high yield savings account. So be a lender between deals in the short term, or you're a savvy borrower long term. Now the late analyst at Housing Wire, and he was also a past guest here on the show, Logan Modashami, he brought this 80 to 95% housing price crash media piece to my attention. It's in the form of a meta reel that got a lot of attention. Let's play it. I mean, this type of nonsense circulates out. It's not founded on anything substantive, and this just absolutely does not serve anybody. You've got to take this type of thing as entertainment, but it's being presented in a serious, informative way, and just listen to the basis for the claim.    Hayden Weston  5:19   The United States housing market is about to collapse 80 to 95 percent, which means that homes that were worth 1.5 million are going to be worth 300,000. The reason is simple: the U.S. housing market has reached its most unaffordable level in history. People cannot afford to buy homes, and if people cannot buy homes, the market must correct. The question is how hard the market is going to crash, not if it will. According to CPI and price history data, this is predicted to be worse than the 2008 housing bubble. We are going to see prices drop 80 to 95 percent.   Keith Weinhold  6:02   A housing price collapse of 80 to 95 percent. This is from a platform called Hayden Trades. It has got to be the worst example of trying to steal attention rather than serving people. Gosh, don't even make 20% or 50% crash predictions anymore go for far higher, I guess. He says it is according to the CPI and price history data. This doesn't even make sense. Now the low affordability mentioned that part is true, and this is what's slowed home price appreciation. But here in the late 2020s, there was more upward pressure on home prices, not downward inflationary pressure, which is rampant. That is poised to raise replacement cost because a home is a bundle of land, labor, lumber, concrete, copper, and energy. America's best job markets face land and regulatory constraints that pressures prices upward, and regulations are not easily repealed either. There's a large reservoir of sideline buyers that still want to own, and single-family home construction is woefully insufficient, keeping the supply down. Indeed, there is more upward pressure on home prices, not downward. This coming inflation wave, that's exacerbated by war, is unfortunately, or fortunately, if you're positioned, it's poised to widen the K-shaped economy where winners win bigger and losers lose more. The boat is leaving the dock. Are you on it?   Keith Weinhold  7:54   The distance between the boat and the dock just keeps increasing, and eventually you won't be able to make the leap, the jump from the boat to the dock. Now, in the near term, because we're approaching the fall season, when you hear stats about median home prices, note that prices are lower in autumn and winter than they are in spring and summer. It happens pretty much every year. Now, why is this? Well, one reason is that a lot of people don't think about is simply the fact that smaller houses get sold in the winter compared to the summer. And why would this be? This is because families with school-age children who need larger homes get their deals done in summer months before school starts. That is one reason why median home prices are higher in the summer than they are in the winter. When you look at a long-term price chart of homes, this is why you see peaks each summer and dips each winter. Now, investors like us. Now we're not buying so much for school-age children considerations, but this phenomenon affects the median prices that you see quoted in most any market. That is how that works, and why homes present better in the summer too. Green lawns, Leaves, flowers, and natural light improve curb appeal. Some say buy when the snow is flying, sell when the flowers are blooming.   Keith Weinhold  9:32   Shortly, I want to tell you about the city with rents that are up 26% year over year, and there's no end in sight to those rent increases, either. But first, there's a significant national real estate trend. Now, a lot of times, the discussion about the rental market centers around the level of rents or the vacancy rate, and those metrics sure do matter. But what about tenant retention? That is. Renter mobility rate. How long do residents stay? Well, renter mobility is down, down, down. They are not moving around. That's the big trend. Tenants are staying longer. Renters are waiting longer to buy homes than prior generations did. I mean a lot of people are beginning to wonder if their starter home will arrive before their first social security check does? The share of renters planning to move within three years that has plunged since 2019 from 57% then down to just 37% now. This is according to a national survey from the New York Fed. 57 down to 37% that plan to move within three years. Yes, this means that even after the pandemic waned, renters plan to stay in place longer. Everyone is staying put longer, and what exactly is keeping all of those moving boxes in storage? You guessed it. Buying their own home is more difficult to afford. It's kind of like an obstacle course where the down payment is waiting at the finish line, which is a long ways away. It's like an ultra marathon. This decline in renter mobility. This is obviously good news for income property owners and landlords because vacancy and turnover are our greatest expenses. People are paying more.   Keith Weinhold  11:39   You know, it's interesting that many are staying and put because a lot of renters often pay three to 5% annual renewal increases, especially in single-family rentals. Among apartment dwellers, there are currently more move-ups than move downs. People willing to spend a little more, and part of this is because a lot of people have just simply given up, completely given up on buying a home, choosing instead to fritter away their money on DraftKings parlays, couchie predictions, meme coins, burritos whose delivery fees cost more than the burrito, and a dozen forgotten subscriptions quietly feeding on their checking account. Yeah, a lot of people have just given in. Besides falling renter mobility, there is also falling homeowner mobility. One reason it has fallen is due to the well-documented mortgage rate lock-in effect. But mobility is down among both groups, among renters and homeowners, for a few different reasons. Like I've mentioned in previous shows, America is aging, and older people move less. Remote work means people don't have to move for a job, and housing inventory remains limited. This means that there are few attractive alternatives to move into, whether you're a homeowner or a renter. Those are some reasons as to why mobility is down for both groups. And the New York Fed analysis shows that renter mobility it is especially weak among that subgroup that believes that they will never own a home. I mean, this group of people really isn't moving. They are staying in place even longer. This group that believes that they will never own a home, and this is a skew toward lower income renters for sure, but even upper income renters are staying longer. You know, I own a lot of single family rental homes myself, and I'm just thinking now, I can't even remember the last time someone's moved out. It might be over a year since anyone has moved. The average renter's perceived chance of ever owning a home that has fallen, and this is significant for investors. Okay, that percent of renters that ever hope to own a home has fallen from 52% back in 2015 down to just 35% last year. 52% down to 35% The amount of renters that think they'll ever own a home. Both single-family rental and apartment renters are staying longer. This is both types, and it's not because these renters stop wanting homes. About two-thirds say that they would prefer to own if they had the money to do so. This is substantial. The drop in American mobility rate. I mean, that part is actually decades long, and this seems to catch people off guard. A lot of people falsely believe that people are moving more often, and that's something I've touched on before. This deeply hurts.   Keith Weinhold  15:00   Certain industries like moving companies, furniture stores, and yes, real estate agents—all these groups of people have got to be wondering where did everybody go? The answer is nowhere. Apparently, they are not going anywhere. So the bottom line here, with this lack of mobility, is that renters feel locked out, owners feel locked in, and landlords feel locked up with their tenants staying longer. Although this is good news for landlords and investment property owners, you know there is one thing to be careful of amidst these longer tenant stays, and that is, well, say you buy a rental property with an existing tenant in place that's been there for a while, it's more likely then that that tenant is paying below market rent, and why would that be? Well, because generally, the longer a tenant stays, the more likely it is that the previous landlord gave them a break on the rent. Now, why does that happen? Well, landlords can get lazy about bumping up the rent, and see what's really going on is that the previous landlord, perhaps the person you bought the property from, they themselves bought the property at a much lower price years ago than you did today, and therefore their mortgage payment is lower, and therefore the lower rent was able to cover their mortgage payment. So they weren't too worried about it. But if you're buying at today's prices, well, then you cannot stand for yesterday's rent amount, and that's why it's more likely that you need to bump up the rent to market rent. Although national rent growth is pretty flat, San Francisco continues to rewrite its record book per Zumper's national rent report.San Francisco's one-bedroom rent is up 23% year-over-year to 4,180 bucks, and two-bedroom rent is up 26% to over 6K, 6,020 dollars for the median rent in a two-bedroom San Francisco apartment-the first time they've ever topped 6K there. Yes, the city continues to lead the nation in annual rent growth, and even ahead of New York City for two bedrooms. That's because this is where the growth of the AI industry has collided with a supply-constrained housing market, high demand over low supply. I mean, you might remember that San Francisco was hit especially hard by the pandemic, but its bounce back has been amazing. Even beleaguered San Francisco office buildings are filling up again amidst the AI boom. Now, the Bay Area's previous tech boom back a while ago that was led by tech giants like Facebook, Apple, and Google. All right, that boom was largely concentrated in these sprawling suburban office parks in Silicon Valley. Now Silicon Valley is not in San Francisco. It is depending on just where you're going, perhaps 60 minutes south of San Francisco proper. But see, this time the city limits San Francisco finds itself as the epicenter because a lot of the newest, biggest names in tech like Anthropic and OpenAI, they are headquartered in the very same city neighborhoods that were struggling with occupancy just a few years ago, and see a big part of what's going on, and there's a lesson in this for you as when a lot of other cities built like Phoenix and Austin did, San Francisco did not, and what's interesting is that the publication, the San Francisco Standard, it reported that get this last November a two-bedroom apartment overlooking Alamo Square was advertised for $5,000 per month. That was already 30% above San Fran's median two-bedroom rent at the time, but despite that fact, so many people attended the open house that the property manager had to divide them into two touring groups. Qualified applicants were then emailed and told to submit their best offer of rent. Okay, basically an invitation to a bidding war here. One tech worker and her roommate bid $5,100. Management responded that they had reached the second round and invited them to increase their bid again, and they declined to increase their bid and they lost the apartment. Those. Same article reported that an even more extreme marina neighborhood example, the winning renter offered substantially above asking price, six months upfront rent, and twice monthly professional cleaning. What kind of prospective tenant offers their landlord professional cleaning? I've surely never had it happen. That and bidding wars are now taking place for San Francisco rentals. Could an AI surge and a lack of supply make anything like that happen in your rental market? That remains to be seen, and probably not to that extent. I've got more for you straight ahead, including the trend of money maxing. I'm Keith Weinhold. You're listening to episode 620 of Get Rich Education. What if you got your mortgage loans the same place I get mine? You sure can at Ridge Lending Group NMLS 42056. They provided GRE listeners with more loans than anyone because Ridge specializes in investment property. They'll help you build a long-term plan for growing your real estate empire with leverage. Start your prequal and even chat directly with President Chaley Ridge while it's on your mind. Start at RidgeLendingGroup.com. That's ridgelendinggroup.com. Let me ask you something: If you've worked hard to build wealth, is your money positioned to actually support your goals? A lot of accredited investors leave capital sitting in cash because it feels safe, but inflation and missed income opportunities can quietly erode its value. Freedom Family Investments offers freedom notes for investors seeking structured income backed by real estate. It's a straightforward approach built on real assets, not speculation. In full disclosure, I'm an investor myself. What I like is that their team walks you through how it all works, so you can decide if it aligns with your portfolio and income goals. Every investment carries risk, and nothing is guaranteed. But with a track record of consistent, on-time investor payouts, they built real credibility. Go to freedomfamilyinvestments.com to book a clarity call, or text family to 66866. That's family 266866.   Keith Weinhold  17:22   Although national rent growth is pretty flat, San Francisco continues to rewrite its record book per Zumper's national rent report. San Francisco's one-bedroom rent is up 23% year-over-year to 4,180 bucks, and two-bedroom rent is up 26% to over 6K, $6,020 for the median rent in a two-bedroom San Francisco apartment-the first time they've ever topped 6K there. Yes, the city continues to lead the nation in annual rent growth, and even ahead of New York City for two bedrooms. That's because this is where the growth of the AI industry has collided with a supply-constrained housing market, high demand over low supply. I mean, you might remember that San Francisco was hit especially hard by the pandemic, but its bounce back has been amazing. Even beleaguered San Francisco office buildings are filling up again amidst the AI boom. Now, the Bay Area's previous tech boom back a while ago that was led by tech giants like Facebook, Apple, and Google. All right, that boom was largely concentrated in these sprawling suburban office parks in Silicon Valley. Now Silicon Valley is not in San Francisco. It is depending on just where you're going, perhaps 60 minutes south of San Francisco proper. But see, this time the city limits San Francisco finds itself as the epicenter because a lot of the newest, biggest names in tech like Anthropic and OpenAI, they are headquartered in the very same city neighborhoods that were struggling with occupancy just a few years ago, and see a big part of what's going on, and there's a lesson in this for you as when a lot of other cities built like Phoenix and Austin did, San Francisco did not, and what's interesting is that the publication, the San Francisco Standard, it reported that get this last November a two-bedroom apartment overlooking Alamo Square was advertised for $5,000 per month. That was already 30% above San Fran's median two-bedroom rent at the time, but despite that fact, so many people attended the open house that the property manager had to divide them into two touring groups. Qualified applicants were then emailed and told to submit their best offer of rent. Okay, basically an invitation to a bidding war here. One tech worker and her roommate bid $5,100. Management responded that they had reached the second round and invited them to increase their bid again, and they declined to increase their bid and they lost the apartment. Those. Same article reported that an even more extreme marina neighborhood example, the winning renter offered substantially above asking price, six months upfront rent, and twice monthly professional cleaning. What kind of prospective tenant offers their landlord professional cleaning? I've surely never had it happen. That and bidding wars are now taking place for San Francisco rentals. Could an AI surge and a lack of supply make anything like that happen in your rental market? That remains to be seen, and probably not to that extent. I've got more for you straight ahead, including the trend of money maxing.   Keith Weinhold  20:46   I'm Keith Weinhold. You're listening to episode 620 of Get Rich Education. What if you got your mortgage loans the same place I get mine? You sure can at Ridge Lending Group NMLS 42056. They provided GRE listeners with more loans than anyone because Ridge specializes in investment property. They'll help you build a long-term plan for growing your real estate empire with leverage. Start your prequal and even chat directly with President Caeli Ridge while it's on your mind. Start at ridgelendinggroup.com. That's ridgelendinggroup.com.   Keith Weinhold  21:23   Let me ask you something: If you've worked hard to build wealth, is your money positioned to actually support your goals? A lot of accredited investors leave capital sitting in cash because it feels safe, but inflation and missed income opportunities can quietly erode its value. Freedom Family Investments offers freedom notes for investors seeking structured income backed by real estate. It's a straightforward approach built on real assets, not speculation. In full disclosure, I'm an investor myself. What I like is that their team walks you through how it all works, so you can decide if it aligns with your portfolio and income goals. Every investment carries risk, and nothing is guaranteed. But with a track record of consistent, on-time investor payouts, they built real credibility. Go to freedomfamilyinvestments.com to book a clarity call, or text family to 66866. That's family 266866.   Robert Kiyosaki  22:26   This is our rich dad, poor dad author Robert Kiyosaki. Listen to Get Rich Education with Keith Weinhold, and there is I respect Keith. He's a very strong, smart, bright young man.   Keith Weinhold  22:47   Welcome back to Get Rich Education. I'm your host Keith Weinhold. The rise of quick hit dopamine culture has definitely hit the personal finance world, and this is not a good trend for a lot of Gen Zers, who are those age 14 to 29, sports gambling is increasingly a part of what they think is financial planning. A recent survey from the wealth management platform Betterment shows that 26% of Gen Zers, more than one in four, then consider sports gambling as part of a deliberate long-term financial strategy. If you think that's bad, more than half of Gen Zers, 52% say they've rerouted funds from investment over to sports betting in the past year, and that's versus just 24% of all Americans. Yes, the rapid legalization of sports gambling means it's never been easier to bet your whole paycheck that the Mets are going to lose 100 games this season. When a prediction market or a sports book starts to feel like a retirement strategy, we have a problem, and this is congruent with the rise of dopamine culture across all of society, where we've gone from playing sports, then to watching sports, and now to gambling on sports. In the kitchen, it's where we've gone from home cooking to leaving and getting fast food, to ordering Uber Eats, it's where media has gone from film and TV to streaming shows, and now with dopamine culture, it is watching reels. It's how shopping has gone from first high street shopping, then to Amazon and now to the TikTok shop. It's how communicating with people. It's gone from handwritten letters to sending emails to Snapchats. It's how we've gone from newspapers to breaking news to rage bait. As far as what we listen to for music, this rise of dopamine culture-it used to be vinyl records, and then Spotify playlists, and now it's trending sounds.   Keith Weinhold  25:11   It's gone from finding love to casual dating to infinite swiping. How about the way we look at and share photos? It's gone from photo albums to camera rolls to Instagram stories, and how about the way we access information with this rise of dopamine culture? It's gone from libraries to Google to Chat GPT, and that brings us to money maxing. Okay, yes, here in our finance world, the rise of dopamine culture has led to this. Yes, that is apparently a word now. Money maxing-it's all one word with 2x's. It sounds like something invented by a 22-year-old who's got three credit cards, three hoodies, and one fork. Okay, but money maxing-that is one of the newest personal finance trends spreading across social media. Now, the maxing stuff in that whole suffix that first became popular through terms like looks maxing, which means trying to maximize your physical appearance, whether you're male or female, and now people are sleep maxing, health maxing, career maxing, and I guess it was just inevitable until they were money maxing. And what it really means is optimizing your financial life so that every dollar works harder for you. That could include using a high yield savings account, earning credit card points and rewards, automating your investments, negotiating bills, and eliminating wasteful spending-eh, in other words, it's just another internet reinvention of financial responsibility. I mean, your grandparents just called it being sensible.   Keith Weinhold  26:58   Now, I do like the fact that young people are talking about money. I mean, as we've covered before, financial education is desperately needed. Schools will teach you about the parts of a biological cell, but surely not how to read a mortgage statement. So you can graduate knowing that mitochondria are the powerhouse of the cell, while believing that a tax refund is free money from the government. So you know, directionally, money maxing is good, but see, it usually only focuses on one side of the equation. That's the problem with money maxing. It only focuses on spending less. And here at GRE we take a different approach. The old financial advice is live below your means, and GRE's philosophy is grow your means. You should only live below your means earlier in your financial life when you sort of have to and you need to form capital for investments. But grow your means so that you can have the means to do things. I mean, that is the point of financial betterment.   Keith Weinhold  28:09   Long term, financial betterment is certainly not sustainable by saving money by getting a haircut at home, only watching men's fast pitch softball at the Moose Lodge because it's free instead of going to a Major League Baseball game, saving $120 on air tickets by adding an extra layover on your trip itinerary, or a buy one get one free deal on Hillshire Farm Bacon. Now, of course, you shouldn't waste money if you're paying for six streaming services and you're only watching one. Well, cancel the others. If you carry a credit card balance at 24% surely extinguish that financial dumpster fire. But you cannot shrink your way to an extraordinary life. There is a floor beneath how little you can spend, there is no ceiling above how much value you can create for others. You can cancel your coffee, you can stop eating out, you can turn down the thermostat until your living room feels like a meat locker, but eventually there is nothing meaningful left to cut. That is the weakness in traditional money advice. It treats personal finance like a sinking ship, and it just hands you a bucket. Growing your means is building a bigger ship. The most powerful form of money maxing is not squeezing another 2% off your grocery bill. It is increasing your income. It is acquiring productive assets and creating systems that pay you repeatedly. I mean, saving 20 bucks is fine. Creating another income stream can continue for. Years. This is the difference between subtraction and multiplication. Most money-maxing advice really isn't different than that conventional advice. It's living in the world of subtraction. Cut this. Cancel that. Buy the generic cereal. Drive across town to save 12 cents per gallon. Hey, congratulations! You just spent 40 minutes of your finite life to save $2.80. Real wealth is built through multiplication. Multiply your income, multiply your skills, multiply your relationships, learn a new system, multiply the number of people you serve with rental property, and then multiply your money through productive assets. Now, this does not mean to spend recklessly. Growing means is not permission to inflate your lifestyle every single time your income rises, but it means directing more attention toward expansion than deprivation.   Keith Weinhold  30:59   Ask yourself a better question. Instead of asking how can I save another $100 this month, ask how can I create another $1,000 of monthly income. That very question activates a completely different part of your brain. Now maybe you develop a valuable skill. Maybe you negotiate your compensation. Maybe you start a business. Maybe you acquire an income property. Maybe you turn knowledge, intellectual property, or an audience into a recurring revenue stream. You start looking for leverage rather than looking for coupons and leverage, that is the real engine of what money maxing ought to be. Leverage means accomplishing more with less of your personal effort, and there sure are a lot of forms you can leverage other people's time. You can leverage systems and technology. We're going to talk about a system later here. You can leverage media where one message reaches 1000s or millions of people, and in real estate, you can leverage other people's money. You can scale. A few weeks ago, here I discussed four different types of scale. Real estate investors can get them all at the same time. If you remember, they are financial leverage, like with the five ways. There's operational leverage, there's geographic leverage, and finally replication. You use a relatively small down payment to control a much larger asset while your tenant pays you rent, that income helps cover the property's expenses and mortgage, and over time, inflation tends to lift rents and property values. While your fixed rate debt becomes easier to repay with diminished dollars, I mean that is real money maxing right there. In fact, GRE's real estate pays five ways framework might be the ultimate money maxing system. One property can produce cash flow; it can appreciate. Your tenant can gradually amortize your loan for you. You get the tax benefits, and inflation can transfer wealth from the lender to you through your fixed rate debt, five simultaneous financial benefits attached to one asset. Oh, and we're going to take that and compare that with saving 50 cents on toothpaste. Now, both things technically do improve your finances, but they don't even belong in the same zip code.   Keith Weinhold  33:41   Now, none of this means that every leveraged property is a good investment. In fact, leverage amplifies outcomes. A well-selected, properly financed property is going to accelerate your wealth creation. But a bad deal with thin reserves-hey, that can accelerate your introduction to an attorney. Money maxing still requires judgment. You want durable income, adequate liquidity, responsible underwriting, and you want to have enough reserves to withstand the inevitable surprise. Because every rental property eventually introduces you to something that is leaking, squeaking, or perhaps refusing to pay. The goal is not to optimize every dollar so aggressively that your financial life becomes fragile. And really, that is an important warning about all forms of maxing. Optimization can go too far. Someone might transfer money among five banks to chase these tiny promotional yields, and open 12 credit cards for bonus points, and then monitor every purchase with the intensity of airport security. Okay, I mean technically they're optimization. Their money, but they're also turning their life into like an unpaid accounting internship. Your money should create freedom, not become another demanding employer. Effective money maxing focuses on the big levers first. Get some big wins. Increase your earned income. Own those productive assets. Use good debt prudently. Reduce taxes legally. Protect yourself against catastrophic losses. Maintain liquidity, and then optimize the smaller expenses. Do not spend three hours clipping coupons while ignoring a poorly structured $400,000 mortgage. You do not congratulate yourself on saving $9 on lunch while leaving 50k idle in an account that earns almost nothing. So we don't obsess over credit card points while carrying a balance because paying 24% interest to earn 2% cash back is not money maxing. That is like arithmetic getting mugged in an alley. And there's also an important difference between looking rich and becoming wealthy. Social media rewards visible consumption on things like cars, watches, first-class seats, rooftop dinners, actual wealth-that's something that's often invisible. It is the rental property quietly producing income. It is the ownership stake compounding in the background. It is the tax strategy that's never going to appear in a photograph, and it is the growing gap between what you earn and what you need to live.   Keith Weinhold  36:46   The person displaying the most wealth can have the least. The person saying very little might own the building. So yes, embrace money maxing. Know where your money goes. Eliminate the waste. Negotiate recurring expenses, automate your good decisions, and make your dollar purposeful. Each dollar, but don't stop with living below your means because that is only financial defense. Growing your means is financial offense. Saving money can make you more secure. Owning productive assets-that's what can make you free. The highest form of money maxing is not becoming the world's most efficient consumer. It is making the transition from consumer to owner. Own businesses, own equities, own real estate, own assets that produce value while you sleep, travel, or spend time with the people that matter to you. Because your time is limited, and yet your appetite for generic cereal is also limited. But your ability to create value, acquire assets, and grow your means. That is far less limited. Live below your means if you must, but don't stay there. Grow your means. That is true money maxing. And the number one reason that people don't acquire wealth. Do you know what it is? It's that it simply does not occur to them that they can.    Keith Weinhold  38:24   That is what Brian Tracy said. That is so incredibly simple, and it's true. If you want a money max, you need to have a great system. Let me tell you about a system called the Seven Figure Solution. Now you've been listening to me weekly for almost 12 years here, which I'm immensely grateful for. You've been earning money, investing well, and here with the seven-figure solution, you're going to be able to finally see how it all goes together. It's about making sure that your real estate and other assets appropriately fund your retirement in a way that gives you protection against market downturns, a tax advantage pool of liquidity, the death benefit of a life insurance policy, and actually introduces you to a new form of leverage all at the same time, the liquidity is key because this is where a 401(k) or IRA limit you. Those vehicles have taxes and penalties if you want to use those funds early, and this does not.   Keith Weinhold  39:34   But the seven-figure solution-it's not just for retirees. In fact, our own in-house investment coach here, Naresh uses something like this, and he's in his 30s. It also gives you a significant tailwind during your investing career. Integrate the seven-figure solution the GRE way, where we have a conscientiousness about leverage in cash flow, and in this case, part of it is how to prove. Leverage a life insurance policy. When it's time to tap that policy's cash value, you take what is a policy loan, not a withdrawal, because you're borrowing against your cash value, and therefore you're using the funds in more than one place. That's the leverage, and then the IRS does not tax loan proceeds, and this reminds me of a billionaire borrowing against the value of their stock rather than having to sell any of those assets. And yet, this can be done tax-free. It's similar to what you can do with the seven-figure solution, even for non-billionaires, it is buy, borrow, die. This leverages an indexed universal life policy, and there is the right way to do this and the wrong way to do it. Part of the seven-figure solution is that your cash value can have an upside ceiling and loss protection on the downside. That's really something that you only care about more as you're closer to retirement. And there are some mistakes to avoid here. You don't just want to set up the seven-figure solution off of a website, and it's based on products that you might have heard of from companies like Nationwide and mass mutual. I strongly encourage you to learn more, see how it all goes together, and learn how the seven-figure solution compares to other vehicles like a Roth IRA, 401k, and even a 721 and 1031 exchange. This is very much about you being able to picture your future, you've been building your real estate portfolio either from your investment coach or on your own. This is how the puzzle pieces finally are all going to go together. I am cordially inviting you to join us for a special live event, the Seven Figure Solution. It is co-hosted by our own GRE investment coach Naresh and Haven Bridges Jared, who you heard from on the show with me last week. By attending live from the comfort of your own home or from anywhere, you can have your questions answered in real time. It is this Thursday, the 27th, at 8 p.m. Eastern, 5 p.m. Pacific.   Keith Weinhold  42:23   Most people spend decades building wealth, and then they lose far too much of it because the retirement pieces were never designed to work with each other. So you're going to see how real estate, taxes, insurance, and retirement income can fit into one coordinated strategy, helping you grow and protect your wealth, access capital without immediately selling your assets, and potentially avoid losing hundreds of thousands of dollars to taxes unnecessarily. So it's not just another collection of disconnected financial tips. Really, it's your opportunity to finally see the entire retirement picture and understand what might be missing from yours. It's complimentary to attend. The longer you wait, the fewer options you could have. Decisions made today can affect your wealth for decades. Don't wait until retirement day to discover that your plan had expensive holes in it. There are some moving pieces here, so it's especially helpful that you attend this one live, and that way you can have any questions answered in real time, so that you really understand. And you might have been one of thousands of listeners that have attended our property webinars before, and they are important to building your portfolio. But this one could very well be more important in seeing your big picture, seeing your retirement, and seeing that your heirs aren't left with a giant tax bill too. You can reserve your seat now for the seven-figure solution at grewebinars.com again. That's grewebinars.com. Until next week, I'm your host Keith Weinhold. Don't quit your daydream.   Speaker 2  44:14   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  44:42   The preceding program was brought to you by your home for wealth building. getricheducation.com.

Kris and David are back as we discuss the week that was August 16-23, 1994. Topics of discussion include:Hulk Hogan giving a very candid interview to the Gainesville Sun newspaper talking about Randy Savage, Bret Hart, Vince McMahon, joining WCW, and more.The greatness of the Rhodes family vs. Stud Stable feud in Summer 1994.Jesse Ventura having issues as Mayor of Brooklyn Park, Minnesota.Antonio Inoki & George Foreman negotiating for a super fight in North Korea in 1995.Super Vader winning the UWFi World Title from Nobuhiko Takada in one of the most famous bouts of the era.Konnan cements his rudo turn in AAA as Los Gringos Locos become a major force.The drama between ECW, Dennis Coralluzzo, and Jim Crockett regarding the NWA World Heavyweight Title tournament seems to be getting smoothed over as everyone comes to an agreement so the tournament can take place.Shane Douglas and Paul E. Dangerously cut promos ECW TV about the tournament, with Shane specifically targetting "Dick Flair."The Gangstas' first big show as main eventers flops and Dave Meltzer speculates on their future as New Jack calls out the Knoxville NAACP on SMW TV.Chris Candido and Tammy Fytch turn on Brian Lee after losing the SMW Tag Team Titles.Doug Gilbert gets suspended in the USWA, so he doesn't have to risk his mane in hair matches…yet.The greatness of Sid Vicious in the USWA and why he was so different there from anywhere else.Austin Idol returning to Memphis in grand fashion.Vince McMahon and Jerry Lawler taking viewer phone calls on WWF Sunday Night Slam and what an experience that was.All of that plus so much more on an extremely fun episode of BTS!!!Timestamps:0:00:00 WCW1:03:39 Int'l: AJPW, NJPW, FMW, Michinoku Pro, RINGS, UWFi, JWP, Maharaj Promotions, CWA, AAA, CMLL, & UWA1:39:40 Classic Commercial Break1:43:46 Halftime2:31:07 Other USA: NWA, ECW, NWA Sabu, IWA (OH), SMW, USWA, Mid-South, & GWF4:10:27 WWFTo support the show and get access to exclusive rewards like special members-only monthly themed shows, go to our Patreon page at Patreon.com/BetweenTheSheets and become an ongoing Patron. Becoming a Between the Sheets Patron will also get you exclusive access to not only the monthly themed episode of Between the Sheets, but also access to our new mailbag segment, a Patron-only chat room on Slack, and anything else we do outside of the main shows!If you're looking for the best deal on a VPN service—short for Virtual Private Network, it helps you get around regional restrictions as well as browse the internet more securely—then Private Internet Access is what you've been looking for. Not only will using our link help support Between The Sheets, but you'll get a special discount, with prices as low as $1.98/month if you go with a 40 month subscription. With numerous great features and even a TV-specific Android app to make streaming easier, there is no better choice if you're looking to subscribe to My AEW and other region-locked services.For the best in both current and classic indie wrestling streaming, make sure to check out IndependentWrestling.tv and use coupon code BTSPOD for a free 5 day trial! (You can also go directly to TinyURL.com/IWTVsheets to sign up that way.) If you convert to a paid subscriber, we get a kickback for referring you, allowing you to support both the show and the indie scene.To subscribe, you can find us on iTunes, Google Play, and just about every other podcast app's directory, or you can also paste Feeds.FeedBurner.com/BTSheets into your favorite podcast app using whatever “add feed manually” option it has.Advertising Inquiries: https://redcircle.com/brands

Keith breaks down why global crises, geopolitical shocks, and nonstop "doom" headlines haven't stopped stocks and real estate from reaching near all-time highs, and what that means for investors focused on inflation-resistant assets.  He also discusses Memphis as a surprising cash-flow market poised to benefit from the AI boom, sharing details on an upcoming webinar with Mid South Homebuyers.  Keith is joined by real estate investor and educator Jared Garfield to unpack the "Seven-Figure Solution," a strategy that combines cash-flowing rentals with tax-advantaged life insurance to create liquidity, reduce risk, and support long-term retirement income.  Together, they explore how disciplined portfolio growth, smart leverage, and coordinated tax planning can help real estate investors better align their assets with their long-term financial goals. Episode Page: GetRichEducation.com/619 For access to properties or free help with a GRE Investment Coach, start here: GREmarketplace.com GRE Free Investment Coaching: GREinvestmentcoach.com Get mortgage loans for investment property: RidgeLendingGroup.com or call 855-74-RIDGE  or e-mail: info@RidgeLendingGroup.com Invest with Freedom Family Investments.  For predictable 10-12% quarterly returns, visit FreedomFamilyInvestments.com/GRE or text  FAMILY to 66866  Join Mid South Home Buyers' one-time, free live webinar featuring Keith Weinhold on September 30 at GetRichEducation.com/MidSouth to learn how Memphis' economic expansion could create new real estate investment opportunities, and have your questions answered in real time. Will you please leave a review for the show? I'd be grateful. Search "how to leave an Apple Podcasts review"  For advertising inquiries, visit: GetRichEducation.com/ad Best Financial Education: GetRichEducation.com Get our wealth-building newsletter free— GREletter.com  Our YouTube Channel: www.youtube.com/c/GetRichEducation Follow us on Instagram: @getricheducation Complete episode transcript: Keith Weinhold  0:02   Welcome to GRE. I'm your host Keith Weinhold. The world is about to end again. It's the economic disaster that never arrives. I'll break it down. Then you've been earning money and investing well all these years. How does it all go together? It can culminate in the seven-figure solution, it's about seeing your future today on Get Rich Education. What if I told you that one of America's strongest cash flow real estate markets is also becoming the new brains and brawn behind AI? That city is Memphis, believe it or not. And September 30th, we're going to show you why the smart money is paying attention now, along with an investing opportunity you won't want to miss. Join me, Terry Kerr and Matthew Van Horn of Mid South Homebuyers, the largest turnkey company in Memphis with more than 6,000 homes under management, for a free live webinar, the likes of which I've never done before, we're going to look at what billions in new investment could mean for jobs, housing demand, neighborhood appreciation, and your portfolio. Everyone who attends live will also get exclusive access to the best deal terms Mid South has ever offered. Reserve your free seat at getricheducation.com/midsouth again that september 30. Don't say we didn't tell you. Save your spot at getricheducation.com/midsouth.   Speaker 1  1:39   You're listening to the show that has created more financial freedom than nearly any show in the world. This is Get Rich Education.   Keith Weinhold  1:55   Welcome to GRE from Kankakee, Illinois, to Cherokee, Iowa, and across 188 nations worldwide. I'm Keith Weinhold. This is Get Recid Education, and the world is about to end. Even if you survive, your portfolio surely won't. Oh, jeez. At least that's the impression you get from mass media and what I'll call the Doom Scroll Industrial Complex. Fear creates urgency. Urgency attracts eyeballs. Eyeballs attract ad dollars. And I guess that using a slogan like "everything will probably be fine" well, that's never been a great ratings strategy. Now, can what has happened since 2020. Just this cheery little sequence: COVID, then Ukraine, Israel, Gaza, tariffs, and then the war in Iran. All that just since 2020. I mean, that right there sounds less like an economic timeline and more like a movie plot, or that the world is repeatedly spinning the wheel of misfortune. Yet after all of that, what is the result? Both stocks and residential real estate are near all-time highs. Apparently, the apocalypse has been postponed yet again-at least economically speaking. Now let's zoom out and break down these threats and a few more, all just since 2020, because 2020 is the year where, of course, you had the COVID-19 pandemic, economic shutdowns, the fastest major stock bear market in history, supply chain breakdown. You saw empty shelves, and there was unprecedented government intervention from the Paycheck Protection Program to stimulus checks to mortgage loan forbearance. Then, in 2021 and 2022, you had post-COVID inflation and supply shortages. Now, this was more of a result, not strictly geopolitical, but a major investment threat, and that led to aggressive interest rate hikes. From 2022 to the present, you have Russia's invasion of Ukraine, energy and food shocks came from that, sanctions, instability over in Europe, and really a heightened nuclear risk in 2023. You had the U.S. regional banking crisis. Remember SVB, yes, Silicon Valley Bank, Signature Bank, First Republic. They raised fears of a financial contagion that would spread like fat. Than a secret in a small town, it actually made me buy some gold. From 2023 to the present, you had the Israel-Hamas war and this broad Middle East instability, Hezbollah attacks, Houthi attacks, Red Sea shipping disruptions. It's almost like a geopolitical group project. And then from 2025 to the present, you have renewed U.S. tariffs and a global trade war, and this year you have the U.S.-Israeli war with Iran and the Strait of Hormuz disruption. That is the biggest current geopolitical investment threat because it combines all of these things: war, oil disruption, inflation, higher interest rates, and a recession risk. So it's a lot like this particularly unpleasant smoothie that's been blended together.   Keith Weinhold  5:55   All right. Well, all of that-that is just an absurd amount of uncertainty and disruption only since 2020, and though major markets are at all-time highs in the face of this, let's acknowledge that some were hurt here, like apartment building owners vulnerable to interest rate resets, and certain commercial sectors like office. Even worse, let's be sensitive to the fact that COVID in wars have resulted in a real loss of life. GRE's enduring strategy of primarily owning long-term residential rentals with fixed-rate debt has been comparatively really resilient. In fact, these calamities-they probably made you better off from the inflation that it has spurred. More people work from home. Well, that means that they're consuming our product while higher inflation debased our debt and jacked up our property values and our rents. And you know somehow every. single generation thinks that their collection of crises is uniquely terrifying, and it is not. And what do I mean by this? Well, in the 1980s, people feared war with the Soviet Union, the Cold War. A global population explosion so bad that millions or billions of people would surely die from hunger. You had the AIDS crisis. You had a hole in the ozone layer. Well, all those things. Virtually zero investors make decisions based on that stuff: an imminent Soviet attack or mass starvation from overpopulation. There is one thing that is 100% certain here, and that is that more shocks are coming. In case you don't want to sleep well, you can get worked up over the certainty of future calamities, artificial intelligence is making cyber attacks faster and more scalable. AI has even created entirely novel viruses. A confrontation between China and Taiwan that could create risk in the semiconductor space.   Keith Weinhold  8:18   A blockade that might disrupt the world's advanced chip supply, creating more inflation and more uncertainty. Here is what's changed, though, for what investors care about. You know what has changed with today's set of calamities versus those of the 1980s and earlier, because there is something, and it's a big deal for investors. Here's what's changed: recent history shows that the government does more to intervene during disasters, stimulus checks, liquidity programs where they're printing trillions, bailouts, pushing interest rates down to almost zero, quantitative easing. How about a foreclosure moratorium? Anything you know during COVID, it was a lot of these things, and it was the CARES Act, and it was a student loan payment pause. I mean, the Federal Reserve even set up emergency credit facilities. We now know that when the economic building catches fire, policymakers they rarely stand around admiring the flames. They just flood the place with currency. So the best investors they keep prudently building real estate portfolios in the face of risk, not the absence of risk, because the latter does not exist. This incessant government intervention, whether you agree with it or not, it gives you more safety cushions the next time that things fall apart. That's why what appears risk. Is still risky, but less so. So there is more incentive to take on prudent risk than I've ever seen. You know, no politician wants America to fall apart under their watch. So increasingly, they'll just paper over the problem by printing, printing, printing, and then, therefore, the resultant inflation, the consequence of this, that can be dealt with under the next president's watch, not theirs. In fact, future calamities they almost make you want to own scarce real assets that benefit from inflation, not a hedge, a benefit. Trying to time every war, election, banking crisis, tariff announcement, virus, and Fed decision. Trying to time all of those things-that is usually ineffective. You either own more assets, or you get left behind in everything that's happened since 2020. That just underscores this. In fact, Berkshire Hathaway, the closely watched company that Warren Buffett ran for a long time, but he still has influence in.   Keith Weinhold  11:16   You know, they recently began moving out of cash and into assets, they ended their long net selling stretch. In fact, in the latest quarter ended, they've now done the most buying that they've done since early 2022. They have jumped back in the game. It appears that Berkshire Hathaway got tired of sitting on the sidelines and seeing others make gains, and they're pretty bullish on housing too. They bought a home builder. The bottom line here is that shocks are going to keep arriving, and yet productive assets and well-financed residential real estate has repeatedly survived them and just continued appreciating. Don't wait for a risk-free world because you'll wait forever. When you evaluate all these calamities, just since 2020, again, COVID, Ukraine, Israel, Gaza, tariffs, and war in Iran, and then you realize that both real estate and stocks are near all-time highs anyway, and the government keeps backstopping asset owners like never before. This is just a fresh angle on how much better off you are when you prudently own more inflation-benefiting assets sooner. I want to tell you about something called the seven-figure solution. You've been here listening to me weekly since 2014. You've been earning money. You've been investing well, and now you're going to see how it all goes together. It's about making sure that your real estate and your other assets appropriately fund your retirement in a way that gives you protection against market downturns, a tax advantage pool of liquidity, the death benefit of a life insurance policy, and actually introduces you to a new form of leverage all at the same time. Now the liquidity here is key because this is where a 401(k) or IRA limit you, they have taxes and penalties if you want to use those funds early. This doesn't, but the seven-figure solution-it's not just for retirees. In fact, our own in-house investment coach Narayish uses something like this, and he is in his 30s. Let's discuss it, and then you'll see where I have an invitation for you, where you can get involved. I'd like to welcome in a guest we last had on the show a few years ago.   Keith Weinhold  13:54   He's a frequent guest on popular shows, including our friends over at the Real Estate Guys Radio Show, and this guest has also been a terrestrial radio show host himself. He's a long-time real estate educator and an active investor, just like you and I. So he speaks from experience and not a textbook. He's the creator of what we'll discuss today, called the Seven Figure Solution. Welcome back to the show, Jared Garfield.   Jared Garfield  14:21   Hey, it's great to be with you again. Thanks for having me.   Keith Weinhold  14:25   It's so good. Now you're with the Haven Bridge Group, and you help people, especially real estate investors, with what's called the seven-figure solution. Tell us about it.   Jared Garfield  14:37   it. Well, Haven Bridge, we get the name for that because people are really looking for a haven of safety, and the bridge is kind of what crosses the gaps that could kind of destroy your wealth, and it's the path to get there. So we want to take people on a path to safety, and the seven-figure solution is the idea that if you're going to be drawing out even 4% per year to not outlive your money, because people are living now. To 8590, 95 years old, and so that means you could have 35 years in retirement. And with inflation and different things like that, you really have to have a lot bigger nest egg than what most people realize. So a seven-figure solution is how to get to more than a million dollars liquid that you can draw on in a tax advantaged manner for the rest of your life, while also having living benefits. And we pull real estate in with it because we want people to have 10 or 15 or 20 rental properties by the time they retired. That they 1031 exchange regularly, so that they're always keeping tax advantages. So that even in retirement you have strong tax advantages, and ultimately we think that when you're 65 or 70, you might want to go from 30 single-family houses to 1031 exchange into one institutional asset that's a little bit less management intensive.   Keith Weinhold  15:57   Okay, so this is a tax advantage vehicle that real estate investors can use during their investing career, and those tax advantages then really convert into something that you can use in retirement as well.   Jared Garfield  16:11   Yes, what it does is it's a vehicle that instead of saving the money from your cash flow from your rental properties in the bank, we say, well, why wouldn't you rather invest in something where it grows tax-free, number one, and then number two, you don't have the penalties like you would with a 401k, where you get taxed and you get penalized 10% if you pull it out. It's liquid, usually about 80 to 90% liquid, so you can pull from it whenever you like, and you can use it for down payments to grow your real estate portfolio. But you can earn sometimes between five and even seven or 8% in a tax advantaged manner where you're not taxed on it, but you're earning a much higher return than if you put the cash flow into a bank.   Keith Weinhold  16:51   All right, so you're building this tax advantage pool of capital that grows over time, and this is important to have some liquidity. You know, Jared, I've often talked to our audience, about three to 5% of your portfolio value ought to be kept liquid. Maybe with a vehicle like this, you would want to put in more of that because real estate investors we have expenses, so you have this liquidity to cover things like vacancies and major repairs, or perhaps you could even use this account for future down payments on additional investment properties. Is that how it's utilized?   Jared Garfield  17:27   Yeah, absolutely. And I get it partially this way because in my early 20s, I got up to where I had about six rentals, and at the time, I also owned a real estate brokerage, and I was doing very well. I was making a six-figure income and things. And what happened is, I back when a   Keith Weinhold  17:41   six-figure income was a big deal.   Jared Garfield  17:43   Yeah, back in the early 2000s, it was a little bit better money. But the funny thing was, I had four rental properties that all went vacant at the same exact time, and so now all of a sudden, I was paying like 4500 bucks a month in mortgages, not counting the house I lived in, but I had to cover four mortgages on four of my rental properties all at the same time, and I hadn't saved the cash flow, so I didn't have a huge emergency fund. All my liquid capital went into down payments and into renovation money to rehab the properties. Okay, and so it put me in a real bind, and I was out driving a Volvo S80 around throwing two paper routes in the mornings, and then going to my real estate brokerage after my paper routes to cover those rental properties. And so this was basically meant as a way to say, okay, this is a way that I have the liquidity. I'm getting a higher return, but now my tenants are not only buying me the houses, but they're also giving me a couple million dollars in life insurance, and they're wrapping my investment component or the cash value of that, the cash value part of the policy. They're wrapping that in a way that it grows tax-free, so it just accomplishes a lot of things. But the other thing that's a beautiful thing about it is there's a lot of things that we call living benefits.   Keith Weinhold  19:02   All right, so you have the living benefits and the tax advantages, and I know how you have pointed out that this can save an investor 10s of 1000s of dollars in taxes per year and hundreds of 1000s or more over time. Can you tell us more about that?   Jared Garfield  19:20   Yeah, because what happens is the money that goes in is growing tax-free, so you don't get taxed on any of the growth. But what we really like about it is, let's say that you're cash-flowing $2,000 a month off your rental properties, and you're putting 2000 a month into this policy. Usually, after the first year, if you're max funding, 80 to 90% of that's liquid. So if you've got 24,000 sitting in there, you've got access to 89 to 90% of the money. So it's pretty liquid. But what happens is over a 20 or 30 year period, that money could turn into three or 400,000 a year that you can pull out in the form of policy loans. And by doing that, it's not taxed. And you can pull that out throughout your retirement tax-free. So if you were paying 25% in taxes and you're pulling out 200 grand a year, that's $50,000 a year in retirement that you're saving in taxes. But that could be over a 20 or 30-year period. So over 20 years, that 50,000 could end up being a lot of money. I mean, 500,000 over 10 years, a million over 20, and so that means you don't have to accumulate as much. But a lot of our investors love it because they'll save it up with discipline, and then that way it's there if the furnace blows. So it makes your real estate safer, but it also becomes your down payment funds to expand your portfolio.   Keith Weinhold  20:40   Okay, the seven-figure solution is the vehicle that we're talking about here, and what part of the IRS code, just briefly, is it that gives this tax advantage?   Jared Garfield  20:51   It's Internal Revenue Code Section 79 that allows it to grow tax-free. In the 1980 s, doctors and a lot of very wealthy people were using this to the point that IRS changed the laws. They went and sued the insurance companies because doctors would go in and dump $2 million in, and they would buy a $2 million life insurance policy. So they were self-insured, which meant that they didn't have any cost of mortality on it. So they basically got all the benefits of the tax-free growth and the tax-free pullout. And the IRS said, "Wait a minute! We think you're doing tax evasion. So what they did is they came around and they said, "We're not going to let you use this loophole anymore for the very wealthiest people to have this. So they came to a compromise, and the compromise was that if you wanted to put in 2 million, you had to maintain a corridor where there had to be a little bit higher amount of life insurance. So you might have to buy a $2.3 million policy, but then you could still dump, say, $2 million in and have all the tax advantages. It's a strategy that's been used for over 100 years by families like the Rockefellers and the Hunts and J.P. Morgan. The very wealthiest families have always used these strategies to grow and protect their wealth.   Keith Weinhold  21:59   Okay, so it's a part of the tax code that allows cash value to accumulate within and be withdrawn from a life insurance policy tax-free.   Jared Garfield  22:11   Correct, and it gives you living benefits, which I alluded to a minute ago. And the living benefits are if if you end up having to go through things like long-term care, disability, if you can't perform, you know certain functions for a certain period of time, chronic illness, critical illness, terminal illness. If any of those things happen to you, you can borrow against the policy and have access to money during those things that would normally decimate your wealth, because you can actually access the death benefit in advance.   Keith Weinhold  22:42   Now I know a little about the six risks. Tell us about that.   Jared Garfield  22:47   Well, Keith, there are six risks that all investors face regularly. The first one is inflation erosion, and that means that your purchasing power often ends up leaking out of your balance. And the balance might look fine, but inflation can eat away at it. So even if you've raised a lot of money, if inflation means that you can buy half as much five or 10 years from now, then you know your wealth isn't as big as you thought. The second is the volatility setback, and that's sequence of return risk. That means that if you retire on a bad year where things really bad, stock market drops, you could end up using your money at a time where it really weakens your wealth because it may have dropped by 50% So if you had a million, now you have a half a million, and you're spending 100,000 a year. At the end of year one, you might only have 400,000 left. So sequence of of return risks from volatility setback, tax drain. That's just the compounding cost of an uncoordinated tax picture can really be a problem, and then the next one is liquidity. If you don't have liquidity and you've locked up all your money and you can't access it until you're 59 and a half without significant taxation and 10% penalties, the liquidity lock is a problem. There's the longevity paradox. What happens if you outlive your money, you know. So living longer is a benefit, but it exposes you to where you might not have enough money to live on in your latter years. The last two are care avalanche, and that is if an unexpected health event happens at the wrong time, it could really destroy your wealth because medical costs have spiraled out of control, and then the last one is the line to land, and that's only one of the six that's really about growth.   Keith Weinhold  24:28   Right, only one of the six of those was about growth. I can't stand the longevity paradox. Yeah, we think we all want to live a long time, but then it's more difficult to fund living a long time, and if you outlive everybody, nobody shows up at your funeral either. The longevity paradox-one of the six risks that the seven-figure solution can really help you with. Now, tell us more about funding it, so you can get a good cash value balance in. There, I know that one way you do it is actually with short-term rentals instead of a paycheck.   Jared Garfield  25:06   We love short-term rentals, especially for our highest net worth clients, because the reason is is the bonus depreciation of the big beautiful bill. Oh, right! You could take up to like 150 or even $200,000 in year one, they take that depreciation that they used to spread out over a whole lot of years, and they make it to where if you get with your CPA and you analyze your short-term rental, you could potentially take all of the furnishings, all of the artwork, all of the dishes and things that are in the property. Sometimes they'll let you take components like the appliances, the air conditioning unit, the furnace, and they'll let you take it all in year one instead of having to line item it and spread it out over you know 27 and a half years. So what this means is, if you have a short term rental, then you you might get like 150 to 200,000 tax break in the first year on the right property, but it's better than that because instead of having to have like 750 hours to hit full-time real estate professional status, it cuts the hours that you have to have significantly down. I think it's more like 150 hours or something like that, or 300. It's like half the hours, and so you can hit the benefits of taking unlimited passive loss much easier if you have a couple of short-term rentals.   Keith Weinhold  26:24   You're listening to Get Rich Education. We're talking with Jared Garfield about the seven-figure solution, something that takes some time to understand, but it can give you a tax-advantaged pool of capital that grows over time, and it also creates this overall tailwind, not just during your investor life, but then it provides tax advantaged retirement income at the same time. More on this when we come back. You're listening to Get Rich Education. I'm your host Keith Weinhold. What if you got your mortgage loans the same place I get mine? You sure can at Ridge Lending Group and MLS 42056. They provided GRE listeners with more loans than anyone because Ridge specializes in investment property. They'll help you build a long-term plan for growing your real estate empire with leverage. Start your prequal and even chat directly with President Caeli Ridge while it's on your mind. Start at ridgelendinggroup.com, that's ridgelendinggroup.com.   Keith Weinhold  27:25   Let me ask you something: If you've worked hard to build wealth, is your money positioned to actually support your goals? A lot of accredited investors leave capital sitting in cash because it feels safe, but inflation and missed income opportunities can quietly erode its value. Freedom Family Investments offers freedom notes for investors seeking structured income backed by real estate. It's a straightforward approach built on real assets, not speculation. And full disclosure, I'm an investor myself. What I like is that their team walks you through how it all works, so you can decide if it aligns with your portfolio and income goals. Every investment carries risk, and nothing is guaranteed. But with a track record of consistent, on-time investor payouts, they built real credibility. Go to freedomfamilyinvestments.com to book a clarity call, or text family to 66866. That's family 266866. This is the   Speaker 2  28:28   Real Wealth Network's Kathy Betke, and you are listening to the Always Valuable Get Rich Education with Keith Weinhold.   Keith Weinhold  28:46   Welcome back to Get Rich Education. I'm your host Keith Weinhold. We're talking about the seven-figure solution with Jared Garfield. Something that can be a particular benefit to real estate investors both during your investing career and then once you're in retirement as well, and this can take the form of either an indexed universal life policy or a whole life policy. There are a lot of wrong ways to do this and wrong things to get into. We're talking about the right way. Part of that is funding it as best you can. Can you tell us more about that?   Jared Garfield  29:20   Well, there's a lot of different ways to fund it. A lot of our clients will come in. We have some people who will use rollovers if they're nearing the end of retirement. Some people will roll over a 401k into a cash value life insurance policy because they can do it over a five or seven year period, and they pay the taxes when they roll it over, so their taxes go up a little bit for five or seven years of retirement, but then what happens is that means that during their retirement they're not taxed on the income all the way through retirement, so that can save really significantly. But a lot of our clients will do a flip and dump 40 or 50,000 a year in by just saying I'm going to do one flip a year and use that to. Fund the whole thing, or they'll take the cash flow and dump the cash flow into here instead of the bank, just so that they get the living benefits and they get the much higher return with still 80 to 90% liquidity. So could be cash flow from rentals, could be money from a flip, or sometimes some of these short-term rentals can make 20 to $30,000 a year, and if you get $100,000 tax break, you have more money that's not going to Uncle Sam, and then because that's your discretionary income now, because of the tax break, you could use that money to for down payments to grow your portfolio or to do a flip.   Keith Weinhold  30:35   Now, Jared, I sort of think of the cash value that you're accumulating in this policy as safe money that grows at a slow to moderate steady rate, but if it rarely or ever loses value, can you tell us more about that and the rate of return expected in the policy?   Jared Garfield  30:52   Yeah, absolutely. With the IULs, it's going to depend a little bit upon the carriers and stuff like that, and whether you go with a mutual company and stuff like that. It can vary, but a lot of times people are going with things that are what we call indexed. So you can actually index it to the S and p5 100 if you think that we're going to have a bull market and the market's going to really go up strongly. You can index it to the market, and sometimes they'll have a participation rate where they'll say, "Okay, you can participate up to 12% So if the stock market does 17% the most you can make is 12% So you're giving up a little bit of upside, but that's still not nothing. I mean, that's not three or 4% You can still make you know 10 or 12% that year, but you're giving up the part above the participation rate. And the reason that you do that is if the market tanks and drops by 30 or 40% The worst you can do is 0% return. Zero is my hero because you didn't lose anything. So if you had a half a million sitting there, you don't go down to 250 and then wait eight years to get back to break even. Instead, you're still at half a million. And if the market goes up next year by 20% and you had a 10% cap. Then your half a million, you know, is now at 550,000. When everybody else, if it went up by 10% they're at half the amount that they had.   Keith Weinhold  32:13   You have a story or example of how you've helped somebody with this, because I know a lot of investors that are passionate about utilizing the cash value inside an insurance policy tell us.   Jared Garfield  32:28   Well, I've got one friend who's a developer, and he did like a $5 million policy. And every time he flip a subdivision or flip a house, and let's back   Keith Weinhold  32:36   up. Does a $5 million policy mean that's the death benefit?   Jared Garfield  32:40   Yeah, that's the death benefit. Thanks for catching that. That's the death benefit, but that also has a correlation to how much money you can dump into it. So if you have a $5 million policy, you can dump a lot more money in for the tax free growth. And the quicker you hit that death benefit amount, at that point you're self-insured, and so at that point you really don't have cost of insurance on administering the policy hardly at all, and so at that point, when you're what we call self-insured, the return on the investment becomes a lot better. But this particular developer was able to use this policy because he had so much cash value in, and if he sold a house, he'd take 40,000. If he sold 10 a year, he might take you know 400,000 and dump it into this policy, and so it made him bankable. And he was able to use the money to go out and do new subdivision developments because the bank would actually use the policy as the collateral to be able to give him loans at much lower interest rates.   Keith Weinhold  33:38   That's valuable. Tell us about that. I don't want to use the wrong words here, but then effectively with this example, are you borrowing against the funds in the policy? So therefore, you can get those dollars working for you somewhere else, all while simultaneously the cash value continues to compound and grow. Sort of another form of leverage.   Jared Garfield  34:01   Correct. What they basically do is they basically freeze part of the amount and say, okay, we're using this as the collateral and stuff like that to be able to do the loan. But if it grows and and makes 7% you're still making the money off of the money that's sitting in there. It's just collateralized as part of the loan. And some people will even use it to like go buy a car, like instead of buying a car and going getting a bank loan and paying 7% to the bank, they might borrow money out, go pay cash for the car from the life insurance policy loan, and pay 2% instead of 7% But they're paying it to themselves, and as long as they're paying the interest to themselves, if the money that they borrow out could potentially still earn the same money and earn 7% even though you had borrowed out. So it's doing two things for you at the same time, as long as you're paying that loan interest. But and that depends on the option that you take when you do your loan.   Keith Weinhold  34:54   We love leverage around here. Leverage trumps compound interest. In so many ways. Oh, I'm really glad that you told us some more about that using the funds in more than one way at the same time. Tell us more about what it costs for the investor, the costs of setting this up, and then what some of those trade-offs are, Jared.   Jared Garfield  35:18   Well, that really depends on the individual. I mean, everybody has to sit down and be able to decide what is acceptable for them. You know, a lot of times people will want to max fund the 401k that they're doing at least just to the amount that's matched. But then after that, this could be a great place instead of putting a whole bunch more money into a 401k. Some people will elect to say, "I'm going to put the matching portion into my 401k, but then I'm going to take my cash flow from my real estate and money that I could have contributed to other alternatives and put it into this because I want the liquidity. I want to be able to leverage this money and pull it out without any restrictions. That as long as I can pull out 80 to 90 percent, I could go buy a car wash, or I could invest in a business, or I could, you know, do whatever I wanted to. I could loan it to my kids for their college and make them pay me loans back to my policy. There gives you a lot of flexibility to do it. But the thing that we love about it is we'll do what's called an illustration, and it may end up if you start at the right time, it could be a six-figure passive income stream at retirement, and then if you have the real estate, because this helped you grow your portfolio, where without doing the strategy, you might have ended up with say 10 properties. We might be able to get you to 20 or 30 properties working together as a team with your real estate coaches and stuff like that. Then we can potentially grow your real estate portfolio, and what we want to do is 1031 exchange every seven to eight years. I don't believe in holding properties for 30 years.   Jared Garfield  36:47   I believe in exchanging them every seven to eight years because when the tax benefits have been used up, if you exchange to twice the size portfolio, you have better appreciation on a portfolio worth twice as much. But that new value, you still get the depreciation advantages, where the old value that was half, you know, the depreciation is used up. So you're you're getting new depreciation on the higher value assets, and then our goal would be that by the time you don't want to be involved in managing the property managers, that at some point you're going to have a 200 unit apartment complex with on-site management, and at that point you don't have any financial worries really because you're 1031 exchanging into those apartment complexes, but you have so much equity that you're still maintaining depreciation during your retirement years. When most people who have lesser plans don't have the tax advantages,   Keith Weinhold  37:41   I love that you said so much of that, and to you, the listener, Jared is licensed to do this, and our own in-house investment coach. You mentioned coaching. Naresh has the proper licensing as well to holistically help integrate this into your investor life. And for example, yes, we are rarely of the mindset that you would hold a property for all 30 years because after seven to 10 years, your leverage ratio gets worn down, and then additionally, if you're buying turnkey properties, oftentimes that's when capex expenditures start to enter into the picture. So yes, oftentimes we do these seven to 10 year holds.    Jared Garfield  38:23   I love that. Yeah, that's a really really good strategy, and and it always makes it to where you can grow so much bigger portfolio by not being taxed through that exchange. And you know, believe it or not, there's actually even ways when you have extra cash boot, they do allow if you notify them in advance. Sometimes you can take some of the cash boot on the exchange and roll it into some of the products that we utilize.   Keith Weinhold  38:47   For more specifics, I know you said it's based on one's individual situation, but how much does it cost to set up a policy? And then, are there any ongoing maintenance fees? Can you give us more specifics there?   Jared Garfield  38:59   So, there's small fees to administer the policy because you have people who are trading and doing different things and working within the policy for the funds. But usually, you can set policies up as low as 100 or even $200 a month. We don't usually recommend that because you want to max fund it. Usually, when you're doing these strategies, if you're just doing $100 or $200 a month, you're basically buying life insurance, but you're missing a lot of the benefits because what you want to do is to be able to max fund it. So what we like people to do is get as minimum life insurance. That's not in our advantage because we get paid based on the premium of the amount of life insurance you get. But you get the smallest amount of life insurance for the amount that you can max fund. I would much rather have somebody get a $500 a month policy that, let's say, they could put you know a thousanmd a month in or something like that, than to have somebody get $1,000 a month policy where they're paying a thousand a month but they can't max fund it because by max funding it you're maximizing the growth component of the cash. Value, and so it depends on how much you want. But you can go anywhere from $100 or $200 a month to we have clients that will dump $20,000 a month in because they really want to shield as much money as they can from tax growth.   Keith Weinhold  40:15   Tell us more about who the seven-figure solution is for and who it's not for.   Jared Garfield  40:20   Well, if you're living month to month and you don't have discretionary income, it's probably not a good solution. In that situation, you probably want to get term insurance and just make sure that you cover catastrophic things. But if you've got discretionary income and you've got an extra four to $500 a month that you could use to max fund, we figure most people need life insurance anyway, and the way that we teach it, when you mix it with real estate, rather than pulling it from your monthly budget, doesn't it make a lot more sense to let your tenants buy the houses for you, but also pay for a half a million or a million dollar life insurance policy for you, where the tenants are covering the savings for anything that happens at the property with capex or vacancy or damage, and at the same time covering life insurance and potentially a six-figure passive income that's tax advantaged at retirement. So I pull the money out from other assets and let the assets cover this asset.   Keith Weinhold  41:18   Oh well, Jared, this has been great. Before I ask you if you have any last things to tell the audience about the seven-figure solution, I invite you, the audience, to join us. It's going to be Jared and our own in-house investment coach, Nareesh, bringing you a live online event that you can join from the comfort of your own home next Thursday, the 27th at 8 PM Eastern. You can register now; it's free at grewebinars.com because there are a lot of moving parts, and it does take some time to wrap your head around this, benefiting from the cash value of an insurance policy. And this way you can have a Q and A, and you can get answers in real time at this event. It's called the Seven Figure Solution: Build wealth, reduce risk, and create tax advantage retirement income through real estate. Again, it is next Thursday, the 27th at 8p.m. Eastern, you probably have generated some questions inside your head while you're listening to this, and you can sure have them answered there as you're going to learn a whole lot more about it next Thursday. This could help a lot of people. Jared, do you have any last thoughts?    Jared Garfield  42:38   I think the only thing is that we like to work with the team. We like to work with your CPA. We like to work with your real estate investment coach. I used to be a coach and trainer for Robert Kiyosaki, who wrote Rich Dad Poor Dad, and he always talked about power teams. And so we want to be able to be a part of your power team and work with your other advisors to help you implement something. We're not here to give you tax advice. We want you to be able to work with your investment advisors and your CPAs, and just be a part of the team. But I would point out that over my career, I've owned hundreds and hundreds of single-family cash flow rentals, duplexes, fourplexes, apartment complexes. I've done some land development, and I implement these strategies myself. I had 17 Airbnbs, and so these are the strategies that I implemented as a full-time real estate professional. I felt like that this strategy of having a seven-figure solution could help you to avoid some of the pitfalls that I experienced in my 20s.   Keith Weinhold  43:32   So much all comes together for one pretty comprehensive solution. It's the intersection of growing your portfolio, getting tax advantages and having the death benefits of insurance and more all coming together next Thursday, so that you can learn more. Jared, it's been great having you back on the show.   Jared Garfield  43:52   Thanks, Keith. Always glad to join you.   Keith Weinhold  44:00   Integrate the seven-figure solution the GRE way, where we have this conscientiousness about leverage and cash flow. In this case, it's how to prudently leverage a life insurance policy. When it's time to tap your cash value, you take what is a policy loan, not a withdrawal, because you're borrowing against your cash value, hence using the funds in more than one place, and the IRS does not tax loan proceeds. This reminds me of a billionaire and how they borrow against the value of their stock. That way, they don't have to sell their assets. This is similar to what you can do with this. Another thing is that you know real estate investors are not used to a volatile ride because our asset values stay stable. You heard Jared mention the acronym IUL there. That's an indexed universal life policy. It's a real benefit. That says you tie yours to the S and P five hundred. Well, that index was down 18% in 2022, and that your cash value can have an upside ceiling and loss protection on the downside-an option that you'll care more about as you get toward retirement. In 2008, the S&P was down 37% so the math is cruel on value losses. In fact, it's even worse than it sounds because if you're down 30%, then you need a 43% gain just to get back to even. That is just math.   Keith Weinhold  45:39   There are some mistakes to avoid here, and you don't just want to set up your seven-figure solution off of a website. And it is based on products that you might have heard of from companies like Nationwide and Mass Mutual. I strongly encourage you learn more, see how it all goes together, learn how the seven-figure solution compares to other vehicles like a Roth IRA, 401k, 721 exchange, and 1031 exchange. This is very much about seeing your future. You've been listening to me here every week for almost 12 years, earning money from your day job, building your real estate portfolio, either from our investment coaching or on your own. This is how it all goes together. Next week with Jared and GRE investment coach Naresh. By attending live, you can have your questions answered in real time. One last time, you can sign up for the event for next Thursday, the 27th at 8 PM. Eastern, 5 PM. Pacific. Learn about something that's potentially really valuable to you: the seven-figure solution at grewebinars.com. Until next week, I'm your host Keith Weinhold. Don't quit your daydream.   Speaker 2  46:59   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  47:26   The preceding program was brought to you by your home for wealth building, getricheducation.com  

Three territories. Three unique wrestling cultures. One incredible chapter in sports history.In this episode of the Historically Speaking Sports Podcast, where we give you the best of sports from back in the day, we're stepping inside the squared circle. We are taking a trip back to a time when professional wrestling was built around regional territories, larger-than-life personalities and passionate fans. We're talking about the golden era of Professional Wrestling in the Southeast —a world where Georgia Championship Wrestling, Mid-South Wrestling, and World Class Championship Wrestling became legendary names and produced some of the most memorable wrestlers, rivalries, and moments in wrestling history.From the arenas of Georgia, to the Louisiana and Oklahoma territories of Mid-South, to the unforgettable battles of World Class in Texas, these promotions helped create the foundation for the professional wrestling industry we know today.Co Hosts Dana Auguster and Charles Combs are joined by the co host of the Hello Old Sports Podcast Andrew Neumann to have a conversation to help breakdown the history, personalities, rivalries, and legacy of these legendary wrestling territories.So turn up the volume, step through the curtain, and let's take a trip back to a time when wrestling wasn't just entertainment—it was a regional phenomenon.To contact the show, please e-mail us at Historically.Speaking.Sports@Gmail.com

Welcome to another episode of Mid-South Gardening featuring Vador Vance, Kenneth Mabry, and Jim Crowder! Hosted by Simplecast, an AdsWizz company. See https://pcm.adswizz.com for information about our collection and use of personal data for advertising.

When I discovered independent wrestling, one of the companies I cut my teeth in was IWA Mid-South. Jim Fannin was one of the people running the show from behind the scenes (and on screen) during the company's peak. Jim is making his return to wrestling with assembling a new Fannin Family and has a podcast "Fannin's Flashbacks". We talk about the formation of the podcast, some Mid-South memories, and what brought him back to wrestling.You can find Jim online at:Facebook: https://www.facebook.com/profile.php/?id=61584001303675Instagram: https://www.instagram.com/jfannin73/YouTube: https://www.youtube.com/@sportsfanninWe're on social media onFacebook: www.facebook.com/confusionwretlingpodcastTwitter, Bluesky, & Instagram: @thenovaofcass.All the other links can be found at www.linktr.ee/confusionwrestlingpodcast.If you'd like to assist monetarily, there's a tip jar at www.ko-fi.com/cassonova. For more bang for your buck, check out www.patreon.com/cassonova. For as little as $2, you can get the podcast two days early and ad free. You also get weekly exclusives and early access while helping upgrade the equipment. So be like Keith Winn, Alainya, and Alan Schroeder and check it out!Also, for all your energy drink and workout needs, head to www.reppsports.com and when you checkout, use my coupon code "CASS" at checkout and earn 15% off your order.Oh! And I'm on Cameo now at https://www.cameo.com/thenovaofcassAffiliate Links:Gevi: gevi.pxf.io/AWJxbxPrince Nana Coffee: https://princenanacoffee.com/?ref=ROBKAMERERGet your Tees at: https://www.teepublic.com/user/confusionwrestlingpodcastFor business inquiries, send all messages to rzkamerer[at]comcast.net

Economic mobility has dropped 45% in recent decades. The American Dream - doing better than your parents did - is getting harder to reach. But Leigh Mansberg and Junior Achievement of Memphis and the Mid-South are doing something about it. In this conversation with Bill, Leigh breaks down how Junior Achievement uses experiential learning to unlock economic mobility for kids K-12 - and why giving a child hope might be the most important thing a community can do. This episode will change how you think about education, opportunity, and what it means to invest in the next generation. This episode is for everyone who wants to see the American Dream continue on through future generations. ARMY ACTIONS Subscribe to the podcast and rate & review us! Signup to join the Army, visit NormalFolks.org Follow us on social media @ArmyofNormalFolks Join or start an ANF local service club at https://normalfolks.org/service-clubs/ Take The 10 Level Challenge, "the hero's journey for service" at 10LevelChallenge.org Support the show: https://www.normalfolks.us/#joinSee omnystudio.com/listener for privacy information.

Economic mobility has dropped 45% in recent decades. The American Dream - doing better than your parents did - is getting harder to reach. But Leigh Mansberg and Junior Achievement of Memphis and the Mid-South are doing something about it. In this conversation with Bill, Leigh breaks down how Junior Achievement uses experiential learning to unlock economic mobility for kids K-12 - and why giving a child hope might be the most important thing a community can do. This episode will change how you think about education, opportunity, and what it means to invest in the next generation. This episode is for everyone who wants to see the American Dream continue on through future generations. ARMY ACTIONS Subscribe to the podcast and rate & review us! Signup to join the Army, visit NormalFolks.org Follow us on social media @ArmyofNormalFolks Join or start an ANF local service club at https://normalfolks.org/service-clubs/ Take The 10 Level Challenge, "the hero's journey for service" at 10LevelChallenge.org Support the show: https://www.normalfolks.us/#joinSee omnystudio.com/listener for privacy information.

Keith explains why achieving scale rather than simply earning more is the key to long-term financial freedom and how income property uniquely delivers multiple forms of leverage.  He breaks down 25 years of inflation data to reveal which everyday costs have most outpaced wages and what that means for the real purchasing power of the dollar.  Keith also explains why markets like Memphis—combining strong cash flow fundamentals with a massive new AI infrastructure build-out—are positioned as compelling targets for long-term real estate investors. Episode Page: GetRichEducation.com/618 For access to properties or free help with a GRE Investment Coach, start here: GREmarketplace.com GRE Free Investment Coaching: GREinvestmentcoach.com Get mortgage loans for investment property: RidgeLendingGroup.com or call 855-74-RIDGE  or e-mail: info@RidgeLendingGroup.com Invest with Freedom Family Investments.  For predictable 10-12% quarterly returns, visit FreedomFamilyInvestments.com/GRE or text  FAMILY to 66866  Join Mid South Home Buyers' one-time, free live webinar featuring Keith Weinhold on September 30 at GetRichEducation.com/MidSouth to learn how Memphis' economic expansion could create new real estate investment opportunities, and have your questions answered in real time. Will you please leave a review for the show? I'd be grateful. Search "how to leave an Apple Podcasts review"  For advertising inquiries, visit: GetRichEducation.com/ad Best Financial Education: GetRichEducation.com Get our wealth-building newsletter free— GREletter.com  Our YouTube Channel: www.youtube.com/c/GetRichEducation Follow us on Instagram: @getricheducation Complete episode transcript: Keith Weinhold  0:01   Welcome to GRE. I'm your host Keith Weinhold. When I talk to a 25-year-old, it's an epiphany. When I tell them that they need this one thing that they're lacking, then some fascinating takeaways about the 93% inflation we've experienced in the past 25 years, and what you can do about it today on Get Rich Education. What if I told you that one of America's strongest cash flow real estate markets is also becoming the new brains and brawn behind AI? That city is Memphis, believe it or not. In September 30th, we're going to show you why the smart money is paying attention now, along with an investing opportunity you won't want to miss. Join me, Terry Kerr and Matthew Van Horn of Mid South Homebuyers, the largest turnkey company in Memphis with more than 6000 homes under management, for a free live webinar the likes of which I've never done before. We're going to look at what billions in new investment could mean for jobs, housing demand, neighborhood appreciation, and your portfolio. Everyone who attends live will also get exclusive access to the best deal terms Mid South has ever offered. Reserve your free seat at getricheducation.com/midsouth again, that's September 30th. Don't say we didn't tell you. Save your spot at getricheducation.com/midsouth.   Speaker 1  1:33   You're listening to the show that has created more financial freedom than nearly any show in the world. This is Get Rich Education.   Keith Weinhold  1:49   Welcome to GRE from Livonia, Michigan, to Laconia, New Hampshire, and across 188 nations worldwide. You are listening to Get Rich Education. I'm your host, Keith Weinhold, heading up this slackjaw operation for another wealth-building week. But at least I'm just a slackjaw. If this slackjaw gets lockjaw, it would probably end the show. Now I've got to tell you, when I meet a 25-year-old, I soon tend to learn about their job because it takes a lot of their time, even if I don't ask them about it, and I find out that a 25-year-old is usually an employee of some sort. They're working for somebody else, depending on our conversational flow. I ask that person this question: Have you considered adding scale to your life? And they usually don't know what I mean. I ask that question because, sadly, today it's less common to live an economically vibrant life if you have a quote normal job like a teacher, engineer, retail manager, app developer, or other normal jobs like a firefighter, truck driver, physical therapist, or social media manager, that is not going to lead to an economically vibrant life with options and freedom. I mean, you used to be able to raise a family of four in New York City. That opportunity is just gone for anyone under a certain age. Well, what about say doctors, corporate executives, and attorneys, including some people that might be older than 25. I mean, professions like this can still pay exceptionally well. But even white-collar careers now have AI breathing down their necks. AI is drafting briefs, reading scans, and virtually attending meetings without pretending to enjoy them. Okay, well, what about the outcome for a 25-year-old that's gone along with the somewhat more nascent trend of rising AI sheltered trades like plumbing, electrical, HVAC, welding, carpentry, equipment repair, and these other types of jobs where ChatGPT can't crawl beneath your sink. Look, here's the thing: it doesn't matter whether you wear scrubs, a suit, or a tool belt. Employment has one stubborn limitation: even if you grind hard, even if your body holds up, even if promotions help you climb to the top of the corporate ladder, when you stop working, the income stops. That's the big problem, and yet people keep designing their life this way, employees lack scale. Now, what is scale? Scale is your ability to increase your wealth or income without increasing your personal time and effort at the same rate. Now, employees can find just a little scale. 401k contributions can compound for decades, sometimes with an employer match. Some employees receive stock compensation or bonuses, but employees generally sell one unit at a time. That unit is an hour. They're selling their hours for dollars, and here scale is limited, if not impossible. Real estate investors can stack several forms of scale simultaneously, and remarkably, doing it takes zero certification, zero qualification, no license, and no permission slip from the dean.   Keith Weinhold  6:05   The first way real estate investors have scale is through something that you already know so well: real estate pays five ways, leverage appreciation, 10 funded income, loan amortization, tax benefits on the entire asset, and inflation profiting on the bank's loan. Secondly, as a real estate investor, you have scale through operational leverage. Property managers, leasing agents, contractors, lenders, insurers, and software all allow just one investor, you, to control multiple properties. You don't personally collect every rent payment or replace every water heater. I mean, sheesh, that could be a plumbing career with less sleep. And this is all tenant funded. Thirdly, real estate investors have geographic leverage. An individual investor living in Los Angeles can own property in Atlanta, Tulsa, Cleveland, and Belize. Physical location does not limit where your capital works. Your body can only work in one city. Your capital can work the night shift in five. The fourth way real estate investors have scale is with replication. Once you learn how to buy and own one suitable rental, the process can be repeated. You buy, stabilize, finance, rent, and repeat. See, the first property is the hardest, and then your second property does not require learning an entirely new profession. It can be replicated. To review what you've learned so far, those are four dimensions where real estate investors achieve scale through real estate pays five ways: operational leverage, geographic leverage, and replication. Here's the important distinction: employees often mistake earning more with achieving scale.   Keith Weinhold  8:16   A surgeon making $900,000 a year earns a nice income, but see that surgeon has limited scale if the income stops when the surgeon stops working. But an investor earning just $150,000 from a portfolio possesses more scale because dozens of tenants, properties, loans, and operating systems continue functioning without your one-for-one labor. That's the distinction. That's why the $150K investor might or might not be living a better life than the 900K surgeon now, but they are set up to live a better life than the surgeon in the future. Now, your employer, the person who hires you, has scale with their many employees. But if you're an employee, you probably don't have scale. You cannot save your way to scale either. That's just stored labor. Savings become scalable only when you convert them into productive assets. Income is how much money comes in. Scale is how little your personal time needs to increase for more money to come in. You can work 20% more hours, but you cannot sustainably work 10 times more hours. Capital can be deployed across 10 assets without requiring 10 times more personal effort. And you know, once I realized this, at a certain point in my life, I was motivated to obtain loans for rental. This helped me scale and own more, replacing my active income with mostly passive income sooner. All right, so what should you do when you have this epiphany? It doesn't mean you should flip over the stupid copier machine as you storm out of work today and announce that you are now a real estate magnet. Not right away, at least employment that can be your launchpad, just like it was for me when I was a humble construction materials inspector for the state DOT. A job does provide you with some benefits like short-term advantages, seed capital, mortgage qualification.   Keith Weinhold  10:45   I'm talking about health insurance and some steady cash flow, and even some skills. But the mistake, whether you are aged 25 or 55, is allowing employment to remain the only economic engine for your entire life. Your job can fund your future, but having just one single linear income source that should not be your entire future. But you know, some people just stay on lazy cruise control at a slow speed and let their life unfurl that way. Others, you know, they merely haven't been exposed to thinking this way, and fortunately, now you have been. Really, the bottom line here is that labor won't scale; capital does scale; it compounds, and few, if any, investments offer more dimensions of scale than real estate. And you also get all kinds of other ancillary benefits by gradually tilting away from active income and toward passive income. Because increasingly, when it comes to taxes, you're going to pay lower capital gains tax rates instead of the higher ordinary income rates. The sooner you optimize this and get into as many properties as you can, you're also going to gain the ability to borrow against your assets tax-free, and so much more. Scale or fail-that's the lesson here, and most people fear change. It's why they stay stuck in relationships longer than they should, and why they stay stuck in jobs longer than they should. They keep settling for a B plus life. Don't settle for a B plus life. This is something that NYU professor Susie Welsh talks about: If you have a D life, oh, everything is lousy. You don't live where you want to live. You don't have reliable transportation. You don't have friends, and you're so very motivated to change that. If you have an A plus life, you've got it all. You get to do what you want to do, who you want to do it with, and you're tremendously incentivized to keep that. But having a B plus life like so many do, and being stuck in it, that is the most dangerous place to be. You could tread water for years and stay stuck in a life that you know you're not fully satisfied with, but it isn't so terrible that you feel compelled to change it. So the people that grow wealth know it means that sometimes you have to give up the good to have the great, and the K-shaped economic divergence that we've had in the past five years. This is really bringing things to a head, so get scale.   Keith Weinhold  13:43   Scale is the difference between grasping the financial abundance that's available to move you toward that A plus life, or staying on the treadmill, stuck and struggling. Two different people living a B plus life, you know, they have the same starting point, and making a plan is your difference maker. We help you with that here. If you're ready to add real estate scale to your financial life, drop a quick email to GRE Investment Coach Naresh for a complimentary strategy session at Naresh at getricheducation.com. You don't need any qualifications. It can take as little as a 20% down payment on a 200k to 400k rental property, and we have access so that you can buy directly from the builders and get a mortgage rate in the fives. And we are chasing the next hot thing here. Last week we discussed co-living on the show. We waited until that strategy was proven. I like strategies that have had some contact with reality. AI can compose a song, or summarize a meeting, or fabricate a photo of some. Wacky like Abraham Lincoln riding a dolphin, but it still cannot download an affordable bedroom, affordable housing. You're scaling into something sustainable that has a future and can't be easily disrupted by AI. Scale or fail. Stop settling for the B plus life. We can help right now at this moment. Drop a quick email to naresh@getricheducation.com. I should spell that out for you. It's n a r e s h@getricheducation.com.   Keith Weinhold  15:36   More straight ahead. I'm Keith Weinhold. You're listening to Get Rich education. What if you got your mortgage loans the same place I get mine? You sure can at Ridge Lending Group NMLS 42056. They provided GRE listeners with more loans than anyone because Ridge specializes in investment property. They'll help you build a long-term plan for growing your real estate empire with leverage. Start your prequal and even chat directly with President Caeli Ridge. While it's on your mind, start at ridgelendinggroup.com. That's ridgelendinggroup.com.   Keith Weinhold  16:13   Let me ask you something: If you've worked hard to build wealth, is your money positioned to actually support your goals? A lot of accredited investors leave capital sitting in cash because it feels safe, but inflation and missed income opportunities can quietly erode its value. Freedom Family Investments offers freedom notes for investors seeking structured income backed by real estate. It's a straightforward approach built on real assets, not speculation. In full disclosure: I'm an investor myself. What I like is that their team walks you through how it all works, so you can decide if it aligns with your portfolio and income goals. Every investment carries risk, and nothing is guaranteed. But with a track record of consistent, on-time investor payouts, they built real credibility. Go to freedomfamilyinvestments.com to book a clarity call, or text family to 66866. That's family to 66866.   Chris Martenson  17:17   This is Peak Prosperity's Chris Martenson. Listen to Get rich education with Keith Weinhold, and don't quit your daydream.   Keith Weinhold  17:33   Welcome back to Get Rich Education. I'm your host Keith Weinhold. Having residual income from real estate, it can make you more comfortable for sure, but for me, I like to primarily use it to buy back my time. I'll tell you how I just did this. It's a small thing, a small win. It is time for my car's annual routine maintenance. Boring. I really don't want to lose my time dropping it off at the dealership in the morning and then picking it up again. Those two boring round trips don't add anything to my life. But the dealership had the option of, for just 100 bucks, picking it up for me and dropping it off for me at the end of the day. Oh well, that is an opportunity for me to buy some time, so that's why I did that. Now, when it comes to flying, sometimes I fly coach and sometimes first class. I just booked a flight and I refused to pay six times as much for first class. It just wasn't really worth it this time because the experience isn't that much better, and it sure doesn't save me any time. I tend to do that if the price is just 3x more, so I'll pay to save time, but not always to borrow a wider seat for five hours. And you and I both make hundreds of time versus money decisions every day, most of them small.   Keith Weinhold  19:04   With the more residual income you have, you're gonna make better decisions where you can choose the time over the money. One thing's for sure: whatever we're doing with our money, and that is that our dollar does not go as far as it used to. Let's look at inflation during the first 25 years of this century. This is really interesting. We're going to see how the cost of goods and services has changed from 2000 to the end of 2025 on some select categories that you spend on, and then I've got some mind-bending takeaways for you once I describe this chart, and this is the same chart that I sent to you last Thursday. If you are one of my newsletter readers, but I can open up and talk about it more here than I can in the newsletter because I keep that short. Overall inflation is about. 93% during this time period. 93% over these 25 years. Now, here are the items that rose less than that much, meaning that they became then more affordable over this span. What fell the most is the price of televisions down more than 90% in the first 25 years of this century? Toys down 74% Computer software down 73% Cell phones down 44% By the way, this all uses the government's CPI inflation rate, clothing up just one and a half percent, and even though it's up, that's still more affordable because it's up less than the overall 93% CPI inflation rate over this span. Household furnishings up 21% and finally new cars up 26% So all those items became more affordable because they rose less than the general rate of inflation. All right, moving on up. Now we're going to go above the line. Items above the 93% overall inflation rate, food and beverages were up 106% housing up 111% average hourly wages up 131% All right, let's pause. Yes, wages then outpacing 93% inflation. but of course, since that 93% uses the government CPI, well, that's pretty understated. Probably, you know, the true dispersing power of the dollar is probably more than 93% So it's debatable about whether there are real wage gains from 2000 to the end of 2025, medical care services up 147% Next in the category that has become less affordable is childcare, up 159% And as I'm naming these, there are some common threads here where I think you're going to have a few epiphanies when I point them out. College textbooks up 177%. Sheesh, what a scam! College tuition and fees up 197%, and finally the major category that became less affordable here at the top is the worst of all: hospital services. They have soared the most, up over 281% All right, there they are.   Keith Weinhold  22:57   And what takeaways do we have here? The items that became less affordable tend to be where the government either provides subsidies or they heavily regulate and mandate the product or service, like education, child care, and medical care. The categories that have become more affordable-that's where there is little or minimal government intervention, like clothing and technology. The lesson is that free market competition kept prices low, and some of these categories that became more affordable-you know-they would have become even more affordable than that if it weren't for profligate dollar printing, sadly, the items that have become less affordable-and this could really upset you-the items whose price increases exceed the overall rate of inflation, like medical care and housing, these are life's necessities. They are not once the stuff you need most got harder to obtain, healthcare is the ultimate example of this. It's sad to say, but you'll either pay the fee or you'll die, and the price reflects this. With hospital services up 281% outpacing the overall rate of inflation by about 3x. Also, items that have become more affordable, they are then generally the more discretionary purchases like furnishings, toys, and televisions. You can live without that stuff. Items that have become less affordable. They also tend to be more in-sourced activity, while those more affordable are outsourced, like to China. If you've noticed the trend, then anything involving people in the United States will be expensive, like child. Care and medical care. It involves people in the United States, and then it just gets more and more expensive. And this is also why service prices increase more and goods prices increase less. People are expensive.   Keith Weinhold  25:18   Microchips don't ask for dental insurance, and microchips don't file sexual harassment lawsuits. Overall, inflation was just 2.66% per year during this time period. But when it's compounded for this long, that's how it got to 93% cumulatively. But of course, inflation is higher than this 2.66 rate here in the late 2020s, and inflation is poised to rise even more than the level that it's at now. The war in Iran has pushed up energy prices 24% and these costs seep into almost everything, all right. But you're probably aware of this already, so I'm not going to discuss it much more because I discussed that before, like on episode 606, nearly two months ago when I called it our most important message in years, all right. But few seem to understand that this is just one part of a new inflation triple whammy. First, you've got spiking energy prices, like I mentioned. Second, more U.S. tariffs, and third, you've got mushrooming AI spending, and as a result of all this, this new inflation triple whammy that most people aren't aware of, this has pushed up bond yields to their highest point since 2007, and pressure is mounting for the Fed to jack up rates. Mortgage rates are soaring right along with them, and they are now near 7% Could mortgage rates reach 8% This is a real question now. The bottom line here is that inflation made the dollar lose nearly half its purchasing power in the first quarter century. Real asset owners will win, especially leveraged income property owners. This raises the property's replacement costs, spikes rents, and erodes your mortgage's real burden. Nearly everyone else is going to lose, and I don't want to lose a learning moment for you here. Bond yields-they are closely tied to what future mortgage rates are going to be. It's not about what the Fed does, and this is not as esoteric as some people think. This correlation between inflation, bond yields, and mortgage rates. Bonds pay a fixed interest rate long term.   Keith Weinhold  28:01   For example, the 10-year Treasury bond right now pays about 4.7% each year for the next 10 years. That's what that means. Now, would you lock in your investment for 10 years in order to get a 4.7% return? Well, if you were a conservative investor, maybe you would if you knew that inflation was only going to be 2% because then you'd be making about a 2.7% real return on your investment each year risk free. But if you expect inflation was going to be 5% over the next 10 years, oh well, then locking in a return of 4.7% means that you would lose real purchasing power every year. Investors don't want to lose money, so if investors expect that inflation is going to be higher, they will only buy bonds if they're paying higher amounts. And the bond market is telling us that as of today, investors expect at least 4.7% inflation over the next 10 years. If things change and they expect inflation to be higher than that, well, then bond yields will go up. If they expect inflation to decrease, for example, from a recession, bond yields will go down. So therefore, Treasury bonds are a true representation of investor inflation expectations and the movement of that bond yield-that is the number one factor that moves mortgage rates in that same direction. There's your explanation. That wasn't so hard. The market does not believe we're going to escape the Middle East war without substantial inflation or energy supply chain issues. That's what that means. Now, what else is going on in this era is the continuation of a reduction in the volume. Of housing transactions, fewer deals are happening. It had its recent peak of 6 million existing homes changing hands back in 2021. In 2022, it was 5 million, and it's been about 4 million transactions every year since. Now, as far as investor activity, just looking at that, for big investors, activity that's been sideways to a little down these past few years. But let's look at ourselves for smaller investors, mom and pop types, defined as those doing 10 or fewer deals per year, which probably includes you. You know, each of the past three years, activity has been up for smaller investors like you. You have gradually been purchasing more property, and this is as reported by realtor.com. Okay, what are the reasons for this?   Keith Weinhold  30:55   Well, back during the pandemic, you had to compete with owner-occupied buyers, that's when open house lines stretch down the block, and today there are fewer bidders in the room, and small investors are buying because builders are buying down your mortgage rate for you. That's another reason, and the source analysis it found that investors are sticking to affordable Midwest and Sun Belt markets that have strong rental demand. In fact, they're buying at least one out of every five homes in Memphis, Kansas City, St. Louis, Birmingham, and Oklahoma City. Real estate providers know that some prospective owner-occupant homeowners and even some investors-they won't buy anything at today's market mortgage rates, even though you and I know that these rates are historically normal. But providers-they need to stay in business. They need to keep turning things over. They need to sell property. They need to keep their people busy. They're not running museums here, so they're making sure that mortgage rate buydowns happen. And one of the most lucrative sources that I know about for investors is Mid South Homebuyers because they have investment property where the numbers work in Tennessee, Arkansas, and Texas with mortgage rates in the fives and a conventional loan with 25% down. A lot of their income properties cost under 200k, and these are quality homes in decent neighborhoods. I've physically walked inside many of them myself, not by drone, not with a virtual tour, not by AI, and not through some glossy brochure with suspiciously perfect lighting. The reason I'm telling you about this now is that this mortgage rate is one part of their limited triple five program. Here's what else we get as investors: a mortgage rate near 5% like I mentioned, and a 5% property management fee for five years. Though leverage has its benefits, if you decide to pay all cash instead, they provide you with the 5% property management for life, even if you finance later. I think they call that their forever five. Frankly, it's just amazing how many investors rave about the quality of their rehabs and say that their property management never seems to mess up in this industry. I mean, that is about as common as a calm political debate, or perhaps an airline actually improving legroom, and I have helped recommend Mid Health Homebuyers to our listeners for over 11 years. I know some followers that have looked at their available properties and scooped up three properties on one phone call. In fact, where they're based and have a lot of their available properties, Memphis. You know, Memphis has a story where I don't know if any other market in America can tell it right now. Do you know what's happening? Memphis is developing into having both the new brains and the brawn behind AI, and you got more smart money moving there now. Memphis is now home to the world's largest AI supercomputer. It's XAI's Colossus. It's now part of SpaceX. It's the biggest single-site AI facility on the entire planet. Anthropic is paying over a billion dollars a month to run Claude on it. Google just signed a deal worth up to 30 billion starting october 1, and I look forward to announcing that I have got a live event that I am co-hosting for you the day before this happens on september 30.   Keith Weinhold  34:56   So yes, that's the night before Google's money starts flowing. Into Memphis in one year, XAI became the second largest taxpayer in Memphis after FedEx, and the city has committed 25% of the property tax revenue from those sites to infrastructure in the surrounding neighborhoods. And when you add in FedEx, because Memphis already moves more physical goods than anywhere else in the country, you can see how Memphis is increasingly becoming the brains of the digital economy, while it's already been the brawn of the physical one. In every other market, you know they showcase things like their population growth and the rent-to-price ratios, and those attributes certainly matter, but now the fact that perhaps the biggest infrastructure story in America is happening in the most affordable major cash flow market—I mean, this is something that almost nobody has connected the dots on. So join me and my two co-hosts that lead Mid South Home Buyers.   Keith Weinhold  36:01   We're going to discuss market fundamentals, the AI build out, what it means for jobs, rent in neighborhoods over the next decade, and then a heavy live Q and A on Mid South. You're invited to join me. This is happening again on Wednesday, September 30th. It's at 8p.m. Eastern. Yes, you will have me live. Sign up at getricheducation.com/midsouth. It's a special event as Memphis is positioning to become both the brawn and brains of AI and a property provider that already makes a lot of sense for investors. Save your spot at getricheducation.com/midsouth. Until next week, I'm your host Keith Weinhold. Don't quit your daydream.   Speaker 2  36:54   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  37:22   The pre- program was brought to you by your home for wealth building, getricheducation.com

Welcome to another episode of Mid-South Gardening featuring Vador Vance, Kenneth Mabry, and Jim Crowder! Hosted by Simplecast, an AdsWizz company. See https://pcm.adswizz.com for information about our collection and use of personal data for advertising.

In this episode, Kathryn and Kristi are joined by Tilly Scholl, a trailblazing photographer and cyclist who has carved a unique niche in the gravel scene. Tilly shares her unconventional journey from a cycling novice to a professional photographer, discussing how her background in film photography influences her intimate and soulful approach to storytelling. The conversation explores the significance of community support among women in gravel and the unique perspectives they bring to both racing and media, emphasizing authenticity and inclusivity across diverse age groups and backgrounds. Tilly also reflects on the challenges women face in race environments and the positive impact of brands like Silca in fostering genuine engagement through education.From her first experiences capturing the mud of Mid South to her transition into full-time professional photography, Tilly highlights the power of portraits in capturing the confidence and personal growth of riders. She provides a look behind the scenes at our Feisty Mechanic camps and discusses the importance of capturing lasting memories that empower women within the sport. Finally, the group looks ahead to the major events Tilly will be covering, including Leadville and Gravel Worlds, as she continues to advocate for a more visible and respected space for women in the cycling industry.Follow Tilly on Instagram @thistilly and check out her YouTube channel Tilly Show.Join us in Tuscon, AZ for our Feisty Women's Mechanic Camp and register at: https://www.wetravel.com/trips/women-s-bike-mechanic-camp-tucson-az-feisty-media-24985624#about-this-tripFeistyFest Info: https://www.wetravel.com/trips/feistyfest-feisty-media-1943243299#about-this-tripWomen's Mechanic Camp - Tucson: https://www.wetravel.com/trips/women-s-bike-mechanic-camp-tucson-az-feisty-media-24985624#about-this-tripCourses and Coaching: https://feisty.learnworlds.com/Follow us on Instagram:@feistycycling@feisty_mediaGirls Gone Gravel Website:https://www.girlsgonegravel.com/Support our Partners:Wahoo: Learn about the ELEMNT ROAM 3 at https://wahoofitness.pxf.io/6kn0EbMomentous: Use code GIRLSGONEGRAVEL for up to 35% off your first order at livemomentous.comTifosi: Use the code FEISTY2026 for 20% off at tifosioptics.comRegister for Feisty Fest at https://www.wetravel.com/trips/feistyfest-feisty-media-1943243299#about-this-trip

A proven model of success is helping students in Memphis persist to graduation and launch careers in the Mid-South thanks to an impact-driven collaboration between tnAchieves and MDRC. Listen in to learn how a state-wide program is taking a tailored approach to help students in Memphis succeed!Guests: Krissy DeAlejandro (tnAchieves) Sonia Drohojowska (MDRC). Resources mentioned in this episode include: tnAchieves MDRC MEMcomplete MDRC Post Secondary focus Tennessee Promise Slingshot Memphis MEMworks Southwest Tennessee Community College Previous Meanwhile in Memphis episodes on related topics can be found here , here , here , here , and here This episode is made possible in partnership with Independent Bank.

In this week's Interview Classic podcast, we jump back to ten years ago this week (7-28-2016) for PWTorch editor Wade Keller's interview with Jim Ross to discuss recent happenings in WWE including an evaluation of the roster split. He also addresses Jerry Lawler's role being shifted from the main shows on color commentary to panel pre-shows. There are live callers throughout the show with a range of questions and topics dating back to his days announcing Mid-South Wrestling and Smoky Mountain Wrestling through his AXS TV show and One Man Shows.Become a supporter of this podcast: https://www.spreaker.com/podcast/wade-keller-pro-wrestling-podcast--3076978/support.

Paul & Zak travel back to Mid South Wrestling in 1984 to discuss The Midnight Express vs The Pretty Young Things! The action is fast and furious in this month's episode! The Midnight Express (Loverboy Dennis Condrey & Beautiful Bobby Eaton) along with manager Jim Cornette are joined with Hercules Hernadez when they take on The Pretty Young Things (Norvell Austin & Koko Ware). P & Z break down the wild match which has a surprise appearance by Hacksaw Jim Duggan! Speaking of Hacksaw, this episode's “fun fact” at the end focuses on an “interesting” story involving Duggan, Super Crazy, & Paul! Possibly the “funnest” of facts you'll ever hear in an episode! The dudes also get into a little sword & sorcery discussion to close out last months celebration of all things Deathstalker! Enjoy! Watch The Midnight Express vs The Pretty Young Things from Mid South Wrestling (8-23-84) here: https://youtu.be/jM6ijVOeKD0?is=IX7EHD2OQtcHWJGu Over on our Patreon, we're featuring “Beautiful” Bobby Eaton on this month's Legends of the Territories! Consider supporting the show by signing up today at this link: ⁠www.patreon.com/twodollarlatefee⁠ Dig our show? Please consider supporting us on Patreon for tons of bonus content including “Legends of the Territories”: ⁠www.patreon.com/twodollarlatefee⁠ Please follow/subscribe and rate us on Spotify and Apple Podcasts! Apple Podcasts: ⁠podcasts.apple.com/us/podcast/two-dollar-late-fee⁠ Spotify: ⁠open.spotify.com/show/⁠ Instagram: ⁠@territorymarks⁠ Instagram: ⁠@twodollarlatefee⁠ Paul London's Kayfabe Academy: ⁠@kayfabeacademy⁠ Subscribe to our ⁠YouTube⁠ Territory Marks logo by ⁠VideoForce⁠ Check out Jim Walker's intro/outro music on Bandcamp: ⁠jvamusic1.bandcamp.com⁠ Facebook: ⁠facebook.com/Two-Dollar-Late-Fee-Podcast⁠ Merch:⁠ https://www.teepublic.com/user/two-dollar-late-fee⁠ IMDB: ⁠https://www.imdb.com⁠ Two Dollar Late Fee is a part of the nutritious ⁠Geekscape Network⁠ Every episode is produced, edited, and coddled by Zak Shaffer (⁠@zakshaffer⁠) & Dustin Rubin (⁠@dustinrubinvo⁠) Listen on Spotify here. Don't forget to like & subscribe! Learn more about your ad choices. Visit megaphone.fm/adchoices

Paul & Zak travel back to Mid South Wrestling in 1984 to discuss The Midnight Express vs The Pretty Young Things! The action is fast and furious in this month's episode! The Midnight Express (Loverboy Dennis Condrey & Beautiful Bobby Eaton) along with manager Jim Cornette are joined with Hercules Hernadez when they take on The Pretty Young Things (Norvell Austin & Koko Ware). P & Z break down the wild match which has a surprise appearance by Hacksaw Jim Duggan! Speaking of Hacksaw, this episode's “fun fact” at the end focuses on an “interesting” story involving Duggan, Super Crazy, & Paul! Possibly the “funnest” of facts you'll ever hear in an episode! The dudes also get into a little sword & sorcery discussion to close out last months celebration of all things Deathstalker! Enjoy! Watch The Midnight Express vs The Pretty Young Things from Mid South Wrestling (8-23-84) here: https://youtu.be/jM6ijVOeKD0?is=IX7EHD2OQtcHWJGu Over on our Patreon, we're featuring “Beautiful” Bobby Eaton on this month's Legends of the Territories! Consider supporting the show by signing up today at this link: ⁠www.patreon.com/twodollarlatefee⁠ Dig our show? Please consider supporting us on Patreon for tons of bonus content including “Legends of the Territories”: ⁠www.patreon.com/twodollarlatefee⁠ Please follow/subscribe and rate us on Spotify and Apple Podcasts! Apple Podcasts: ⁠podcasts.apple.com/us/podcast/two-dollar-late-fee⁠ Spotify: ⁠open.spotify.com/show/⁠ Instagram: ⁠@territorymarks⁠ Instagram: ⁠@twodollarlatefee⁠ Paul London's Kayfabe Academy: ⁠@kayfabeacademy⁠ Subscribe to our ⁠YouTube⁠ Territory Marks logo by ⁠VideoForce⁠ Check out Jim Walker's intro/outro music on Bandcamp: ⁠jvamusic1.bandcamp.com⁠ Facebook: ⁠facebook.com/Two-Dollar-Late-Fee-Podcast⁠ Merch:⁠ https://www.teepublic.com/user/two-dollar-late-fee⁠ IMDB: ⁠https://www.imdb.com⁠ Two Dollar Late Fee is a part of the nutritious ⁠Geekscape Network⁠ Every episode is produced, edited, and coddled by Zak Shaffer (⁠@zakshaffer⁠) & Dustin Rubin (⁠@dustinrubinvo⁠) Listen on Spotify here. Don't forget to like & subscribe! Learn more about your ad choices. Visit megaphone.fm/adchoices

Welcome to another episode of Mid-South Gardening featuring Vador Vance, Kenneth Mabry, and Jim Crowder! Hosted by Simplecast, an AdsWizz company. See https://pcm.adswizz.com for information about our collection and use of personal data for advertising.

Send us Fan MailEarly 20th Century ArkansasHelen Ruth Spence of Arkansas County was a famous outlaw and prisoner whose story captured the imaginations of many during her life and engendered a body of legend afterward. Considered a folk hero by many, she was the focus of unprecedented media coverage in her day, up until her death at the hands of Arkansas prison officials.Merchhttps://jrlawman-shop.fourthwall.com/...https://encyclopediaofarkansas.net/en...https://onlyinark.com/arkansas-women-... https://www.malvern-online.com/multim... https://www.fox16.com/news/local-news... 

On this episode of Sponsor Spotlight we feature three outstanding local businesses making a difference in the Mid-South! • Silas Reed from Next Day Access Memphis discusses practical ways to help seniors and those with mobility challenges remain safe, comfortable, and independent in their own homes. • Cesar Parra of Salsa Cocina Mexicana tells the story of bringing his family's California-style Mexican recipes to Memphis in 1991—and why fresh ingredients and family hospitality have kept customers coming back for more than 30 years. • Matt Adkins with Square One Electric shares valuable tips on electrical safety, home inspection corrections, aluminum wiring remediation, and EV charger installation.

 We often set out on these big adventures with a picture in our heads of what we're going to get from them. The reality is that they almost never deliver that thing. Instead, they hand us something else entirely... and that's exactly what makes them worth doing. Hannah Glatter rode the brand new Great Plains Gravel Route this summer, travelling 3,000 miles from the Texas desert to the Canadian border, through the states people love to write off as flyover. She covered around 100 miles a day for 36 days — and before this, she'd never bikepacked more than a few days at a time. In this episode of Detours we talk about choosing community over going it alone, letting go of who you think you should be as an adventurer, learning to be proud of our accomplishments for the genuine feats they are, and building a life you love so much you don't need to escape from it. Learn more about the Great Plains Gravel Route Follow Hannah's adventures on Instagram @hannah.glatter Follow Mel on Instagram: @melwwebbFollow Detours on Instagram: @detourscyclingFollow Albion on Instagram: @albion.cyclingUse code DETOURS15 to get 15% off your next order from AlbionIf you enjoy listening please consider pledging your support to sustain producing this show: https://buymeacoffee.com/detourspodcast

Willy Bearden is a filmmaker, photographer, author, producer, musician and Southern storyteller whose work has helped preserve and interpret the culture, characters and history of Memphis, the Mississippi Delta and the Midsouth. In this episode, Bearden shares how growing up in Rolling Fork, Mississippi, surrounded by natural storytellers, shaped the way he sees the world. He talks about studying education, working as a teacher's aide and substitute teacher, and eventually finding his way into film through Memphis' Motion Picture Laboratory (MPL), where he learned the technical and artistic skills that launched his career. The conversation explores Bearden's decision to leave a comfortable path and start his own production company in 1987, first creating corporate videos and conventions before moving into documentaries, public television and museum storytelling. He discusses projects connected to the blues, cotton, Overton Park, the Elvis Presley Birthplace, the Cotton Museum and other places where Southern history comes alive every day for visitors. Bearden also reflects on his memoir, “Mississippi Hippie: A Life in 49 Pieces,” and the experiences, people and places that inspired him to turn the camera on his own life. It's a conversation about creativity, courage, history, memory, storytelling and the value of taking a leap before you feel completely ready. This episode is sponsored by Thompson CAT Machinery Rentals of Union City, Tennessee.

Welcome to another episode of Mid-South Gardening featuring Vador Vance, Kenneth Mabry, and Jim Crowder! Hosted by Simplecast, an AdsWizz company. See https://pcm.adswizz.com for information about our collection and use of personal data for advertising.

Meet Majors Henry and Benita Morris, the new Memphis Area Commanders for the Salvation Army of Memphis and the Mid-South, along with Amy Speropoulos. Hear inspiring stories of faith, family, and ministry as they discuss serving the Memphis community, supporting women and children through the Produce Center of Hope, the importance of loving the next generation, and the impact of community partnerships. Amy also shares powerful testimonies of God's faithfulness and how the Salvation Army's Christmas in July campaign is bringing hope to families across the Mid-South.

Welcome to another episode of Mid-South Gardening featuring Vador Vance, Kenneth Mabry, and Jim Crowder! Hosted by Simplecast, an AdsWizz company. See https://pcm.adswizz.com for information about our collection and use of personal data for advertising.

Welcome to another episode of Mid-South Gardening featuring Vador Vance, Kenneth Mabry, and Jim Crowder! Hosted by Simplecast, an AdsWizz company. See https://pcm.adswizz.com for information about our collection and use of personal data for advertising.

Send us Fan MailOn January 11, 2005, defendant shot his wife, Donna Jordan, to death at her office in a TDOT facility in Jackson, Tenn. Defendant also shot and killed Jerry Hopper, who was in the office with Ms. Jordan at the time of the shooting. After leaving the office, Jordan shot and killed David Gordon, a motorist who followed Jordan to the TDOT facility after Jordan ran Gordon off the road. When Gordon accosted Jordan about the incident, Jordan removed a high-powered assault rifle from his truck and shot Gordon thirteen times. Jordan then returned to the TDOT office and riddled his wife's body with shots from the assault rifle.During the incident, Jordan shot and wounded two other TDOT employees James Goff, who was wounded along with Larry Taylor. He was convicted of two counts of attempted first degree murder for the additional shootings. Merchhttps://jrlawman-shop.fourthwall.com/...https://www.tncourts.gov/press/2010/0...https://caselaw.findlaw.com/court/tn-...https://www.actionnews5.com/story/564... 

In this powerful episode of Verbally Effective, Ena Esco sits down with Memphis Mayor Paul Young inside Cossitt Library for an honest and forward-thinking conversation about leadership, perception, and the future of the city. Mayor Young addresses some of the biggest misconceptions about him and breaks down what it truly means to serve as a government official in today's climate. From navigating the city's budget to responding to the recent “No Kings” protest in Memphis, he offers transparency and insight into the decisions shaping the city. The conversation also explores the growing role of AI and big tech in Memphis and the Mid-South, along with the importance of youth programming and workforce development in building sustainable opportunities for the next generation. Looking ahead, Mayor Young shares his thoughts on future ambitions, including another mayoral run, and paints a vision for what Memphis can become. Most importantly, he challenges Memphians to take pride in who they are and push back against negative narratives surrounding the city. This is more than a conversation. It's a call to reimagine Memphis through leadership, innovation, and community pride.

MidSouth's Communications Team discusses the importance of creating Power Kids, a program that educates and inspires the next generation about electric and internet safety.Thank you for listening!Like this episode? Leave us a review wherever you listen to podcasts.Have an idea for a future topic? Send us an email at communications@mselectric.com.

Keith explores when the U.S. median home price could realistically hit $1 million and what long-term drivers like inflation, construction costs, and housing scarcity mean for investors.  He reveals the hidden issue of America's aging housing stock, explaining how outdated and inadequate homes quietly distort inventory data and reshape opportunities for renovation and build-to-rent strategies.  Keith also draws lessons from former Fed Chair Alan Greenspan and unpacks why some of the "worst" high-crime cities can still offer strong rental fundamentals, helping listeners think more clearly about risk, market selection, and long-term wealth building through real estate. Episode Page: GetRichEducation.com/612 For access to properties or free help with a GRE Investment Coach, start here: GREmarketplace.com GRE Free Investment Coaching: GREinvestmentcoach.com Get mortgage loans for investment property: RidgeLendingGroup.com or call 855-74-RIDGE  or e-mail: info@RidgeLendingGroup.com Invest with Freedom Family Investments.  For predictable 10-12% quarterly returns, visit FreedomFamilyInvestments.com/GRE or text  FAMILY to 66866  Unlock truly passive real estate income—visit flockhomes.com/GRE today to see if your properties qualify for a 721 exchange with Flock Homes. To get in the best physical, mental, and professional shape of your life, go to DanielThomasHind.com and apply for Daniel's intensive 1-on-1 coaching for burnt-out entrepreneurs and executives. Will you please leave a review for the show? I'd be grateful. Search "how to leave an Apple Podcasts review"  For advertising inquiries, visit: GetRichEducation.com/ad Best Financial Education: GetRichEducation.com Get our wealth-building newsletter free— GREletter.com  Our YouTube Channel: www.youtube.com/c/GetRichEducation Follow us on Instagram: @getricheducation Complete episode transcript:   Keith Weinhold  0:01   Welcome to GRE. I'm your host, Keith Weinhold. When will the median US home value hit the $1 million mark? I have the best answer for the exact year that it will happen, and it's probably sooner than you think. Also, there's a big hidden problem in America's housing market today, and no one is talking about it. It's not prices, mortgage rates, affordability, nor is it inventory. I'll tell you about it and more today on Get Rich Education.   Speaker 1  0:30   Since 2014 the powerful Get Rich Education podcast has created more passive income for people than nearly any other show in the world. This show teaches you how to earn strong returns from passive real estate investing in the best markets without losing your time being a flipper or landlord, show host Keith Weinhold writes for both Forbes and Rich Dad Advisors, and delivers a new show every week. Since 2014 there's been millions of listener downloads of 188 world nations. He has a list show guests and key top-selling personal finance author Robert Kiyosaki. Get rich education can be heard on every podcast platform, plus it has its own dedicated Apple and Android listener phone apps. Build wealth on the go with the Get Rich Education podcast. Sign up now for the Get Rich Education podcast, or visit getricheducation.com   Keith Weinhold  1:14   You know, Mid South Home Buyers, that top Memphis turnkey provider, I learned that a secret weapon behind their explosive growth is more than just you buying their properties. It's an executive coach for nine years now. Their CEO, Terry Kerr, and his COO, Pat Nix, have worked privately with a coach who I've now learned from too, and he doesn't market himself online anywhere. After 12 years behind the scenes, that coach is now making himself available exclusively for GRE listeners, his name is Daniel Thomas Hind. If you're a hard-charging business owner or investor who wants to get in the best shape of your life, physically, mentally, and professionally, you can fill out an application for a free consult. This is private one on one coaching for those willing to go to uncommon lengths to achieve uncommon results. Thanks to Daniel, we've all become better leaders, better operators, and better men. It started by showing up for ourselves. Now it's your turn. Go to danielthomashind.com h i n d, that's danielthomashind.com and sign up before Spotsville Flock Homes helps multifamily owners exit the operator grind, whether it's your sixplex or a 50 unit apartment through a 721 exchange. This defers your capital gains tax. It's a strategy long used by institutions. Now you can swap tenants and toilets for passive income and zero management. Request your initial valuations. See if your property qualifies at flockhomes.com/gre that's F L O C K homes . com / G R E.   Speaker 2  3:00   You're listening to the show that has created more financial freedom than nearly any show in the world. This is Get Rich Education.   Keith Weinhold  3:16   You're listening to One America's longest running and most listened to shows on real estate investing, not flipping, not speculating, not whatever the latest hot thing is, but prudent long-term real estate investing. This is Get Rich Education. I'm your host, Keith Weinhold. You've got to believe that you were not put on this earth to live a mediocre life and waddle in the safety of mediocrity. Your investing should be a reflection of that. You've got to believe that you can obtain financial freedom when you're young enough to enjoy it. What would be the point of deferring financial freedom until you're old, like, what would that point even be? I mean, just imagine a rich elderly version of you. It cannot buy youth. Youth cannot be bought. Look, right now, if someone offered you $20 million to be age 85 tomorrow, the probability that you would take it is pretty much zero. So then build sustainable, durable wealth now today, and with a sense of urgency. That's what we're doing here. A $1 million national median home price. When do we get there? Well, back in 1990 the median national home price was about 120k and you know, funny as it sounds, you can read about how back in 1990 people thought that homes were highly priced, even overpriced, and that maybe they'd need to start. Going down, why was that? Well, just three years earlier, in 1987 they crossed over 100k for the first time. So psychologically, six figures for a home price, that was still a fairly new phenomenon. In 1990 mortgage rates were 10% then for a 30 year fixed rate loan, and by the way, 10% mortgage rates didn't feel too bad to homeowners and real estate investors in 1990 because as recently as 1984 they were 14 and a half percent. Roll it back a little earlier to 1981 and mortgage rates were over 18% then, and of course, mortgage rates are a friendlier six to 7% today, but remember we're talking about home prices here, and when it comes to the trajectory of home prices, rates are really just trivia, because as I've discussed here on the show for years, to many people surprised, mortgage rates have almost nothing to do with home prices, contrary to popular belief, but to those people in 1990 that were still somewhat freshly getting used to six figure prices that were now 120k at that time today's median home price of 429,000 to $300 would have sounded as absurd as paying $18 for airport trail mix and $24 for airport beef jerky, yet here we are.    Keith Weinhold  6:36   All of those prices are true. That's where we are today, all right. Well, from 1990 till today, home prices have nearly four exed. So, with that backdrop from recent history, what about a million dollars? When do we get to that point? Well, home prices only need to go up about 2.3x from here. Yogi Berra said it's tough to make predictions, especially about the future, and I want to credit Dr. Lawrence Yuen, any our chief economist, for doing this analysis and sort of getting this conversation started, because when we look at the national median home price hitting million dollars, this forecast assumes zero price growth for this year, although home prices are now up 1.8% year over year. Here we go at 3% price growth from today, we get to a million in 2056 at 4% it's 2049 at 5% price growth, it's 2045 and it's 6% home price growth, it's 2042 and that's just 15 and a half years away. One part that I really want to credit Dr. Yoon for is that if you take the actual price trend from the last 25 years with all of its ups and downs, which also gives you an average annual gain of four and a half percent, by the way, and you project this into the future, that path reaches $1 million in 2048 just over two decades away, so taking the past quarter century, then, and extrapolating it into the future means we hit a million dollars in just a little over 20 years. So, therefore, perhaps the most prudent and sensible projection gets us there in 2048 But look, it's easy to make the case that growth is going to be on the higher side of these estimates, I mean, just look at what's going on now.   Keith Weinhold  8:45   Already, inflation is over 4% and there are all kinds of forces that are poised to push that inflation rate higher. I've talked about those in recent episodes. Today, 42 out of 50 states show annual home price gains. Near-term sparks to more home price growth are energy and material price volatility from tariffs and wars, which are poised to push up the replacement cost of homes. And you know, when your property's replacement cost rises, all capital values tend to rise as well. There's also pent-up demand and still paltry supply in most US regions. I'll get to that, but regulatory costs alone are now $132,000 for a new single-family home. You heard that right? Yes, the cost of zoning and other regs is now 132k and that figure is sticky. That does not tend to come down, and then you've got these longer term bonfires, not just the short term sparks that I mentioned, but the longer term bonfires that could make million dollar median home. Dollars occur before 2048 This construction of data centers and all the resources that it takes, and chips, and copper, and electricity, that's all inflationary for our society. When we're building that infrastructure, our currency will keep getting diluted to deal with huge debts like defense and social security payment commitments and interest payments themselves, I mean that part is plain as day new household formation that's expected to push up demand until at least the late 2040s and after that demographically things could turn, but the base case remains 2048 here for the million dollar median home, so this million dollar mark, you know, it's not some sci-fi housing fantasy where your realtor shows up in a flying car, okay, values are already approaching a half million, and this figure of a million that is just 1000 1000, it's not some incomprehensibly gigantic number that's shooting for the moon and the stars, so really the bottom line here is that a million dollar median national home price is an almost inevitable destination and is being pushed up by appreciation, inflation, replacement costs, and scarcity.    Keith Weinhold  11:25   The real question is not whether this happens, but it's when it happens. That's why I gave you the year of 2048 as the base case. I want to talk more about housing scarcity shortly, but first, for some historic perspective, do you want to know how much my parents paid for their home in 1974 I thought I knew the figure, but I wanted to check with Dad, and he let me know, and it was what I thought. All right, first, I think I've shared with you before that my parents still live in the same Countersport, Pennsylvania home, the old smallish Victorian style home built in 1917 They've lived in that continuously since Richard Nixon was our president. And you know, when I go visit my parents, I get to sleep in the same bedroom that I have since I was an infant, just amazing. Also, do you know that that home where I grew up, and they still live in.. Do you know that home is location? Do you know where that location is? On what I'll call the urban to rural spectrum, it's interesting. The home is not in a city, it's not in the suburbs, it's not in the exurbs, it's not in the country, and it's not in a planned community either. What's left? Do you know where it might be? Maybe you're thinking too hard. It is in a small town, that's the answer. A small town with a gridded street pattern and Main Street, that's called Main Street, and old brick businesses. It is a standalone community with its own identity and a really slow pace of life. Its population was about 2600 at the turn of the century, and it's down to about 2100 residents today. And Cowder Sport, Pennsylvania, is a remote place, it's over two hours to the nearest international airport in Buffalo, New York, and there really aren't that many flight routes out of Buffalo either. So, for that detached single-family home that does have a big yard, my parents bought it in 1974 for $20,000 exactly 20k and they quickly got that home paid off back in the day, about 58 years ago.   Keith Weinhold  13:48   The only financing they had, it wasn't a mortgage in the traditional sense, rather my mom's parents gave them a small loan to put toward that 20k and it was an interest-free loan, and the seller kind of gave them my parents there this adjacent grassy lot, practically free. The person that sold it said they didn't feel like mowing it. That wouldn't happen today. Real estate is just more coveted and calculated, I think. It'll just go throw in a lot, and you can guess who had to mow that adjacent grassy lot more than a few times? Yours truly. And hey, I might even mow it again this year when I visit my parents, and my dad listens to this show, and he sure hopes so. It's not a bad looking home today. I definitely did not grow up dirt poor, but just modestly, there was only one bathroom for our family of four that we all shared, and yes, what this meant was patience, timing, and the ancient art of knocking on the bathroom door with urgency sometimes, and we all took baths only until I was age eighteen, there was just simply no shower until then. We all shared one car, a Subaru station wagon, definitely not deprived in a great childhood, just living modestly. Well, today's median home price is now 22 times the 20k that my parents paid for their home in 1974. Homes in countersport are a lot cheaper, so maybe it's just 12x there. But see, the point is that the home doesn't have more utility because it doesn't have any more than the same three bedrooms today. It's got about the same amount of usefulness they did add a second bathroom. What happened is that our currency has just debased enough to be worth about 1/12 as much as it was in 1974 That's why the price is up 12x Before I get to national housing scarcity factor, maybe you've always wondered where I get my abundance mindset from, since I grew up in a small simple remote place, I'm not sure it's just an internal confidence gain from somewhere. Sometimes I wonder if where I grew up actually contributed to growing my means rather than living below my means, because at some point subconsciously I might have thought before that, you know what, if I fail big in life, then I could always move back to old counter sport and own a decent home for just 200k in a town where I know people, maybe it worked that way, and I moved away from that home for good at age 23.   Keith Weinhold  16:44   By the way, that's when I left the nest. As you know, I like to say the most important thing here is that I won the parent lottery - decent, stable married parents. That means considerably more than inflation or economic factors ever could two grade A parents now getting back to housing's scarcity factor. Did you know about what's happening with the available inventory of homes now after four years of rising supply? The inventory trend has flipped. There are now fewer homes for sale nationally than there were a year ago, and this has really thrown off some forecasters that thought inventory would climb about 10% this year. Instead, we have fewer one to four unit properties on the market today than we did last year. This matters because it could signal the next phase of the housing market, it's important to identify these inflection points right here, if it truly is one, because shrinking inventory, that means fewer options for buyers, more competition, and eventually upward price pressure, if the trend holds, but that's not here yet, we haven't seen home prices really take off. A decade ago, there are about one and a half million available homes. The pandemic low in 2022 is where we hit a jaw-droppingly low, 350,000 available homes. I mean, really scraping the bottom, those were the days when there were 40 people in line to see one open house, that was nuts.   Keith Weinhold  18:28   Okay, from those scarce, scarce days that has rebounded to 1.1 million available homes the past year or two, and this year it stepped back a little to about 1 million available homes for sale in this nation, so bigger picture today we have 30 to 35% fewer homes available now than we had a decade ago, and remember we've also got to account for the fact that we've had population growth since that time as well, that's why demand continues to exceed supply, so really the housing shortage is a little worse whenever you factor in population growth. So this really speaks to the scarcity, and so does something else here. And there's a big hidden problem in America's housing market today, and nobody, like no one is talking about this, it's not prices, it's not mortgage rates, affordability, nor is it inventory, it's the fact that America's housing is aging with the median now 45 years old, that's older than America's homes have ever been, and 45 is also about the median age of a TikTok user's parents, I think. Now, an 80s built home isn't exactly ancient, but this really factors in here. Now, in Buffalo, Pittsburgh, and Cleveland, the typical home predates 1960 in Austin and Raleigh, it. Is post 2000 so it feels like the Northeast is replacing avocado green appliances, and the Southeast is just replacing Ring camera batteries, because, as you'd expect, fast growth areas have a young housing stock like Florida and Texas and Tennessee to a lesser extent, and at the beginning of the month, I sent our newsletter subscribers this terrific national map that shows the median age of homes by city, a rare map that's pretty fascinating, and in fact, the oldest homes in the nation are in Elmira, New York. They are about 70 years old, not far from where my parents live in Countersport, Pennsylvania, and this is such an under-discussed part of the housing shortage. See, a market it can technically have what seems like available inventory, but still not actually have habitable, financeable, insurable, affordable housing, and older housing stock that creates friction with repairs and appraisals and insurance and affordability.    Keith Weinhold  21:10   Harvard's Joint Center for Housing studies found that 3.6 million renter households, that's 8% live in inadequate housing with problems in multiple structural deficiencies like water leaks or serious problems with electrical HVAC or other systems, and this is a real threat to NOAA housing. Are you familiar with this term, NOAH? NOAA stands for Naturally Occurring Affordable housing, and it means properties that are affordable purely due to free market conditions, not public funding. What's interesting is that America isn't just not building enough. See, we're also retaining a lot of older homes longer than generations past did in the mid 20th century, what cities routinely did is that they demolished obsolete housing, and they rebuilt aggressively. Today, that just doesn't work in most places. Replacement happens slowly, because of higher construction costs. In this not in my backyard bickering, and zoning restrictions, and labor shortages and environmental rules. I mean, it just doesn't work that way anymore. Now, here at GRE, we introduce you to providers across the nation that do deep, extensive quality rehabs, but much of America, they just kind of keep patching their homes like it's a 1998 Honda Accord with 280,000 miles in three glowing dashboard warning lights, that's what they're doing, that's why the average age of the home keeps going up. All right, so what are some of the big takeaways for real estate investors with America's homes being older than ever? Number one, it's supply. America still needs more housing, even in cities with stable populations. A lot of them are going to see more units become obsolete than will get built. That's why when you see a headline like inventory is up, all right, that can be true, but it can also be misleading if it's a 1952 duplex with knob and tube wiring, and a furnace that's held together with hope and duct tape. All right, a surprising amount of America's housing stock is basically running on CPR and Lowe's rewards points. The second takeaway with this aging housing stock is that obviously more renovations are required again, that is, if you're not buying new or turnkey, so therefore states like New York, Pennsylvania, Ohio, Massachusetts, they all have busy Home Depots.   Keith Weinhold  23:56   When obsolete properties get renovated, okay, well, then rents have to increase to support those costs, and then you know what happens a lot of times. Cynics call that process right there gentrification. Aging homes are going to be a major policy topic over the next decade. There is this tension between keeping buildings affordable and keeping them standing, you can't preserve what's falling apart, but see, then fixing it prices some people out, and then the third investor takeaway with this aging housing is yet again the arrow points here one more time, build to rent housing, yeah, new build rental homes, they're often the way to go. Usually the trade off for you is that you pay more upfront, and then you have fewer maintenance and repair costs. It usually works out for you, and today this is really tilted to your advantage, because home builders are still doing. Generously buying down your mortgage rate to perhaps 5% it depends on the builder, but this is a rare setup for you in this cycle of the market. New property, low maintenance, and mortgage rates that feel like they came from a different decade, you're getting them now. Not only is our housing aging, hey, so are we. The median age of all Americans is 39 Back in 1980 it was just 30, so this is a massive demographic shift in a short period of time. I mean, you and I are both older than we ever have been, of course, and we're both about 20 minutes older than when you and I started talking today. That is why I endeavored to make this show well worth your time. The bottom line with the aging homes is that by most measures, US housing stock is older than it's ever been. New construction has not kept up with population growth, and this is going to shape housing affordability and construction trends and investment opportunities across America, perhaps for the rest of your investor life. I need to tell you about America's worst cities for crime shortly, because it includes a lot of cities popular with investors, including cities that we frequently talk about here. So, what is going on? This is something that I've wanted to tell you about for a long time. Hey, if you like learning from me, you are in luck. This week and next week, it will be monolog episodes, just you and I together. I'm Keith Weinhold. More for you straight ahead here on episode 612 of Get Rich Education.    Keith Weinhold  26:41   What if you got your mortgage loans the same place I get mine? You sure can at Ridge Lending Group, NMLS 42056 They provided GRE listeners with more loans than anyone, because Ridge specializes in investment property. They'll help you build a long-term plan for growing your real estate empire with leverage. Start your prequal, and even chat directly with President Chaley Ridge. While it's on your mind, start at ridgelendinggroup.com That's ridgelendinggroup.com    Keith Weinhold  27:12   Let me ask you something. If you've worked hard to build wealth, is your money positioned to actually support your goals? A lot of accredited investors leave capital sitting in cash because it feels safe, but inflation and missed income opportunities can quietly erode its value. Freedom Family Investments offers freedom notes for investors seeking structured income backed by real estate. It's a straightforward approach built on real assets, not speculation. In full disclosure, I'm an investor myself. What I like is that their team walks you through how it all works, so you can decide if it aligns with your portfolio and income goals. Every investment carries risk, and nothing is guaranteed, but with a track record of consistent on-time investor payouts, they built real credibility. Go to freedomfamilyinvestments.com to book a clarity call, or text family to 66866 that's Family 266866.   Speaker 3  28:14   This is Hal Elrod, author of The Miracle Morning, and listen to Get Rich Education with Keith Weinhold and don't quit your daydream.   Keith Weinhold  28:28   Welcome back to Get Rich Education. I'm your host, Keith Weinhold. America turns 250 years old this coming weekend. That's our semiquincentennial, which is a word that sort of sounds like it should come with a Latin tutor and a necktie. If you live in the US, like I do, happy birthday to us. Enjoy it, celebrate it, be grateful for it. We're living through a milestone that only comes around once every two and a half centuries. Remember that, despite our differences, we still get to live in one of the most remarkable nations ever built. Warren Buffett said, No one has ever been a success betting against America since 1776 and they're not going to be a success in the future doing it either. End quote. Before I discuss the worst investor cities for crime, Alan Greenspan died last week. Let's learn from history with this long-tenured Fed chair. He served for 19 years, from 1987 to 2006 And then I'll talk about what it means to you. And I actually met Greenspan in person, just briefly, at the New Orleans Investment Conference several years ago, he led the Federal Reserve under four presidents from both parties, and really he was regarded as somewhat of a celebrity economist. He shaped economic policy during this period of massive wealth creation, again 1987 to. 2006 almost two decades, Greenspan was held for his well-timed interest rate moves to fight inflation, all while promoting economic growth, but you know, a lot of prominent economists, they also blamed his big financial deregulation for causing the 2008 global financial crisis. Greenspan and Nomics were really about entering government during the Ford administration after he co-founded a successful economic forecasting firm, and then Greenspan really became known for basing his decisions on this sort of meticulous data analysis, not textbook economics, and he ultimately gained this guru status for really capable monetary policy, including during one of the longest economic booms in the country's history, between 1991 and 2001 all years in which he reigned, and he helped engineer a swift recovery from a massive financial crash during the late Reagan administration, and he did that by slashing interest rates, and then pouring tons of money into the economy, and you know, yeah, everyone is popular when they slash interest rates and print tons of money in the short term, because that makes everybody feel really prosperous, but I think you know what that leads to. Say it with me, inflation in the mid 90s. He presided over rate increases to stem that price growth without causing a recession, and that is a tough balancing act that's known as a soft landing. Jerome Powell basically did that too, despite his faults. But anyway, later Greenspan didn't pay attention to people that wanted him to keep jacking up rates, but he got it right to hold off from doing that.    Keith Weinhold  31:50   There was an economic upswing because Greenspan correctly predicted that we'd have all these productivity gains from personal computers that would help tame inflation. He got that part right, and Greenspan, he was like famous for using these hard to decipher pieces of jargon known as Fed speak. I mean, it was unforgettable in 1996 when he dropped the term irrational exuberant, so that really just means these unduly escalated asset values, and he also pioneered these interest rate change announcements as a way to help guide the markets, instead of surprising everybody. But, on the other hand, you know, anyone that shapes the economy is gonna get some criticism. A lot of people said that Greenspan would just always rescue the stock market, and investors sort of knew that he would come rescue it, and that made investors make these riskier and riskier bets. He was an acolyte of libertarian Ayn Rand, and so Greenspan lobbied for this sort of light touch financial regulation during the Clinton years, and that combined with his refusal to raise interest rates and rein in subprime mortgage lenders to stamp out the housing bubble in the 2000s that's really what caused people to say that he was partially responsible for the global financial crisis. His influence definitely remains today. Alan Greenspan lived from 1926 to 2026. Now we've all seen those lists, like America's worst cities or the highest crime metros in the US, floating around on social media, in articles like Newsweeks published for decades, and everywhere in between, right.   Keith Weinhold  33:42   It's like the 10 places where your wallet, your hubcaps, and your will to live disappear, something like that, in some form. When you consider real estate markets that you want to invest in, the quality of the area absolutely matters. A bad neighborhood. Oh, that's going to contribute to stagnant rents, flat or declining values, higher vacancy, and you'll probably attract a tenant who treats your property like it's a borrowed jet ski. All right, not where you want to be, but a faulty modus operandi is that a reader? They often see a list like this, and then they extrapolate an area's crime or their public safety issues and blankets them across an entire city. Now, one of these lists came across my desk recently, the 50 worst cities to live in in the United States, and the cities are ranked, and here's what struck me as wild, paradoxical. At least seven of the top eight cities have areas with strong investment fundamentals. Actually, so the eight worst, in order, are Detroit, Memphis, Jackson, Mississippi. St. Louis, Baltimore, Cleveland, Shreveport, Louisiana, and then eighth worst is Birmingham, Alabama. Most all of these have good investment pockets in them. Now, I've never visited Shreveport, so that's one that I can't speak to. All right. Well, what is going on here? Why am I calling them good investor cities if they all make this list, and by the way, I was born in the 34th worst on this list, Redding, Pennsylvania. One of my degrees is in geography, and I get out and see the world, and what's weird, and you'll see this over and over and over again in society throughout your life, and that is when people talk about their own city that they live in. Oh, they understand the nuance. Okay, you know your own city has posh areas and rough places and working class areas, and that city that you live in has improving neighborhoods, and it also has don't stop there for gas after midnight areas, but see, when there's another city that people aren't familiar with, or they haven't visited, well, then suddenly the entire area gets slapped with one label, like, oh, that's nice, or that place is a dump, or the world would be better if that entire city slid into the ocean. Well, that's lazy thinking. Almost every city has sections that they're proud of. And then, well, the garbage collector has to live somewhere. Take Memphis, for example.    Keith Weinhold  36:38   It has long been one of America's most real estate investor advantaged cities, and it is a favorable place for income property owners, because it's got landlord friendly laws, a deep base of blue collar distribution jobs, a high ratio of rent income to purchase price, and Memphis also has such an embedded renter culture that tenants appliances actually move around with them, but yet Memphis, like I said, is a dreadful number two on this worst cities list due to high crime. Okay, that's the problem with citywide statistics. Bad neighborhoods can skew stats for an entire city, in fact, since we just mentioned them here on the show last week, take a reputable Memphis-based income property provider like Mid South Homebuyers, they renovate and provide investors with property in neighborhoods like Fraser and White Haven, but wait a moment, you can easily read about crime and blight and disinvestment into these same exact two Memphis neighborhoods, Fraser and Whitehaven. That's real, and that is accurate. And simultaneously, Fraser is anchored economically by nearby world-class hospitals, a massive Amazon presence. You've got Nike's largest distribution center in the world. I mean, that's not exactly a tumbleweed economy. Drive down Fraser's Pamela Drive, and you're going to see an established leafy middle-class neighborhood, mostly built in the 60s, with these modest, well-kept properties, and you can see that if you pull up Pamela Drive, Memphis on Google Street View, and they're often three bed, one bath ranch homes, about 1000 square feet in size, with two tenths of an acre lots. I mean, everything I just described there is ideal for cash flowing rentals, driveways, lawns, normal life - it's not posh, but pride of ownership is apparent here. People mold their lawns, trash stays picked up, you see orderly cars, maybe a jogger or a baby stroller, or a neighbor watering flowers.   Keith Weinhold  38:58   You do not see dumped furniture, no cars on blocks, no front yards that look like a failed episode of storage wars. Community stalwarts live here, like our police officers, nurses, public school teachers. So, see, there's substantial variation in investability, even within Fraser in Whitehaven, it's almost a block by block phenomenon, even within one neighborhood. So, to mentally stigmatize every neighborhood in Greater Memphis as bad due to their high crime areas is a really gross aberration. So, when one isn't familiar with an area, there's often an inclination to broad brush stroke at all. I mean, gosh, I wonder if people in Kazakhstan think that you are an abject degenerate simply for sending your child to school because they read that America has lots of school shootings. See, it's. The same principle here, and just like any provider the GRE tells you about, Mid South Homebuyers wants you to visit their neighborhoods in person. In fact, they frequently arrange investor tours and even welcome your visit so much that you'll get a $500 credit on your first property for attending the tour, they will pay you to come see Memphis effectively, and the bigger picture, national crime rates of all kinds just keep plummeting, because everybody is on their phone. Frankly, a lot of places on worst cities lists, like Memphis, they can be dangerous to invest in without a free consultation from our GRE investment coaching or a resource like Mid South Home Buyers.    Keith Weinhold  40:51   So, the bottom line is that investors, they don't buy a city, you're going to buy one specific house on one specific street with one specific tenant profile in one specific property management system. Micro locations are what determine your ROI, and by the way, Mid South Home Buyers has good income properties, some of them for about 200k or under 200k and right now they're offering investors their triple five program. This means they buy down your mortgage rate to 5.5% or maybe a little lower, and have a property management fee of just 5% for the first five years on every new turnkey property purchase. That is currently one of the best deals in the nation for income property. You can learn more at Mid South homebuyers.com If that sounds interesting, hopefully you've learned about real estate today and have helped clear up some misconceptions. Million dollar median homes are not some far-fetched fantasy. 2048 is my best guess as to when we reach that point. Housing is more scarce than you think, especially when you consider that America's homes are older than they've ever been, and when we look at one city's crime or demographic statistics, that broad brush strokes quite a wide area. Hey, if you enjoyed today's episode, there's a way to get more out of it for you and others, that is by telling two friends about the show, I love it when you do that, and I'm grateful for it. Text them this episode right now. Until next week, I'm your host, Keith Weinhold. Don't quit your daydream.   Speaker 1  42:37   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.    Speaker 1  43:05   The preceding program was brought to you by Your Home for Wealth Building, getricheducation.com  

Welcome to another episode of Mid-South Gardening featuring Vador Vance, Kenneth Mabry, and Jim Crowder! Hosted by Simplecast, an AdsWizz company. See https://pcm.adswizz.com for information about our collection and use of personal data for advertising.

Send us Fan MailDuring the 1980s, several other women in St. Petersburg were also killed in stabbing attacks, raising fears about a possible serial killer. Neighbors in South St. Petersburg even held community meetings to discuss their concerns, but detectives said those cases likely were not connected.Known as the Summer of Hell"Each one has their differences, which would probably rule out a pattern," One of the most chilling links to the Playboy club came in 1983 when Linda Lansen, the photographer who took photos of Carolyn Merricks winning Bunny of the Year, was found murdered in Tampa. Lansen had been raped and shot. Merchhttps://jrlawman-shop.fourthwall.com/...   • Cold Case: Can DNA Solve the 1984 murder o...  https://www.fox13news.com/news/murder...https://stpetecatalyst.com/vintage-st... https://hoodline.com/2026/03/suncoast... https://www.dailymotion.com/video/x9j... https://www.distractify.com/p/abron-s... https://www.instagram.com/p/C8FoyqAPZ...    • DNA evidence points to 2 men in 1983 rape,...    / 335569777813955  https://www.wgauradio.com/news/trendi...

Midwestern states are important markets for natural gas producers in the Marcellus/Utica, as are states in the Mid-South, like Kentucky and Tennessee, and states in the Deep South. But expanding gas sales in those markets will require a lot more pipeline capacity, and that's exactly what's in the works.

Welcome to another episode of Mid-South Gardening featuring Vador Vance, Kenneth Mabry, and Jim Crowder! Hosted by Simplecast, an AdsWizz company. See https://pcm.adswizz.com for information about our collection and use of personal data for advertising.

This week on Everybody's Got A Pod, we're turning back to The Hacksaw Hour archives for another look into The Hacksaw Mailbag! Topics include burying the hatchet with Vince Russo, Alex Wright, WrestleMania 3, Jim's favorite angle in Mid-South, and much more! Special thanks to our sponsors! BlueChew - Right now, when you buy two months of BlueChew Gold, you get the third for FREE with promo code EGAP. That's promo code EGAP. Visit http://BlueChew.com for more details and important safety information, and we thank BlueChew for sponsoring the podcast Follow us on YouTube at http://YouTube.com/@GoldenEraNetwork for clips of the podcast AND a chance to win free signed merchandise from Ted DiBiase himself! Follow Ted on social media at MDMTedDiBiase and follow Marcus at MarcusPDeAngelo on X!

Welcome to another episode of Mid-South Gardening featuring Vador Vance, Kenneth Mabry, and Jim Crowder! Hosted by Simplecast, an AdsWizz company. See https://pcm.adswizz.com for information about our collection and use of personal data for advertising.

Welcome to another episode of Mid-South Gardening featuring Vador Vance, Kenneth Mabry, and Jim Crowder! Hosted by Simplecast, an AdsWizz company. See https://pcm.adswizz.com for information about our collection and use of personal data for advertising.

Send us Fan MailKate Ragsdale, 73, was killed on Feb. 24, 2013, in her home in The Highlands neighborhood, off University Boulevard and not far off the eastern edge of the UA campus. A neighbor checked on Ragsdale the night of Feb. 24, 2013. Ragsdale was last seen by friends on the Sunday night before she was found. She had been to a friend's home in the Forest Lake neighborhood to watch an episode of "Downton Abbey."Ragsdale was a well-known, well-liked member of the Tuscaloosa and University of Alabama communities. Friends have described her as having a giving nature and vivacious spirit.Investigators have interviewed more than 200 people about the Ragsdale case and they say it's very possible they've spoken to the killer. Everyone in the neighborhood and surrounding neighborhoods was questioned, as well as friends, acquaintances, former colleagues and about 100 construction workers who were doing road work next to her house and at Bryce Hospital at the time.Merchhttps://jrlawman-shop.fourthwall.com/...https://www.tuscaloosanews.com/story/...https://www.wbrc.com/2026/01/10/inves... https://patch.com/alabama/tuscaloosa/... https://www.wvtm13.com/article/murder...    • 8 Years Later: Kate Ragsdale Case Remains ...   

The Atlantic hurricane season officially opened June 1 as FEMA reaffirmed readiness and the National Hurricane Center continued to watch a high-probability disturbance in the Eastern Pacific. In New Mexico, the Seven Cabins Fire pushed past 29,000 acres with evacuations in Lincoln County and a Type 1 team transition. Hawaii's Kīlauea ended Episode 48 of the Halemaʻumaʻu eruption after nine hours of fountaining, leaving the alert level at advisory. President Trump approved a Major Disaster Declaration for Delaware tied to February's severe winter storm, and the Storm Prediction Center flagged severe thunderstorm risk across the Ozarks, Mid-South, and Central Plains. EM Morning Brief is your concise daily update on national and state-by-state emergency management news. Produced by Sitch Radio, an EOC Voices podcast.Key Takeaways• Atlantic hurricane season opens June 1: FEMA states it is prepared, with NHC expecting no Atlantic formation in seven days. Operational focus turns to readiness messaging and posture verification.• Eastern Pacific watch: A disturbance southwest of Baja California carries a 70 percent 48-hour and 90 percent 7-day formation chance; a second system is expected off Central America later this week.• NIFC June 1 IMSR: 14 large fires under suppression, two new large fires, 2,825 personnel committed, roughly 2.4 million acres burned year to date.• Seven Cabins Fire, New Mexico: 29,531 acres in Lincoln County, evacuations north of the Capitan Mountains, command transferred to Southwest Area IMT 2 on June 1.• Kīlauea Episode 48 ends: Lava fountaining stopped at 1:37 p.m. HST June 1 after nine hours; alert ADVISORY, aviation YELLOW; eruption paused.• Delaware Major Disaster Declaration: Public Assistance available statewide for the February 22 to 23 severe winter storm in Kent and Sussex counties.• Severe weather today: Slight Risk across Ozarks/Mid-South and Central Plains; severe wind gust potential in eastern Montana and western North Dakota.• FEMA deadlines: King County, Washington Individual Assistance applications close June 10; Hawaii Kona Low applications close June 14.• Alaska volcano status: Great Sitkin remains WATCH/ORANGE with slow summit lava effusion; Mount Spurr remains NORMAL/GREEN.• New Jersey, Delaney Hall: State plans protected protest zones in Newark; federal staffing posture at Newark Liberty under public dispute.SourcesFEMA• FEMA: Major Disaster Declaration for Delaware (June 1, 2026)• FEMA: As Hurricane Season Begins, FEMA Stands Ready (June 1, 2026)• FEMA: New Dates and Locations Added for FEMA and SBA In-Person Support (May 28, 2026)NIFC and InciWeb• NIFC: Incident Management Situation Report, June 1, 2026• NIFC: IMSR archive• InciWeb: Incident Information SystemNOAA NWS and SPC• NHC: Atlantic and Eastern Pacific Tropical Weather Outlook• SPC: Day 1 Convective Outlook• Climate Prediction Center: Probabilistic Hazards OutlookUSGS• USGS HVO: Kīlauea Volcano Updates• USGS HVO: Newest Kīlauea volcano notice (June 1, 2026)• USGS AVO: Great Sitkin volcano page• USGS AVO: Mount Spurr volcano page• USGS: Latest Earthquakes mapAlaska• USGS AVO: Great Sitkin status (ongoing WATCH/ORANGE)California• CAL FIRE: Incidents• CPUC: Public Safety Power Shutoffs (PSPS)Delaware• FEMA: Major Disaster Declaration for Delaware (June 1, 2026)Hawaii• USGS HVO: Newest Kīlauea volcano notice (June 1, 2026)• Spectrum News: Kīlauea kicks off 48th episode (June 1, 2026)Montana• InciWeb: Mthlf Jericho Creek incident• SPC: Day 1 Convective Outlook (eastern MT severe wind risk)New Jersey• Just Security: Early Edition, June 1, 2026 (Delaney Hall, Newark customs staffing)New Mexico• KRQE: Officials provide update on Seven Cabins Fire (May 31 to June 1, 2026)• NIFC IMSR: June 1, 2026 (Seven Cabins listed under Southwest Area)Washington• FEMA: Disaster Recovery Center Locator• FEMA: 2026 Disasters news indexTravel advisories and public health• U.S. Department of State: Travel Advisories• CDC: Health Alert Network This is a public episode. If you'd like to discuss this with other subscribers or get access to bonus episodes, visit emnetwork.substack.com/subscribe

We go Mid-South today to continue our conversation with the Council of Presidents! The Rev. Dr. Roger Paavola (President, Mid-South District of The Lutheran Church—Missouri Synod) joins Andy and Sarah to answer the now infamous Lightning Round of Favorites (which every COP member will be subjected to) and to talk about his interesting childhood and how that influenced his vocational path, his path to pastoral ministry, the congregations he's served along the way and how his experiences there shaped him into the pastor he is today, where the Mid-South District is and the people in it, and why President Paavola loves being a pastor in the LCMS. Learn more about the LCMS President and Vice Presidents at lcms.org/about/leadership/president and the 35 LCMS Districts at lcms.org/districts. As you grab your morning coffee (and pastry, let's be honest), join hosts Andy Bates and Sarah Gulseth as they bring you stories of the intersection of Lutheran life and a secular world. Catch real-life stories of mercy work of the LCMS and partners, updates from missionaries across the ocean, and practical talk about how to live boldly Lutheran. Have a topic you'd like to hear about on The Coffee Hour? Contact us at: listener@kfuo.org.

Cotton sat in the high 60s and low 70s for what felt like two years, then the market snapped higher and started swinging hard. We wanted to know what actually changed, so we sat down with Dr. Jody Campiche, vice president of economics and policy analysis at the National Cotton Council, and Ron Lee, general manager at McCleskey Cotton Company in Bronwood, Georgia, to unpack the rally in plain language that growers can use.We dig into the mechanics behind the move in cotton futures, including the shift from a record net short position to net long, plus the short covering that can push prices up fast. From there we connect the dots on global cotton supply concerns: drought in the US, potential higher abandonment in Texas, and lower expectations for key producers like Brazil, China, and Australia. We also talk about how the war, oil prices, and polyester costs can change the cotton versus synthetic fiber equation for mills, and why USDA WASDE projections on mill use and ending stocks matter for price direction.Then we bring it back to the farm and the gin. We cover whether higher prices can still shift cotton acreage in the Southeast and Mid-South, why timing limits late switches, and how basis and potential premiums affect real-world bids. Finally, Ron shares practical cotton marketing advice for volatile weeks: staggered target orders, using options like puts when they fit, and not overcommitting production when hurricanes and other risks can turn a contract into a costly problem. If you found this helpful, subscribe, share it with a neighbor, and leave a quick review so more cotton growers can find it.

The church needs to figure out what to do about Israel. Since the second century, a wedge has been driven between Christians and Jews. Sadly, Christians have often been guilty of pouring gasoline on this long–smoldering fire. It happened again after the massacre committed by Hamas on October 7, 2023.Our guest, Ran Silberman, is a messianic Jew and a professional tour guide in Israel. He can speak to the subject of Jew hatred in the church from a unique perspective—not only is he a Christian living in Israel, but he is also a Jew. He explains that the church has a long, shameful history of demonizing Jews, one that must be confronted in this hour. Ran will be in the United States during the month of June to speak to groups and churches about this topic. If you are in the Mid South, the Ozarks, Oklahoma, or North Texas, you can contact us by email at info@gilberthouse.org or by reaching out to Ran through at facebook.com/ran.silberman. 

This week on Everybody's Got A Pod, Ted and Marcus look back 40 years to discuss the Mid-South territory becoming the Universal Wrestling Federation! Topics include Bill's desire to expand the territory, Jim Duggan as a top babyface, The Sheepherders, the UWF Heavyweight Championship tournament, and much more! Special thanks to our sponsors! BlueChew - Right now, when you buy two months of BlueChew Gold, you get the third for FREE with promo code EGAP. That's promo code EGAP. Visit http://BlueChew.com for more details and important safety information, and we thank BlueChew for sponsoring the podcast Morgan & Morgan - If you're ever injured, you can check out Morgan & Morgan. Their fee is FREE unless they win. For more information go to ForThePeople.Com/EGAP or dial #LAW (#529) from your cell phone Follow us on YouTube at http://YouTube.com/@GoldenEraNetwork for clips of the podcast AND a chance to win free signed merchandise from Ted DiBiase himself! Follow Ted on social media at MDMTedDiBiase and follow Marcus at MarcusPDeAngelo on X!

Host Jeremy C. Park interviews Cecily Berry, Miss Shelby County 2026 and financial advisor with First Horizon Advisors, who discusses her journey in the Miss America organization and her work promoting financial literacy through Junior Achievement of Memphis and the Mid-South. Cecily talks about her ties to and passion for Memphis, her recent graduation from Union University with degrees in economics and executive leadership, and how her mother's previous competition 30 years ago inspired her to join, describing the organization's focus on developing professional leadership skills in women while serving their communities. The program involves various components including interviews, public speaking, and on-stage presence, with significant emphasis on community service and advocacy. Cecily discusses her work as a financial advisor and her decision to volunteer with Junior Achievement of Memphis and the Mid-South to address a lack of financial literacy in early education. She explains how Junior Achievement's experiential learning programs, from 3rd grade to high school, help develop essential financial skills like budgeting and investing. She shares how volunteering has transformed her as a leader, allowing her to better teach complex financial concepts to both children and adult clients, and demonstrating that financial education can be effective at all age levels. The conversation covers her experience competing at local, state, and potential national levels, emphasizing the personal growth in confidence and professional development that comes with representing the title, as well as the responsibility of representing the organization and cause. Cecily shares how she has built friendships and been inspired by the other contestants, and how the competition has brought her closer with her mother. She explains the differences between local, Miss Tennessee, and Miss America competitions, noting variations in scoring systems and the number of participants. She discusses how competing in these events has helped her grow in confidence and professional development, particularly in networking and public speaking situations. Jeremy asks how others can support and follow her journey, to which Cecily suggests following her on social media and providing support through likes and comments online and through support of Junior Achievement of Memphis and the Mid-South. Follow @MissShelbyCountyTN on Instagram.

What happens when you answer a calling that feels bigger than yourself? In this powerful episode, Angie Zinkus shares the incredible story of joining the U.S. Army Reserve Veterinary Corps at 48 years old and the courage it took to step into a completely new chapter of life. From overcoming personal obstacles to shifting her mindset and embracing resilience, Angie's journey is a reminder that it's never too late to grow, serve, and redefine what's possible. Her story will leave you inspired to challenge your own limits and pursue the purpose placed on your heart. About Angie Zinkus Angie Zinkus is a veterinarian based in Memphis, licensed in Tennessee, Arkansas, and Mississippi. She serves as Medical Director for two veterinary hospitals, Regional Medical Advisor for 20 hospitals across the Mid-South, a member of the Tennessee State Board of Veterinary Medical Examiners, and the official veterinarian for the Memphis Grizzlies. Outside of veterinary medicine, Angie enjoys running, competing in triathlons, and spending time on Pickwick Lake. Follow Angie on Instagram  If you enjoyed this episode, make sure and give us a five star rating  and leave us a comment on iTunes   CONNECT WITH CHRISTINA! Instagram LinkedIn Christinalecuyer.com Book a Free Clarity Call Book Christina For Your Next Workshop

In this episode of the Crop Doctors' Podcast, Tom Barber with the University of Arkansas Division of Agriculture joins the conversation to discuss the increasing challenges posed by herbicide-resistant johnsongrass across the Midsouth. Tom, Jason, and Tom discuss the history and extent of the issue in key production areas and why it has become such a persistent problem for growers. The discussion also focuses on practical management strategies, including effective herbicide programs, and integrated control approaches. https://extension.msstate.edu/shows/mississippi-crop-situation   

The church needs to figure out what to do about Israel. Since the second century, a wedge has been driven between Christians and Jews. Sadly, Christians have often been guilty of pouring gasoline on this long–smoldering fire. It happened again after the massacre committed by Hamas on October 7, 2023. Our guest, Ran Silberman, is a messianic Jew and a professional tour guide in Israel. He can speak to the subject of Jew hatred in the church from a unique perspective—not only is he a Christian living in Israel, but he is also a Jew. He explains that the church has a long, shameful history of demonizing Jews, one that must be confronted in this hour. Ran will be in the United States during the month of June to speak to groups and churches about this topic. If you are in the Mid South, the Ozarks, Oklahoma, or North Texas, you can contact us by email at info@gilberthouse.org or by reaching out to Ran through at facebook.com/ran.silberman. Follow us! X: @viewfrombunker | @sharonkgilbert | @derekgilbertTelegram: t.me/gilberthouseSubstack: gilberthouse.substack.com | sharonkgibert.substack.comYouTube: @GilbertHouse | @UnravelingRevelationFacebook.com/viewfromthebunker Thank you for making our Build Barn Better project a reality! The building has HVAC, a new floor, windows, insulation, ceiling fans, and an upgraded electrical system! We truly appreciate your support. If you are so led, you can help out at www.GilbertHouse.org/donate. —— Download our free app! This brings all of our content directly to your smartphone or tablet. Best of all, we'll never get canceled from our own app! Links to the app stores for iOS, iPadOS, Android, and Amazon Kindle Fire devices are at www.GilbertHouse.org/app. Please join us each Sunday for the Gilbert House Fellowship, our weekly Bible study podcast. Log on to www.GilbertHouse.org for more details. JOIN US IN ISRAEL! We will tour the Holy Land October 11–23, 2026 with an optional three-day extension to Jordan. For more information, log on to GilbertHouse.org/travel. —— Special offers on our books and DVDs: www.gilberthouse.org/store. Discuss these topics at the VFTB Facebook page (facebook.com/viewfromthebunker) and check out the great podcasters at the Fringe Radio Network (Spreaker.com/show/fringe-radio-network)!

Welcome to episode #49 of NWA Crock 'n' Roll where we jump out of the timeline and head back to 1984 for another Pre-Crockett timeline watch. In this one we take a look at a Ric Flair title defense in World Class against Gentleman Chris Adams, a six-man tag stacked with star power, a Jimmy Valiant match that gets the crew hot, a chaotic bunkhouse match from Mid-South involving Dusty Rhodes, and a pair of Mid-Atlantic tag matches, which cancels out the Valiant abomination. Come for the Crockett and stay for the bad takes, as we dive back into the good old days of professional wrestling.

Steve Austin is talking to YOU!! He opened up the phone lines, and you called in with all kinds of questions! Find out if Stone Cold was ever ribbed by Vince McMahon, why he would've loved to work for Bill Watts in Mid-South in the 80s, which is his favorite match with The Undertaker, and how the keto diet's working for him. He's also got stories about Brian Pillman, Ric Flair, Hulk Hogan, Bret Hart, Ricky Steamboat, Terry Funk, and hanging with William Regal in his WCW days.See Privacy Policy at https://art19.com/privacy and California Privacy Notice at https://art19.com/privacy#do-not-sell-my-info.

Today's brief covers the published Presidential major disaster declaration for the Commonwealth of the Northern Mariana Islands following Super Typhoon Sinlaku, the FEMA Alaska recovery update on Typhoon Halong, and CISA's addition of two actively exploited vulnerabilities (ConnectWise ScreenConnect and Microsoft Windows Shell) to the Known Exploited Vulnerabilities catalog. Wildfire activity in southern Georgia and northern Florida continues to drive Southern Area resourcing at PL 4, and critical fire weather is in place across eastern New Mexico, far western Texas, and the southern High Plains. Tornado damage assessments continue in Tennessee and Illinois, Michigan expanded its flooding state of emergency to 41 counties, and a M4.4 earthquake near Alamo, Nevada produced felt reports into Las Vegas. EM Morning Brief is your concise daily update on national and state-by-state emergency management news. Produced by Sitch Radio, an EOC Voices podcast.Key Takeaways• CNMI major disaster declared: FEMA-4910-DR for Super Typhoon Sinlaku was published in the Federal Register yesterday; covers incident period April 11 to April 18, 2026.• CISA KEV update: Two actively exploited vulnerabilities added: ConnectWise ScreenConnect (CVE-2024-1708) and Microsoft Windows Shell spoofing (CVE-2026-32202). Federal remediation deadline May 12, 2026.• Southern wildfires: Brantley Highway 82 Fire in Georgia at 32 percent containment with 80 plus homes destroyed; Clinch and Echols fire at 23 percent containment over 50 plus square miles; Florida Gun Range and Sand Drain fires under continued USFS warning.• Critical fire weather: Red Flag and Critical Fire Weather conditions today for eastern New Mexico, far western Texas, southern High Plains, and portions of eastern Colorado.• Texas disaster declaration: Governor Abbott declared disaster for Lamar, Parker, and Wise counties; TDEM mobilized swiftwater rescue and debris teams; Mineral Wells continues recovery from Tuesday's EF3 tornado.• Michigan emergency expanded: Whitmer added Tuscola County and the Village of Holly to the existing flooding state of emergency; 41 counties and three municipalities now covered.SponsorsThe NIMS Store - https://thenimsstore.com/SourcesCISA• CISA KEV catalog (April 29, 2026), ConnectWise ScreenConnect and Windows flaws added: https://www.cisa.gov/known-exploited-vulnerabilities-catalog?utm_source=em-morning-brief• Security Affairs, CISA adds Microsoft Windows Shell and ConnectWise ScreenConnect flaws to KEV: https://securityaffairs.com/191442/security/u-s-cisa-adds-microsoft-windows-shell-and-connectwise-screenconnect-flaws-to-its-known-exploited-vulnerabilities-catalog.html?utm_source=em-morning-brief• Cybersecurity Dive, CISA adds Microsoft and ConnectWise vulnerabilities to active exploitation catalog: https://www.cybersecuritydive.com/news/cisa-microsoft-connectwise-kev-update/818817/?utm_source=em-morning-briefNIFC and InciWeb• NIFC IMSR (April 29, 2026, 0730 MDT), national fire situation report: https://www.nifc.gov/nicc-files/sitreprt.pdf?utm_source=em-morning-brief• InciWeb, Gun Range Fire (Florida), incident page: https://inciweb.wildfire.gov/incident-information/flfnf-gun-range?utm_source=em-morning-brief• InciWeb, Sand Drain Fire (Florida), incident page: https://inciweb.wildfire.gov/incident-information/flfnf-sand-drain?utm_source=em-morning-briefFEMA• Federal Register, Presidential major disaster declaration for CNMI (DR-4910), Super Typhoon Sinlaku, published April 29, 2026: https://www.federalregister.gov/documents/2026/04/29/2026-08343/presidential-declaration-of-a-major-disaster-for-the-commonwealth-of-the-northern-mariana-islands?utm_source=em-morning-brief• FEMA disaster page (DR-4910), Commonwealth of the Northern Mariana Islands: https://www.fema.gov/disaster/4910?utm_source=em-morning-brief• FEMA press release (April 29, 2026), Alaska Typhoon Halong recovery, FEMA Is Still Here so Stay in Touch: https://www.fema.gov/press-release/20260429/fema-still-here-so-stay-touch?utm_source=em-morning-brief• FEMA disaster page (DR-4893), Alaska severe storms, flooding, and Typhoon Halong remnants: https://www.fema.gov/disaster/4893?utm_source=em-morning-briefUSGS• USGS HVO volcano notice (April 29, 2026), Kilauea ADVISORY and Aviation Color Code YELLOW: https://volcanoes.usgs.gov/hans-public/notice/DOI-USGS-HVO-2026-04-29T14:07:09+00:00?utm_source=em-morning-brief• USGS Earthquake Hazards Program, M4.4 near Alamo, Nevada (April 29, 2026): https://earthquake.usgs.gov/earthquakes/map/?utm_source=em-morning-briefNOAA and NWS• NWS Storm Prediction Center, Day 1 Convective Outlook (April 29, 2026), severe weather guidance: https://www.spc.noaa.gov/products/outlook/day1otlk.html?utm_source=em-morning-brief• NWS Albuquerque, Red Flag Warning summary, fire weather alerts for New Mexico and adjacent areas: https://forecast.weather.gov/wwamap/wwatxtget.php?cwa=usa&wwa=Red+Flag+Warning&utm_source=em-morning-brief• NOAA WPC, Excessive rainfall outlook for central Texas, April 29 to May 1: https://www.noaa.gov/weather-prediction-center?utm_source=em-morning-briefTravel advisories• U.S. Department of State, Travel Advisories, active list with current levels: https://travel.state.gov/en/international-travel/travel-advisories.html?utm_source=em-morning-briefAlaska• FEMA, Typhoon Halong six-month recovery update, April 10, 2026 release: https://www.fema.gov/press-release/20260410/typhoon-halong-six-month-recovery-update?utm_source=em-morning-briefCalifornia• CAL FIRE incidents, current fire activity and evacuations: https://www.fire.ca.gov/incidents?utm_source=em-morning-briefColorado• 9News, Colorado doubles Red Flag Warnings days so far in 2026: https://www.9news.com/article/weather/weather-colorado/colorado-doubles-red-flag-warnings-days-2026/73-dddb29f1-4980-4343-8f2b-c51aa2789f8a?utm_source=em-morning-briefFlorida• WCJB, U.S. Forest Service issues warning for Gun Range, Sand Drain fires (April 29, 2026): https://www.wcjb.com/2026/04/29/us-forest-service-issues-warning-gun-range-sand-drain-fires/?utm_source=em-morning-briefGeorgia• Georgia Emergency Management and Homeland Security Agency, April 2026 Wildfires page: https://gema.georgia.gov/april-2026-wildfires?utm_source=em-morning-brief• News4JAX, Brantley County shifts to recovery, danger not over (April 29, 2026): https://www.news4jax.com/news/georgia/2026/04/29/the-latest-brantley-county-shifts-to-recovery-but-wildfire-danger-not-over-yet-officials-warn/?utm_source=em-morning-briefHawaii• USGS Kilauea volcano updates, current eruption status and forecast: https://www.usgs.gov/volcanoes/kilauea/volcano-updates?utm_source=em-morning-briefIllinois• KSDK, St. Louis meteorologists confirm three tornado touchdowns in Illinois: https://www.ksdk.com/article/weather/weather-impact/st-louis-tornadoes-confirmed-touchdown-monday-storms-missouri-april-28-2026/63-3e1403e0-0127-41f9-a6fd-33e6154bf3c9?utm_source=em-morning-briefKentucky• 14News, EF-0 tornado confirmed in Ohio County, Kentucky: https://www.14news.com/2026/04/29/ef-0-tornado-confirmed-by-weather-experts-ohio-county/?utm_source=em-morning-brief• NWS Louisville, another severe weather threat through tonight: https://www.weather.gov/lmk/Severe_Weather_Expected_Tonight?utm_source=em-morning-briefMichigan• State of Michigan, Executive Order 2026-10, declaration of state of emergency: https://www.michigan.gov/whitmer/news/state-orders-and-directives/2026/04/28/executive-order-no-2026-10-declaration-of-state-of-emergency?utm_source=em-morning-brief• State of Michigan press release, Whitmer expands previous state of emergency declaration: https://www.michigan.gov/whitmer/news/press-releases/2026/04/28/whitmer-further-expands-previous-state-of-emergency-declaration?utm_source=em-morning-briefMississippi• WTOK, City of Meridian issues a boil water notice (April 29, 2026): https://www.wtok.com/2026/04/29/city-meridian-issues-boil-water-notice/?utm_source=em-morning-brief• WDAM, Boil-water notice lifted in Taylorsville (April 29, 2026): https://www.wdam.com/2026/04/29/boil-water-notice-lifted-taylorsville/?utm_source=em-morning-brief• Action News 5, Severe storms pummel Mid-South including unconfirmed tornado: https://www.actionnews5.com/2026/04/29/severe-storms-pummel-mid-south-including-least-1-unconfirmed-tornado/?utm_source=em-morning-briefMissouri• Missourinet, Storms damage Central Missouri state prisons: https://www.missourinet.com/2026/04/27/storms-cause-damage-at-state-prisons-and-across-central-missouri/?utm_source=em-morning-brief• Springfield Citizen, Hail storm causes damage and 10,000 power outages in Springfield: https://sgfcitizen.org/weather/springfield-power-outages-hail-storm/?utm_source=em-morning-briefNevada• Fox Weather, Magnitude 4.4 latest in series of earthquakes to hit Nevada: https://www.foxweather.com/weather-news/magnitude-4-7-earthquake-shakes-las-vegas?utm_source=em-morning-briefNew Mexico• The Watchers, Critical fire weather conditions forecast across eastern New Mexico and western Texas: https://watchers.news/2026/04/28/critical-fire-weather-conditions-forecast-across-eastern-new-mexico-and-western-texas/?utm_source=em-morning-briefOklahoma• AccuWeather, EF4 tornado devastates Enid, Oklahoma: https://www.accuweather.com/en/severe-weather/ef4-tornado-devastates-enid-oklahoma-amid-thursdays-severe-weather/1885149?utm_source=em-morning-brief• News9, Cleanup efforts continue following EF-4 tornado in Enid: https://www.news9.com/oklahoma-city-news/cleanup-efforts-continue-following-ef-4-tornado-in-enid-dozens-of-volunteer-helping?utm_source=em-morning-briefPennsylvania• WCCS Radio, Tornado warning for Indiana County cancelled (April 29, 2026): https://www.wccsradio.com/2026/04/29/tornado-warning-for-indiana-county-cancelled/?utm_source=em-morning-briefTennessee• WSMV, EF1 tornado leaves swirl markings in field north of Nashville: https://www.wsmv.com/2026/04/29/ef1-tornado-leaves-swirl-markings-field-north-nashville-during-early-week-severe-storms/?utm_source=em-morning-brief• WSMV, Damaging microburst confirmed in Lawrence County: https://www.wsmv.com/2026/04/29/damaging-microburst-confirmed-lawrence-county-storms-early-tuesday/?utm_source=em-morning-briefTexas• Office of the Texas Governor, Governor Abbott issues disaster declaration for North Texas storms: https://gov.texas.gov/news/post/governor-abbott-issues-disaster-declaration-for-north-texas-storms?utm_source=em-morning-brief• TDEM press release, Governor Abbott issues disaster declaration for North Texas storms: https://www.tdem.texas.gov/press-release/4-28-26?utm_source=em-morning-brief• CNN, Tornado devastates Mineral Wells, Texas, on sixth straight day of severe storms: https://www.cnn.com/2026/04/28/weather/severe-storm-outbreak-tornadoes-hail-south-climate?utm_source=em-morning-briefNorthern Mariana Islands• FEMA disaster page (DR-4910), Commonwealth of the Northern Mariana Islands, Super Typhoon Sinlaku: https://www.fema.gov/disaster/4910?utm_source=em-morning-brief• Stars and Stripes, Many in Northern Marianas still without power nearly two weeks after super typhoon: https://www.stripes.com/theaters/asia_pacific/2026-04-27/super-typhoon-sinlaku-recovery-21499079.html?utm_source=em-morning-brief This is a public episode. 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