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Keith discusses the new power shift in the housing market, where buyers now have more power in the Northeast and Midwest.  Ken McElroy joins us to discuss the current state of the real estate market, highlighting a significant decline in apartment building values and a predicted further drop in home ownership rates, potentially below 60%. They note that while some states, like Arizona, have surpassed pre-pandemic housing supply levels, others, like the Northeast and Midwest, still face shortages. Ken emphasizes the importance of affordability and the shift towards renting, predicting a significant increase in renters. He also shares insights on strategic property investments and the benefits of buying at current market lows. Resources: Use the discount code "KEN10" to get a discount on the Limitless Expo event. Show Notes: GetRichEducation.com/559 For access to properties or free help with a GRE Investment Coach, start here: GREmarketplace.com GRE Free Investment Coaching: GREinvestmentcoach.com Get mortgage loans for investment property: RidgeLendingGroup.com or call 855-74-RIDGE  or e-mail: info@RidgeLendingGroup.com Invest with Freedom Family Investments.  You get paid first: Text FAMILY to 66866 Will you please leave a review for the show? I'd be grateful. Search “how to leave an Apple Podcasts review”  For advertising inquiries, visit: GetRichEducation.com/ad Best Financial Education: GetRichEducation.com Get our wealth-building newsletter free— text ‘GRE' to 66866 Our YouTube Channel: www.youtube.com/c/GetRichEducation Follow us on Instagram: @getricheducation Complete episode transcript:   Automatically Transcribed With Otter.ai  Keith Weinhold  0:01   Welcome to GRE. I'm your host. Keith Weinhold, apartment building values have crashed about 30% in the past few years. Well, it's the opinion of today's qualified guest that it's going to get even worse from here. We'll also discuss why rents in the Phoenix area are declining, and a bold prediction on a collapse in the home ownership rate and the hordes of renters that that will create all today on get rich education.   Mid south home buyers, I mean, they're total pros, with over two decades as the nation's highest rated turnkey provider, their empathetic property managers use your ROI as their North Star. So it's no wonder that smart investors just keep lining up to get their completely renovated income properties like it's the newest iPhone. They're headquartered in Memphis and have globally attractive cash flows and A plus rating with a better business bureau and now over 5000 houses renovated. There's zero mark up on maintenance. Let that sink in, and they average a 98.9% occupancy rate, while their average renter stays more than three and a half years. Every home they offer has brand new components, a bumper to bumper, one year warranty, new 30 year roofs, and wait for it, a high quality renter. Remember that part and in an astounding price range, 100 to 180k I've personally toured their office and their properties in person in Memphis, get to know Mid South. Enjoy cash flow from day one. Start yourself right now at mid southhomebuyers.com that's mid south homebuyers.com   Speaker 1  1:59   You're listening to the show that has created more financial freedom than nearly any show in the world. This is get rich education.   Keith Weinhold  2:15   Welcome to GRE from the Tigris to the Euphrates to the Mississippi and across 188 nations worldwide. I'm Keith Weinhold GRE founder Forbes real estate council member, Best Selling Author, look for my work in the USA today as well, and you are back inside for another wealth building week of get rich education. What's all that really mean? Ah, I'm just another slack jawed mouth breather with a mic here. Before we get to today's guest, Ken McElroy, let me tell you about housing's new power shift and where we're at today. Three to five years ago, sellers held all the power in virtually every market because the housing supply was so miserably low everywhere. So you had more one tours of real estate and few that were willing to sell. That is still mostly true on a national level, but the new power shift is about the fact that the Northeast and Midwest are replete with home buyers. Queues of buyers are lining up for the few available properties like I've touched on before, and look low available housing supply in these areas, the Midwest and Northeast, that's not a symptom of mass in migration. Hordes of people are not stampeding into Buffalo for the nightlife. It's all due to chronic under building, partly from strict regulation, especially in the Northeast. A big part of the power shift, though, is that we now have fully 10 states that are above pre pandemic supply levels, and you'll notice that none of these are in the Midwest and Northeast. The 10 states are Arizona, which we'll talk about more today, Colorado, Florida, Idaho, Hawaii, Oregon, Tennessee, Texas, Utah and Washington. Here in these places, is where the tables have turned, because supply is catching up with demand in those 10 states. So that's where we're seeing softer home price growth and where buyers have the power, these are some of the states where you can find better deals. Motivated sellers and builders in these places will often buy down your mortgage rate, give you closing cost credits or reward you with incentives, like a free year of property management. In fact, our GRE investment coaches guide you for free to exact property addresses where builders will buy down your mortgage rate to 5% today, one of them will even give you a $9,800 post close credit instead, if you so choose. Often do. Those like that are in those 10 states. They're elsewhere too. You can get started at GRE investment coach.com, conversely, 40 states have less for sale housing inventory than they did as compared to pre pandemic times. This is where sellers still have the power some of the most competitive markets in the nation are buffalo, Hartford, Providence and Boston, where more than 10 active home buyers vie for every single listing. That's per Zillow. That's sort of the real estate equivalent of a Taylor Swift or Beyonce ticket queue. At the other end of the spectrum, shoppers have an easier time in Miami with only 2.6 shoppers per listing, followed by Houston at 3.4 New Orleans at 3.5 and San Antonio at 4.3 nationally active listings are up 31% over last year. That's quite a bit, but we're still 12% below pre pandemic, 2019 inventory levels. And is all this good news or bad news? It totally depends on who you are. If you're holding property in the Northeast and Midwest, you're pretty happy about this strong appreciation in the single family space, but in the southeast, appreciation is non existent. There's even mild depreciation, especially in parts of Florida. If you're looking to own more property in the nation's southeast quadrant, you're now enjoying less buyer competition. In fact, sellers are competing for you, and let's avoid being too assuming. Here I've been talking about things on the state level. States are not monoliths. Philadelphia is not Pittsburgh, Seattle is not Yakima. Cities have different supply situations. Even within one city, the scenario varies, of course, really the bottom line here is that today's recovery from 2022 national supply abyss has been an uneven recovery, where builders are frozen, appreciation soars, where builders hustle, buyers win. So if you're looking for deals, find that short queue.    Today's guest is a familiar one to GRE listeners. He's based in Scottsdale, Arizona, which is the Phoenix Metro. Arizona, though it's fast growing, is still just the 14th most populous state, but Arizona is an interesting market, because we're going to get to see what happens when you have an overbuilt condition, like we do there. We'll discuss that market and the national market as well. Get a key gage on the direction of rents, occupancy and prices, first in the single family space, and then we'll talk about apartments. Anyone that's paid attention to real estate that past few years. Knows that when mortgage rates spiked in 2022 single family values have held up, apartment values plummeted due to their interest rate resets. We'll get insight on if the beleaguered apartment space has bottomed out price wise, or if apartment values still have further to fall.    I'd like to welcome in frequent GRE guest, and he was also one of our earliest back in 2015 Ken McElroy. Ken authored a bunch of successful books, both within and outside of the rich dad series. He's also a well known, successful apartment syndicator with over 10,000 units across several states, and he's also in other parts of the commercial real estate sector, including billboards and self storage. So it's really great to have back on the show. Ken McElroy   Ken McElroy  8:57   good to be here, Keith, thank you. It's been 10 years, man, since we've been doing   Keith Weinhold  9:01   this? Yes, 10 years back in episode 25 since you were first here, more than a decade of this. So we know each other's work really well, and it's such an interesting time in the apartment space. I want to get to that later in our conversation today and really find out if you think that the apartment space has bottomed out. But before we do that, let's talk about the single family space. The audience should know that you can meet both Ken and I in person, as we're both faculty members on the spectacular real estate guys Investor Summit C, which is actually underway now. We're recording this just before the summit. So let's discuss the direction of rents and occupancy. We'll get to price later and Ken although most states still have a housing shortage statewide, Arizona's active housing inventory for sale is 24% above pre pandemic levels. That's what realtor.com tells us, and this. Deeply due to a lot of building, a lot of building usually does not bode well for price growth or rent growth. So tell us about rent, direction and occupancy in the single family space in the Phoenix Metro.   Ken McElroy  10:15   There's a bunch of things happening in the Arizona market. First of all, one is we've had a lot of people move here right in the last 4,5,6, years. Yeah, post pre pandemic, post pandemic, all of that. We are a pretty small state. You got Phoenix, got Tucson, you got Flagstaff, a bunch of other small cities that kind of surround some of those. But it's not like a Texas or a Washington or a lot of these California, like a lot of states, and have a lot of cities to draw from. If people move to Phoenix, that's pretty much where they're they start a lot of times, not every time, but and so it's really interesting. When we have net in migration into Arizona, it really moves the needle for most of these cities. Is kind of the point. And so we're always going to be affordable, we're always going to have great weather, it's safe. We got pretty normal politics, I should say, as compared to some of the others, we really do have a growing population. And so what happened? We had a nice run on the real estate. As you do, you know, we had a nice run on the apartments. We had a nice run on the single family that tapered off when the interest rates went up, essentially, right? You know, we actually built too much. We built too many apartments. We built too many houses. When interest rates went up, people kind of pulled back. That's what you're seeing now. So right now, it's a great time to be a home buyer. It's a great time to be a renter in most of those cities in Arizona specifically. And why would that be? It's because they have a lot of choices. So on the single family side, the listings have gone up, and therefore some of the prices have you know, people are starting to negotiate a little bit more. Now here's the interesting thing, Keith, if you measure it on last year or the year before, it has huge numbers, like you just quoted, you know, 24% but what's happening is things are on the market like 40 days, you know, you know what I mean, like from a week or two, it's doubled or tripled, as you know, that's still not a very realistic market. The market is still, in my opinion, pretty healthy. It's not unbalanced, and before it was a seller's market, and so it's just normalizing. And normalizing, to me, if you go over year, over year, over year, is I think MLS says four to six months of inventory, right? I think things are just normalizing. But if you've been through the run, this is like the end of the world, right? But it's not. It's just things are settling down, and it's the greatest time because they're supposed to be a little bit of friction between the seller and the buyer. I believe there should be just about right. It's never just right, as you know, it's usually pulls on one harder on one side or the other. But we just went through an incredible time where the sellers pretty much got whatever they wanted and the landlords pretty much got whatever they wanted, and so this is just pulling back, you know, the tide's going back out. There's no cause for concern, at least in my world at all. It's supposed to be this way, and we need affordability. We need people to be able to buy homes. We need people to be able to rent. Yeah, I'm in the landlord business, but I don't want rents to run. There needs to be a balance there, even though it's good for me, if it does, but it's not good, because what happens is, then the government gets involved, and what they need to get involved in is adding supply, right? And not capping the rents. You know, what they need to do is just work with developers. And you know, because we're growing here in Arizona right now, we're seeing a pullback, but I think it's needed. There's nothing wrong with this. It weeds out a lot of, you know, realtors that weren't doing much, that just got their license, were hanging around, say, with mortgage folks and title people and lazy contractors and all that stuff. So whenever there's a pullback, the professionals win.   Keith Weinhold  14:01   Well, this is some really good perspective here. We're all victims of the recency bias, and, yeah, you're talking largely about market normalization. What sure wasn't normal or healthy, in a lot of ways, was back in 2021 when you might have had 50 offers for one available property, and people had to bid 50k over the asking price, and they might have waived their inspection, which is typically not a good idea when we talk about rents in the direction of rents, especially there in the Phoenix metro with single family homes, which I know your wife, Daniil, is pretty intimately involved with. Typically, this new supply increases competition. It increases the competition for landlords competing for more of those tenants, which is something that typically is not good for rents. Have we seen declining rents in the local market there in Phoenix?   Ken McElroy  14:54   Of course, yeah. And I'll tell you, there's a bunch of factors. So there's always cross currents. People want one. Answer, but there's not right, like, so let's just pick on a whole bunch of things that went wrong at the tail end of all of this. It was Airbnb. Like, Phoenix and Scottsdale are a huge Airbnb market. I've rented Airbnbs there. Sure. It's incredible, right? And so what happened was a lot of people said, oh, I can buy this house, throw some furniture in it. And, you know, I can get 10,15, 20 grand a month in rent out of these things. And they were right. And then what happened was, there just was too many, so became oversaturated. So you're definitely seeing those back on the market. And so interesting fact, Heath, all you got to do is look at the pictures. And if you see bunk beds. You know, it used to be an Airbnb like, you know what I mean? So that was the one, but two, let's don't forget this run that we just had put a lot of people into the rental market for the first time on the single family side too. So we never really had this many landlords on the single family side as well. And so there's all these mistakes that people made. They bought incorrectly. They had capex work. They bought with floating rate debt. And when rates went up, they weren't cash flowing. They wouldn't know how to manage them. So So there's all this stuff that was kind of going on behind the scenes, on the apartment side of the equation, which is where I hang out. Mostly, I watch all this. And because my class A buildings are competing for single family. They have single family typically wins because it has a yard, has a garage. Nonetheless, I gotta pay attention to it. So it's been interesting to watch. At one point you could not find a home in the Scottsdale area under 500 grand period like nothing. And now, of course, those are starting to come down a little bit more, and there's some softness in the rent, so the renters are have more choices. Now, why is that? There's a couple reasons. If you're a renter and you're looking for a place, you know, I'm sure you're considering a house, but not everybody wants a house, especially if you're single or maybe it's just you and somebody else, and maybe you don't have a pet. There's a lot of reasons that people just don't want to have to a home. So you've got condos and you've got apartments and you've got homes, and then you have school districts. So people definitely want to be in certain school districts based on their children. So you have all these cross currents going on, on where people want to be. And so what does all that mean? What that means is there are certain markets, from a rental standpoint, that are doing extremely well, still, both on apartments, on condos and houses. And then there are other markets that absolutely are not just depends on the concentration of all those things and all those factors that are going on. The one thing that's actually disrupting a market more than anything is apartments and condos. Because, for example, Danielle just had a condo that she owned, and the condo was worth, let's say, 300 grand, but it's probably 25 years old now, yeah, and there's apartments going up, you know, a block from there, right? So her renter is said, you know, I'd rather go over here. Brand new amenities, nine foot ceilings, brand new fitness center, all this stuff. So apartments really do reach into that rental market a little bit. And so there is some spillover between that. But primarily what's going on in Phoenix is there's a lot of new construction. And not just Phoenix. This is Tucson and Greater Phoenix. There's a lot of new construction that was started when rates were low. They were started in 2122 and you know, like, because I'm a builder, it could be a year to 18 months when we're opening a project from the time we put our the shovel in the dirt, we're not even open for a good 18 months. So there's a lag period. And those started opening in 23,24 and certainly 25 and these big projects, two, 300 unit projects, which I have several going right now, they're one to two year lease ups, so you could be looking at two or three year lag on some of the housing that's being provided. So that's all here now that is been good for renters. There's a couple horror stories going on, and I'll just explain. So downtown Phoenix, there was a whole bunch of apartment projects and condo projects that were built trying to attract people to live in downtown Phoenix? Well, there's challenges for downtown Phoenix too, and we won't have to get into that. I don't particularly think that there was ever the real demand for the amount of housing. So what you've done is people build a lot of housing in concentrated areas around the stadium in West Phoenix, near the Cardinal Stadium downtown Phoenix, you know, right in the heart of the business district. So if you were to rent something today, it would be four months free on a 12 month lease.   Keith Weinhold  19:48   Wow, that's about the steepest concession I've ever heard of in my life.   Ken McElroy  19:54   Yes, that's today. So all you gotta do is Google it and you'll see. And the only reason that happened, Keith, is. Is because there was too many units delivered at at a short period of time, and there was the demand, wasn't there? Gosh, now go 10 miles up to Tempe, go to Chandler, go to Scottsdale. No concessions, right? So again, you know, when you look at a market, you're going to see that it typically a lot of these concentrate in certain areas. And so there's a lot of areas in Phoenix where the consumer or the renter has an upper hand a lot. And so they're driving their choices based on their monthly rent. All of that plays into this thing, but the there's areas that are rock solid. And you know that would be Scottsdale, Tempe, Chandler, Gilbert, and there's areas that are over built that would be the west side, downtown Phoenix, the south side, there's areas that there's pockets that you know are in disruption you can kind of pick your poison, right? Like, if you're a landlord, there are areas that you want to buy in areas that you don't want to buy in. And as a renter, you have the same kind of choices. So when you blend it all together, you guys get the national news. But really it's pretty pocketed, just like it can be in any market.   Keith Weinhold  21:12   Well, you bring up so many good points there. Some of these markets that have done more building than usual are in this situation where there is landlord competition for tenants. Now, nationally, we're still under built, so it's interesting to talk about one of these overbuilt conditions in that competition for tenants, like we've been talking about, in general, a tenant prefers a single family home, and it's privacy for sure. They can't always afford that, but the apartment market and the single family rental market are somewhat interrelated, because if there's so much new apartment supply, it's got the appeal of being brand new, and there might even be concessions given, like you've mentioned there Ken and that can make it very attractive for a potentially wannabe single family home renter to go ahead and rent an apartment instead. So this glut of new apartment supply actually can affect the single family rental market somewhat, and competition is really interesting. I mean, certainly in my real estate investment career, I've experienced that. The first time I ever experienced that was that I owned several doors, and they were about 25 years old, and they had garages, each one of them a new apartment complex was built close to those so brand new, and you had to drive by this new apartment complex. Everything nice, shiny new, painted new parking lot, everything a prospective tenant had to drive by that in order to get over to look to my units. That softened my rent somewhat. The one thing that saved me a bit is that my running units were in Anchorage, Alaska, I had the garages with my units. The new apartment building didn't. They only had carports, so I did have a differentiator to help soften the blow in a rental market that became more competitive. Tell us more about the competition for tenants there in Phoenix, whether that's on the single family side or the apartment side can with concessions. And does that mean that you're altering the length of leases there in the local market? Or tell us more about how you're doing that competition?   Ken McElroy  23:10   It's a great question, yeah. So I would say generally, a home is going to be about 1000 bucks more on the average, like if you were just to put a number on it, three bedroom, Rambler type home with a garage in a yard. It's going to be maybe three grand. That apartment, the equivalent was is going to be maybe two grand. So roughly, those are kind of the numbers. But what happens if you're going to rent a house, you're definitely going to pay more money, that's for sure. And of course, depending on the area, depends on the on the rent. Now what's happening in a lot of these markets, like West Phoenix, for example, where you have 1000s of units being added at once, and you get this one month, two month, three month, and the extreme, of course, being four months free, if you're a renter and your rent is two grand, but you get three months free, let's say or four, you're going to take that deal, right? Because your your your average rent is, what 12,13, $1,400 a month, not 2000 so all of a sudden, it's going to impact those single families. So what's happening right now is the apartments that got delivered in in a lot of these geographic areas, these sub markets are definitely impacting the single family rental market. Now, if you're a family and you've got kids and you got pets and you want to be in a school district, you're not even looking you're basically just trying to find the best deal on a home. I get that. But if you have a choice, the rents are about the same, you're going to take the house, sure period I would, you would. So now what's happening is there's, there's such a difference between the rental price of a home versus the rental price of a brand new apartment that people are going to gravitate to the apartments, because those landlords trying to fill those things up are scrambling and marketing to anybody. And everybody and cutting whatever deals they can, because they're just trying to get out of those construction loans. It's a weird market right now. And of course, there are areas Keith that this does not exist at all, right, like you go into like Tempe, and you're not going to have because it doesn't have the available land, you know, which is around Arizona state for example, the Arizona State University. You go into North Scottsdale, you're not going to find this because North Scottsdale doesn't like apartments. And, you know, the homes are a million bucks and up, but there are definitely pockets where this is happening. So if you're a renter and you have choices, this is a great time for you and and to be honest, it's about time, because it was a seller's market and a landlord's market for a long time, and so it's just reverting back to the mean.   Keith Weinhold  25:46   Let's wrap up the discussion about rents and occupancy with what's happening nationally. Ken, since in apartment buildings, you invest in multiple states there, we know, for example, that the home ownership rate recently fell from 65.7% down to 65.1% fewer homeowners means more renters. But that doesn't necessarily mean that they're all going to be absorbed immediately, either. So talk to us about that.    Ken McElroy  26:13   There's an affordability problem, right? We haven't seen a massive adjustment with house prices now you have in areas, of course, I saw your recent podcast on Florida. You know how right the price of a house is, is less than a car today? Yeah, you're right, like so, but what's happening is there are markets that are pulling back, right. There are markets that had a bigger bubble than others, and they're pulling back. And so there's great deals in those markets. A lot of areas in Florida being one of those markets, there are other markets where you don't have that. So we are definitely seeing the same thing. And so we're having, in my opinion, it's the greatest time, because you have people that are, I think, should be able to buy a home. But interest rates seem to be holding at Six 7% and the pricing, albeit, hasn't run like it has, but it's certainly not pulling back like crazy either. It's still over 400 on the average, you know. So if you look at the delta between what it costs to buy a home just mortgage only, and you look at what it costs to rent, it's never been bigger. So the difference between your rent, the rent and a mortgage, has never been bigger. And the other thing Keith, that doesn't get talked a lot about are everything non interest rate and everything non mortgage. So let's start talking about insurance. Let's talk about property tax. Let's talk about, you know, capex. So there's a really good survey that bankrate.com did that said that right now, the average cost to own a home, not mortgage, is 1500 a month. So now that's average. I'm sure there's some that's less. I'm sure it's some that higher. So when you take 1500 a month to own it, plus the mortgage you're talking about quite a bit. It's a heck of a financial commitment when you can just rent for 12, 1314, 1500 and call it a day, you're going to move the needle twice as fast, and you're going to be able to get out of whatever financial situation you're in twice as fast when you don't have all those other costs. So what's really going on now? And the reason why you're starting to see this home ownership rate go down, and I actually make a prediction, gonna do it right now on your show, I think it's gonna go down below 60. I think for the first time in our history, we're gonna see home ownership in the 5050 nines, which is a massive statement. But if you take a look at under Obama got up to 69 and then it was, first of all, it was Clinton, and before that, and then kind of ran, but then it kind of got pulled back under the Bush, and then Obama kind of took the brunt of it. You know, when all that stuff was falling out, but it's been falling, and it's falling. Why it's falling? Because people can't afford a home, and they need to be able to afford a home. So we can't build affordably. The single family market is not affordable, and inflation surpassing wage growth, so you have this massive shift of people, in my opinion, moving from home ownership to the rental side. And there was a time where 1% shift Keith was 1 million people,   Keith Weinhold  29:27   1 million new renters, with every 1% drop in the home ownership rate   Ken McElroy  29:32   was 1 million people. So imagine that it doesn't sound like much when you go 65.7 to 65.1 right? That's a lot of people. When you got about 142 million people in the US, or a billion, right? 340   Keith Weinhold  29:46   350 million in 300 Yeah, about 145 million houses,   Ken McElroy  29:51   45 million, yeah, something like that. So you start to take a look at these numbers. They're massive. So these little 1% movement. It is a lot of people. I think we're going to continue to see it. People need to put their stake in the ground here and get on the landlord side of this, because we're going to see a massive shift of people because they can't afford they're going to be permanent renters, renters for life. And it's not good. I'm not advocating, but it just is what it is, with wage destruction, with inflation, with the affordability, the way it is, people are going to be forced into the rental side of the equation, whereas before, we were always kind of working on the fluctuations of the interest rates and the policies of the President, let's say, or whatever it was, to try to get people to be homeowners, or whatever it might be. Now, we might be in some kind of a permanent state unless something really changes, because we're four or 5 million houses short in the US as a result of the last 20 years. As you know,   Keith Weinhold  30:54   I recently saw a media article that was titled The hidden cost of home ownership, and they were talking about hidden costs as things like maintenance, property taxes, property insurance, utilities. I don't know how in the heck those costs are hidden. Any prospective homeowner needs to be aware of those costs, and inflation impacts those costs, where inflation cannot impact your fixed rate, principal and interest payment. There we have it a brazen prediction from Ken that the home ownership rate will drop below 60% in this cycle and the hordes of renters that that's going to release, we're talking about the direction of rents and occupancy in both Phoenix and the nation at large. We're going to come back after the break and talk about the direction of real estate prices. You're listening to get rich education. Our guest is Ken McElroy. I'm your host. Keith Weinhold.   the same place where I get my own mortgage loans is where you can get yours. Ridge lending group and MLS, 42056, they provided our listeners with more loans than anyone because they specialize in income properties. They help you build a long term plan for growing your real estate empire with leverage. 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So if you're like me and tired of your liquid funds just sitting there doing nothing, check it out. Text family to 66866. To learn about freedom. Family investments, liquidity fund again. Text family to 66866   Naresh Vissa  33:25   this is GRE real estate investment coach. Naresh Vissa listen to get rich education with Keith Weinhold, and don't quit your Daydream.    Keith Weinhold  33:32   Welcome back to get worse education. We're talking with seasoned investor Ken McElroy, and he's also been one of the most recurrent guests here on the show. He's just consistently got some of the very best perspectives in the entire nation on the real estate market. And Ken the Fred data, which pulls their numbers from Kay Shiller, it shows that the value of a mid tier single family home in Phoenix, Metro wide, has basically been flat for the last year and a half. I know your wife, Daniil, deals with single family rentals there in Phoenix. Can you corroborate Is that what you're seeing as far as values go there on the ground, or is it different in the sub markets    Ken McElroy  34:20   it's definitely different in the sub markets, but I would definitely concur that it is flat, Keith, it's a very interesting time. People are used to selling things fast. Oh, I'm going to sell this and it trades, and then they're moving it right to something else. They're not used to the markets that you and I grew up in, right which is, you remember the old days where we would list something and it might be on the market for three or four or five months. These people, these kids, these let's last 10 years, they have never seen anything like that. So for me, I think we're just moving back to what I would consider to be normal. I don't see a problem with flat at all. In fact, I think homes are unaffordable and. And flat isn't necessarily bad. That means that both sides are kind of doing deals. That means the seller doesn't hold the cards, and it means the buyer doesn't hold the cards, and so right now is a great time to buy because if a seller is sitting on something for even a couple months, they're not used to it. There's deals to be had right now. And it's, I think, if you have the dry powder and you have the ability to move, is a great time to buy.   Keith Weinhold  35:26   You had mentioned, when we were talking outside this show, that your wife, Danielle has made some interesting moves in her single Yeah, yeah, tell us about that.   Ken McElroy  35:36   It's a fantastic move. I mean, one of the greatest, obviously, I'm doing these big apartment deals, she can't relate, and she's doing these small houses, which she loves. She doesn't like debt. She likes to pay them off, and she manages them all herself. And so she bought this condo years ago, and it's worth about 300 grand, and she paid like 164 years ago, and the rents have dropped. You know, per our last conversation, they were used to be around 1900 now they're around 1700 but the same time, rents have dropped. And why would rents drop? Because there's more competition. There's new apartment buildings being built around the area. The tenants have more choices. Again. There's, you know, rents came down a little bit. So she lost couple 100 bucks a month there, and the HOA hit her with costs. Our insurance went up, our landscaping went up, so all of a sudden their HOA fees started going up. So the rents came down, and the HOA costs went up, squeezes on, yeah, so all sudden she's got this squeeze and so she's looking at it. And I said, you really ought to take a look at your what we call imputed equity. In other words, she has no debt on this thing, so she literally has another way to say it is she has 300,000 sitting in a condo, an asset. What does it matter? What it is and she gets maybe, what does she make it 500 a month, maybe $6,000 okay? Net Cash Flow a year, right? Nothing. So you take your 6000 you divide it by your 300 and it's not a very good return. Yeah, eight. Okay, so she's looking at what we call imputed equity. What's your return on the equity you have? Okay, so she said, I'm going to start looking at these homes that have, like you said, the garages and the yards, because again, we know that should be able to get closer to $3,000 a month on those so she started scouring, and she found one, and it was about 450 grand. So she had to come up with another 150 grand. And so what she did was she sold the unit, the condo she had that had rising HOA and lowering rents for 300 she did a 1031 exchange into the $450,000 house, and then she had to come up with another 150 but her rent now is three grand, and she was able to increase her cash flow By almost $1,000 for a month. So that extra 150 generated about $12,000 of net cash flow gain. And so again, she just purely looked at the math on one and did a 1031 moved it into another one. And now she's super happy it's in a home. And as you know, in a lot of these homes, not always, but you tend to have people that don't move as much. So this the guy that moved in has his son. He has him in a local school. He's young. He's probably going to be there for years, so she's probably not going to have the turnover that she would in a condo project. That's really more like an apartment building. That's what she just did. And so don't forget, when prices are high, you're exiting high and buying high. When prices are in flux, a little bit like they are flat, you're going to be able to find deals. So it's a really good time to take a look at imputed equity and what's your real, true return, and is there a better asset class for you to be able to move that money into? Because this is truly about managing money and maximizing your return on your own dollars. And that's a move that she just made, and she's going to be on the cruise. She'll see you, and I'm encouraging her to actually do a talk on it, because there's a lot more detail to how she pulled it off. But it only took her, like, four or five months to do it, and it worked perfectly.   Keith Weinhold  39:22   Yeah. Well, congratulations there. I'm a fan of debt around here, as you know, on the summit, Daniel and I'll have to have a chat, and I'll talk about why financially free beats debt free and all of that. But I would love to hear her reply. She probably has some really good, sound reasoning for that can nationally apartment values have followed perhaps an astounding 30% because the way I see it is that three or four years ago, there were tons of new apartment starts with those freakishly low mortgage rates like you touched on. Start to completion of an apartment building can be as long as two years. So those starts have now become completion. Dollars, and they need to be leased up. So that's the glut, and that's why apartment vacancies are common in a lot of American markets today, with higher mortgage rates now, we have fewer starts and with less new future apartment supply coming onto the market, which would have been completed in 2025 to 2027 I mean, that's something that could portend well for the future, but the current apartment glut still needs to get absorbed by tenants. So talk to us about that.   Ken McElroy  40:29   That's a great, great tee up for me. Okay, so I'm going to do seven transactions this year. Now, that's all 200 plus units. So I bought 360 unit building and brand new in Las Vegas. We just closed on a 282 unit in north Scottsdale. We bought 152 unit in Phoenix. And on and on and on and on and on. We're really, really, really busy right now, because, to your point, why would we be doing that now? Here's why apartments are valued based on how they're operating period. So high vacancy, high concession, flat rents, high expenses. That's all bad if you own it, it's really good if you buy it. So you want to buy at today's numbers, and that's what we're doing. We're buying at today's numbers, and we think that there's a little window that we've got through 26 to be able to acquire a bunch of apartments at these low values. To your point, they've definitely dropped. There's another case as to why, because the next piece is when the mortgage rate's high, cash flow is less. So when your mortgage payment is higher, all things being equal, your cash flow is less. So when rates went up, then people could pay less, and that drove values down. So if we could lock in today with all this disruption, so that's what we've been focused on. And it's been a very exciting year for our company. And in addition to that, to your point, but you and I have never spoken about, we just broke ground on another deal, and we're just leasing up on a deal down in Tucson that we're we're a 300 unit building that we're just finishing, and we just broke ground on a 312 unit, and we got a couple more slated because we're trying to break ground today. And why would we would break ground today because there's not a lot of subcontractors bidding on the stuff. So we're getting better pricing. The interest rates are high. This is true. That's not necessarily a positive, but we're breaking ground in anticipation of opening in two years, when all this stuff gets absorbed, we're going to be opening and so, you know, if we could time it today with 25 we break ground, we're going to open in 27 this stuff will be absorbed by then the blood will be in the streets in 25 and 26 and maybe early 27 and then it's going to shift again, Keith, and you know, people are slow to react. And so we think we're going to hit this little window at optimal time to be able to open up brand new product in two years.   Keith Weinhold  43:05   That's great. Ken we've been having these conversations for over a decade now, I know, and the way that I see it is that MC companies, your company, was built exactly for times like this. Is that to say that you think apartment values have reached their bottom,   Speaker 2  43:22   so I actually don't think they have yet. That's a funny comment, and here's why, because we also went through this extend and pretend time with lenders, right? So the lenders, whoever bought something, was trying to hold on to it forever. But now, with this new administration and the battle with the, you know, Powell still in office for another year. Who knows really, what's going to happen with rates? Maybe a quarter here, quarter there, whatever. But the reality is, there's no relief in sight. It doesn't appear. Because now we have this high vacancy, we have high expenses, and I don't think there's going to be a lot of interest rate relief. And so I think the lenders are going, you know what? We're gonna start listing these. So we're starting to see just in the last few months, brokers call. I got a call the other day from a broker out of San Antonio. He said a lender called me. They gave me nine deals. He said the keys, they gave me the keys on nine deals now and then I got another one in Dallas. It was 35% occupied, and the loan was 25 million, and the guy said they would take 14, so that's an $11 million haircut to the lender. So you're starting to see these. These are coming into my emails, right? Because they flooded. We are kind of deal. Yeah, it's so good. Now I've passed on everything so far because I think the knife is still falling a little bit, and so I think we're in the first few innings of seeing these kinds of deals, and there needs to be a lot of them, right? Like they need to be everywhere. And then when they're everywhere, everything's listed, and people are looking at them, and there's all this interest, then I think we're going to be at the bottom, but we're darn close. I mean, we're darn close, I would say. Right? We're probably by end of the year close. That's why, if a prudent investor, is getting their dry powder together, now they're meeting with their broker relationships, now they're meeting with their lender relationships, now they're putting together their LPs, and they're starting to go out and look at deals. Now, even if it's no no, no, no, no, no, no. This is the time for you to build relationships and be ready to strike when you start to see stuff this year, toward the end of the year, will will be the bottom and then I also think next year is going to be rocky for a lot of things. Then you're going to see a lot of lender write offs.    Keith Weinhold  45:37   This is really good guidance for what you the listener, can accidentally do if you are a prospective apartment building buyer. Great insight there. Ken. Ken, yes, you and I are about to be together on the real estate guys Investor Summit to see but there's another great event that begins at the end of next month that you put together.    Ken McElroy  45:59   Tell us about that. This is great. I have now we have about 4000 investors. So these are all high net worth people that invest with us. And you know, this is our 24th year in business. So when I meet with all of them, we used to do these investor summits, they would say, What about gold? What about silver? What about oil? What about water? What about timber? What about self storage? What about Office? What about retail? So I'm like, I'm going to create a conference where I can have everything in one spot, and we can invite high net worth, accredited people be able to come there and listen to the best of the best. So no professional speakers, just people that are really doing deals. You know, like we have guys that are building wellness spas and hospitality. Obviously, we have some single family. We got multi family. Got a retail guy, industrial guy, commercial guy, office guy. We got a gold panel. And then we got these economists, and you probably know some of the names. So we got George gammon coming. We got Jeff Snyder, who's unbelievable Euro dollar University. He's coming. We got Brent Johnson, who created what's called the milkshake theory. And just Google it, you'll see it's all about the central banks. We got Jim Rickards, who wrote currency wars and a new case for gold. And we got Lawrence Lepard, who just wrote this book called The Big print. All coming as speakers unpaid, and they're just going to try to deliver the best value they can to the people. Because I tell you what, Keith, I don't know about you, but it's confusing. I'm reading about tariffs, I'm reading about inflation. I'm reading about unemployment. I don't know where interest rates are going. I'm feeling it at the street level, at the main street level, with my apartment buildings, they're harder to manage. The expenses are going up. I try to create this environment to where people can show up and hear real real things, and they can make real decisions and course correct, right, and also take advantage of of some other things. We're also having a manufacturing panel, and I got a whole panel just on the Trump tax bill, because the opportunity zones, the bonus depreciation, all the stuff, these are things that you can do to be able to take action. So this is limitless expo.com. Since we're on your show, they can do KEN10. KEN10, which is a discount, the prices do go up. Obviously they're the highest. They are in July, because that's when the event is but in June, they're still lower. So I would suggest that people go this year, especially with this new administration, and everybody's like, what is going on? Hopefully we can it's starting to clear up some of the confusion that we all have right now and try to figure things out.   Keith Weinhold  48:36   It seems like all we do know is that we don't know limitless ought to help clear some of that up. It is July 31 to August 2. Tell us where it's taking place.   Ken McElroy  48:47   Yeah, it's at the gaylord in Texas, in Dallas, Texas. It's called the Gaylord Texan. It's limitless expo.com. Now we did it last year. There'll be 2000 people. We have 50 speakers. We have five stages, 50 speakers. It's a really high end event. What I mean by that is these are real people doing real deals with real businesses, real investors. It's been fantastic. I haven't had to pay speakers because of the quality of the attendee. That says a lot. It's really been interesting and great. And by the way, I don't really think having big speakers to sell tickets is the way to go. I'd rather have a real quality event, and it's really interesting once you set your mind on something. Because my investors and other investors show up because they do more than invest in just what we do. Like real estate. Everybody wants a little piece of real estate, but they also want to know about Bitcoin. They also want to know about gold, you know. And these are things that I'm not that proficient in, you know. I want to hear from experts in those fields. So it's really been a great, great event.   Keith Weinhold  49:48   You kind of crowdsource the need. You listen to what your audience was asking about, and then you delivered it for them. Limitless expo.com, use the discount code KEN10 to get. Get a discount. Ken McElroy, it's been great chatting about the direction of rents and prices in the both single family space and apartment space. It's been great having you back on the show.   Ken McElroy  50:09   Yeah, for sure. Keith, always great. Man. Good seeing you.   Keith Weinhold  50:18   Yeah. Ken, decidedly bullish on buying real estate, even calling it a great time to buy. He basically believes that because buyers have more power than they did three and four years ago, and they have more options, an emphatic prediction that the home ownership rate will fall below 60% there is profundity here. I mean, the census figures on this go back to the 1960s and the lowest it's fallen in all that time was 63% by the way, homeownership peaked in 2004 at 69% apartment values have crashed about 30% and It's probably going to get worse. So the worst isn't over, but likely will be by about the end of this year. So in Ken's opinion, most of the worst is over. I'm reading in between the lines there on that one. Hey, I hope you've been enjoying this show lately. Next week, we're going to change things up somewhat here. Recently, we've had rather prominent guests on the show, like the father of Reaganomics, David Stockman, then Russell gray last week, this week, the owner of 10,000 running units, Ken McElroy. And you know their perspectives and experience and influence, they are terrific. And I trust that you've learned from them. Next week, we'll have two GRE listeners here on the show, regular listeners, perhaps people more like you, because you can probably relate well to their stories. Until then, I'm your host. Keith Weinhold, don't quit your Daydream.   Speaker 3  51:59   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  52:22   You know, whenever you want the best written real estate and finance info, oh, geez, today's experience limits your free articles access, and it's got paywalls and pop ups and push notifications and cookies disclaimers. It's not so great. So then it's vital to place nice, clean, free content into your hands that adds no hype value to your life. That's why this is the golden age of quality newsletters. And I write every word of ours myself. It's got a dash of humor, and it's to the point, because even the word abbreviation is too long. My letter usually takes less than three minutes to read, and when you start the letter, you also get my one hour fast real estate video. Course, it's all completely free. It's called the Don't quit your Daydream letter. It wires your mind for wealth, and it couldn't be easier for you to get it right now. Just text gre 266, 866, while it's on your mind, take a moment to do it right now. Text GRE TO 66866   The preceding program was brought to you by your home for wealth building, get richeducation.com    

Steve Maclin speaks with WrestleZone about TNA's return to Rhode Island, working on live TV, his initial thoughts of the TNA International Championship, Eddie Edwards, rates his wife's cooking, TNA's return to the Northeast, and more!

In this week's episode of the award-winning Tiger Talk podcast, join Northeast Mississippi Community College President Dr. Ricky G. Ford and Marketing and Public Relations Specialist Liz Calvery as Dr. Ford discusses how Northeast stays connected to the communities it serves—and why those connections are essential to the college's mission.Dr. Ford explores the role of “community” in community college and shares the various ways Northeast engages with its five-county service district: Alcorn, Prentiss, Tippah, Tishomingo, and Union counties—and beyond. He talks about the presence of satellite campuses in several counties and the importance of maintaining contact and offering classes in all five. The college not only provides academic education to the citizens of each county but also strives to be a strong economic partner with local businesses, leaders, and industries.Dr. Ford also highlights how Northeast helps strengthen the region's economy by producing a well-educated workforce ready to meet the needs of incoming and existing businesses. He praises the award-winning Adult Education program for its dual role in helping individuals earn their High School Equivalency (HiSET) diplomas and equipping them with the skills needed to become highly skilled members of the workforce.Plus, stay updated on the latest in athletics, academics, workforce development, and more at one of the nation's premier community colleges.Missed an episode? All Northeast Tiger Talk episodes are archived at https://nemcctigertalk.simplecast.com. For those who may have missed an episode, all Northeast TigerTalk episodes are archived at https://nemcctigertalk.simplecast.com.--NEMCC--Information about Northeast Mississippi Community CollegeNortheast Mississippi Community College is a leading educational institution that provides comprehensive academic, technical, and workforce training programs to empower students and promote lifelong learning. With a commitment to excellence, Northeast Mississippi Community College fosters a supportive environment that prepares individuals for success in their chosen fields.For more information about Northeast Mississippi Community College, visit http://www.nemcc.edu.

Here's the latest update from Fox Weather with Bob Van Dillen. Learn more about your ad choices. Visit podcastchoices.com/adchoices

As we prepare for season 7 of our investigation into Israel Keyes, we look back at some of the potential victims we've covered throughout the series and provide case updates and classification updates.This episode covers the following cases:• Kellisue Ackernecht • Jack Coloney • Suzy Lyall • John Hannemann • Marble Arvidson • Nancy Reagey  • Maura Murray • Brianna Maitland • Karen Adams • Bryan Gomez • Donnie Messier • Richard Petrone • Danielle Imbo Written, Researched, Edited, and Produced by Josh Hallmark. Book your Trova Trip to Bali!Get your ticket to the True Crime Podcast Festival in Boston (July 18-20). Use promo code JOSH20 for 20% off.SPONSORSBetterHelp: Get 10% off your first monthGreen Chef: Get free salads for 2 months, plus 50% off your first box with promo code TRUECRIMEBSFREEFor ad-free and early episodes, support the investigation at www.Patreon.com/StudioBothAndMusic by: Sergey Cheremisinov, Sero, and Radical Face Sources include: https://www.timesunion.com/news/article/police-search-new-lead-kellisue-ackernecht-s-2008-20019747.phpBecome a supporter of this podcast: https://www.spreaker.com/podcast/true-crime-bullsh--3588169/support.

This week on The Blizzard, Babyface is back from his trip to the Northeast and has stories to share—starting with his first visit to Fenway Park and a few too-real tales of traveling with the in-laws. He and Seth also dive into the NBA Finals, Game of Thrones nostalgia, and a heated take on why graduations are overrated. Plus, they touch on the tense situation between Israel and Iran with their usual unfiltered takes.It's a mix of sports, travel, world news, and classic Blizzard chaos you don't want to miss.Subscribe, rate, and leave a review—unless you're at a graduation. Then we get it.See Privacy Policy at https://art19.com/privacy and California Privacy Notice at https://art19.com/privacy#do-not-sell-my-info.

This week's podcast episode is an insightful interview with Lisa Li, the founder of The Qi, a company dedicated to flower teas. Conducted in a serene New York City space, the discussion explores Lisa's personal health journey—from a challenging thyroid disease that was healed through Traditional Chinese Medicine (TCM) to her subsequent decision to create naturally caffeine-free herbal teas due to her sensitivity to caffeine.  She highlights the medicinal properties and energetic balance of various flower teas, such as goji berries, chrysanthemum, and rose, explaining their roles as anti-inflammatory, detoxing, and nourishing agents. The interview delves into the philosophies of Eastern culinary traditions, emphasizing "light and gentle" flavors that support digestive health, contrasting them with Western preferences for "extra" flavors. A significant part of the conversation focuses on the importance of self-care and evening rituals for better sleep, advocating for herbal teas as a healthy alternative to addictive sleeping aids. Lisa also introduces several of The Qi's specific tea blends, explaining their benefits, ingredients, and the careful formulation process guided by TCM principles.  Check out the show notes at https://thisismodernaging.com/podcast/ ABOUT LISA As a child who grew up Northeast of Beijing, I drank a lot of teas with my grandma. And those moments were some of the most nourishing and healing times of my life. Holistic wellness for me as a child was much like brunch… it was simply a way of a joyful life. After feeling stressed, anxious, and burnt out from working in the notoriously grueling fashion industry for 10+ years I desperately wanted to go back to a time and place where taking care of myself was simple and wonderful. In the beginning of 2018 I took a transformative trip with my mom to Shangri-la, Yunnan where I discovered the Rose tea the locals enjoy. It was so unique and special - it was like nothing I've ever had, it transported me to a whole new floral paradise universe.  After tasting and testing over 100 flowering herbs and tens of thousands miles more traveled to source the finest ones The Qi was born. To bring you the most beautiful sensory tea ritual for a daily dose of Zen, beauty, and nourishment.

The Premier League derbies are back! But it's a rivalry that dates back to the English Civil War and runs a lot deeper than football. Total Sport's Simon Pryde takes us through how the derby began, the moments that have gone down in history - and what the derby means to the players, fans and to the North East as a region.

This week, Carl is excited to welcome Dr. David Bass, a renowned chiropractic therapist, acupuncturist, and inventor. As the founder of the Neck & Back Pain Institute of Coral Springs, a treatment and training facility centered around the Antalgic-Trak®, Dr. Bass is transforming the path to pain relief. In this chat, Carl and David discuss Dr. Bass's unique journey from being one of the most successful chiropractic practitioners in the Northeast to relocating to Florida, where he developed the innovative Antalgic-Trak®. This groundbreaking piece of medical equipment has revolutionized spine pain management, providing relief to countless patients worldwide. Dr. Bass shares the inspiration behind the device, the challenges he faced during its development, and the eventual global success of his incredible invention. Carl also shares his personal testimony of overcoming chronic back pain through Dr. Bass's treatments, underscoring the device's effectiveness and Dr. Bass's compassionate approach to health care, pain management, and recovery.   Connect with Dr. David and The Neck & Back Pain Institute: Website LinkedIn Facebook    Connect with Carl: Instagram Facebook LinkedIn YouTube Website   Produced by: Social Chameleon

Time for some weird tales, Slackers!Step into the eerie underbelly of the 1980s as we unravel five paranormal stories that gripped the nation (or at least the Northeast), blending supernatural intrigue with everyday human drama. From objects defying gravity to a courtroom battle invoking demonic forces, these tales defined an era fascinated by the unknown. Whether you're a believer or a skeptic, the choice is yours.We begin with the Columbus Poltergeist Case of 1984, where a troubled teen's home erupted in chaos, sparking debates over paranormal phenomena versus psychological distress. Next, we explore a historic legal case where a shocking defense was argued, guided by the controversial demonologists Ed and Lorraine Warren. To set the stage, we'll introduce the Warrens' polarizing legacy as paranormal investigators, whose influence looms large in two other cases we'll uncover.Our journey continues to a Massachusetts farm, where claims of otherworldly torment clashed with allegations of deception and abuse. Then, we visit a Connecticut family living in a former funeral home, where alleged supernatural assaults raised questions about truth and the exploitation of the dead. Finally, we delve into a Chicago urban legend, where mysterious cemetery damage fueled tales of a restless spirit.A recurring theme in many of these stories is the Warrens' role in shaping the 1980s paranormal craze. Were these events glimpses of the supernatural or tragic manifestations of trauma and mental illness? We'll reflect on the era's obsession with the occult and the fine line between belief and doubt, inviting you to question what lies beyond the explainable.Share your thoughts or eerie encounters on Instagram, X, or YouTube @stuckpodx, like theStuck in the Middle: A Gen X Podcast Facebook page, or email us at stuckinthemiddlepod@yahoo.com. 

Make a name for yourself in the North East; Join Pat Fitzmaurice and Bo McBrayer for their top 2025 Travelers Championship picks and predictions! Can Scottie Scheffler (+280) find his groove with the flat stick? What makes Patrick Cantlay (+2200) a horse for the course? Plus, will Akshay Bhatia (+6500) back up his top-five finish in his debut at TPC River Highlands with another strong weekend? We dive into the betting odds, analyze the favorites and long shots, and reveal our top betting card selections. Plus, we reveal our one-and-done picks to help you maximize your winnings for the PGA season! Timestamps: (May be off due to ads) Intro - 0:00:00US Open Recap - 0:00:16BettingPros App - 0:16:18TPC River Highlands Preview - 0:16:59Novig - 0:21:01The Favorites - 0:22:20The Mid-Range Plays - 0:28:19The Longshots - 0:31:39Betting Cards Review - 0:33:46One-&-Done Selections - 0:34:25Outro - 0:35:27 Helpful Links: ⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠BettingPros App⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠ - Make winning bets with advice and picks from top sports betting experts. The BettingPros app puts consensus and expert-driven sports betting advice at your fingertips to help you pinpoint the best odds and make winning bets. Download it today on the ⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠App Store⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠ or ⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠Google Play⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠. ⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠BettingPros Discord⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠ - Looking to up your game in sports betting? Join our exclusive sports betting Discord community at ⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠bettingpros.com/chat⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠! Not only can you connect with expert handicappers who provide free picks for NBA, NFL, MLB, NHL, player props, live betting, and more, but now you can also participate in our weekly community picks. Cast your vote, see how your picks stack up against the experts, and track your success! ⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠BettingPros Pick Tracker⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠ – Want to track all of your wagers in one place? Check out the BettingPros Pick Tracker. It syncs up with your sportsbooks to tally which picks hit, and which miss AND gives you a live look at what the public is doing so you can use real-time tracking to determine which plays to make, and which to fade: ⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠bettingpros.com/pick-tracking⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠ ⁠⁠⁠⁠Twitch⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠ - FantasyPros is now LIVE on Twitch! When the MLB season begins, join us every weekday at 12 PM Eastern for Leading Off -- your daily dose of fantasy baseball news, insights, and strategy. Ask questions, get insight, and interact live! Follow us now at ⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠twitch.tv/fantasypros⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠ and never miss a stream! A bigger lineup of exclusive, interactive live content is on the way! Bet365 - Bet365 has a special offer for our listeners! Turn five dollars into one hundred and fifty dollars of bonus bets when you join Bet365. To claim the offer, just go to bettingpros.com/365 and deposit at least ten dollars. If you place a bet of at least 5 dollars, you’ll earn 150 dollars in bonus bets. Again, that’s bettingpros.com/365. 21+ Only. Must be present in Arizona, Colorado, Illinois, Indiana, Iowa, Kentucky, Louisiana, North Carolina, New Jersey, Ohio, Tennessee, or Virginia. Gambling problem? Call 1-800-GAMBLER or 1-800-BETS OFF (if you live in Iowa). Terms & Conditions Apply* ⁠⁠⁠⁠Novig - Looking for a smarter way to bet on sports? There's a new sports tradingh platform that's changing the game -- it's called Novig. It’s legal in most states, including Georgia, California, and Texas. It’s peer-to-peer, which means you’re competing against other users, not the house. You can often get better lines than traditional books. You can set your own lines, which gives you control most sportsbooks just don’t offer. There are no commissions or hidden fees — seriously. It uses a coin deposit system, but it’s REAL money. And you can use code DAILYJUICE for 50% off your first coin purchase, up to $25. Check it out now at bettingpros.com/novig. See omnystudio.com/listener for privacy information.

2/3 of Massachusetts voters support expanding access to abortion later in pregnancy, according to recent polling. Massachusetts still has on the books a 24-week abortion ban, with additional exceptions later added. Jeanette Kincaid, Associate Director of Care Coordination at DuPont Clinic and Kate Dineen, abortion later in pregnancy patient and advocate and Board Member of Reproductive Equity Now, sit down to talk with us about Massachusetts' abortion access status and the reality of exceptions.When Kate, located at the time in Massachusetts, had a personal experience needing access to an abortion later in pregnancy, she was told travel would be necessary to obtain care. Kate then traveled to the Washington, D.C. area to receive the care she needed. Currently in the Massachusetts, Kate and other advocates are working to pass the Prioritizing Patient Access to Care Act, which would expand access to abortion care after 24 weeks of pregnancy based on the best professional judgement of a licensed physician. Getting rid of the state's gestational ban would increase access to care and equity not only for Massachusetts, but for the Northeast region. For more information, check out Boom! Lawyered: https://rewirenewsgroup.com/boom-lawyered/ Support the showFollow Us on Social: Twitter: @rePROsFightBack Instagram: @reprosfbFacebook: rePROs Fight Back Bluesky: @reprosfightback.bsky.social Email us: jennie@reprosfightback.comRate and Review on Apple PodcastThanks for listening & keep fighting back!

In this episode of The Passive House Podcast, Mary James sits down with Parlin Meyer, Managing Principal of BrightBuilt Home, and Chris Lee, Head of Design & Development at Backyard ADUs, for a deep dive into the growing world of accessory dwelling units (ADUs). Together, they explore how prefabrication, modular construction, and progressive policy shifts are reshaping the housing landscape in the Northeast and beyond. From multigenerational living to zoning reforms and cost challenges, Parlin and Chris share insights from the front lines of ADU design and delivery—what's working, what's not, and where this crucial housing type is headed.https://www.brightbuilthome.com/https://backyardadus.com/Thank you for listening to the Passive House Podcast! To learn more about Passive House and to stay abreast of our latest programming, visit passivehouseaccelerator.com. And please join us at one of our Passive House Accelerator LIVE! zoom gatherings on Wednesdays.

Entrepreneur and star of Dragon's Den, Sara Davies MBE tells Gabby how she started her hugely successful crafting business from her university bedroom, simply by identifying an envelope related problem and finding a solution. After putting her all into her work for many years, she talks about how her business ambitions have changed now she's in her forties, and why she's zoning in on what's really important to her. Sara also talks about being a home girl and deciding to stay in the North East; getting into healthy habits before the menopause; and having accountability angels which help her to stay on track with her health goals. For more on what Sara has learned about business, check out her new book The Six-Minute Entrepreneur. Hosted on Acast. See acast.com/privacy for more information.

The tiny creatures lurking in your backyard could change your life forever. Shira Haid knows this reality all too well, having battled severe tick-borne illnesses that left her unable to walk or speak. Today, she's turning that painful experience into purpose through her educational platform, Lemon or Lime.What began as a website has blossomed into a YouTube channel and growing social media presence dedicated to demystifying tick-borne diseases like Lyme, Babesia, and Bartonella. Shira's mission is clear: provide the resource she desperately needed during her own diagnostic journey that took three years and left her disabled.Throughout our conversation, Shira shatters dangerous myths about tick-borne diseases. The CDC's claim that ticks must be attached for 36-48 hours to transmit disease? False – some infections can transfer in just 15 minutes. That famous bullseye rash everyone associates with Lyme? Only 20-30% of patients ever develop it. And the notion that ticks only exist in wooded areas of the Northeast? Wrong again – they're virtually everywhere except Antarctica, including desert states at higher elevations.Perhaps most alarming is Shira's discussion of co-infections and emerging threats like Alpha-gal syndrome, a tick-transmitted condition causing potentially life-threatening allergic reactions to mammalian products – including medications. With 70% of pharmaceuticals containing mammalian ingredients, this presents a frightening challenge for affected patients.For those concerned about prevention, Shira offers practical advice: treat clothing with permethrin, use Picaridin lotion on exposed skin, perform regular tick checks, and maintain shorter lawn heights. Hunters and hikers should consider specialized clothing with elastic cuffs that prevent ticks from accessing skin.Connect with Shira on YouTube and Instagram @LemonorLime (remember, that's Lyme with a Y!) and join her mission to raise awareness about these devastating but preventable diseases.Send us a text Are you living with a chronic illness and want to make your voice heard? Rare Patient Voice connects patients and caregivers with research opportunities—so you can share your experiences and get paid for your time! Your insights help drive real change in healthcare.Let's Get Started - Rare Patient Voice Support the showSupport:https://rarepatientvoice.com/Myspooniesisters/https://www.etsy.com/shop/MySpoonieSistershttps://www.graceandable.com/?bg_ref=980:nzTyG6c9zK (Use code GAJen10)Website:https://myspooniesisters.com/ Discount Codes: GIANT Microbes | Gag Gifts, Teacher Gifts, Doctor Gifts, Gifts for Girlfriends and Boyfriends code SPOONIE20 for 20% off

Moisture will not be in short supply for the next week or so in the Northeast and Midwest, as evidenced by high humidity levels and frequent showers and thunderstorms, AccuWeather meteorologists say. But around the official start of the summer season, building heat in the West is forecast to fight its way to the East. In addition, the heat wave in the central United States will occur around the time of the year when the sun is highest in the sky and can make for sweltering to dangerous conditions. Learn more about your ad choices. Visit podcastchoices.com/adchoices

Three's A Crowd North East Football Podcast Learn more about your ad choices. Visit podcastchoices.com/adchoices

In this episode of Hustleshare, we sit down with Mr. Michael Sta. Maria, the dynamic President and CEO of Northeast Business Solution, Inc. — a company at the forefront of digital transformation and business optimization in the Philippines.Michael shares the inspiring story behind Northeast Business Solutions, Inc.: how it grew from a promising concept into a trusted provider of software solutions for companies across various industries. With a strong focus on innovation, client service, and operational excellence, he walks us through the company's evolution, its key milestones, and the challenges he faced as a leader navigating today's fast-changing digital landscape.This episode also explores how Northeast Business Solutions, Inc. has harnessed the power of technology — including strategic partnerships with digital providers like PLDT Enterprise — to deliver smarter, scalable, and future-ready solutions to clients. A must-listen for forward-thinking entrepreneurs and executives looking to lead with vision, agility, and purpose in the digital era.This episode is brought to you by Onecfo PH and PLDT Enterprise.PLDT Enterprise: - MSME Fiberbiz - https://bit.ly/pldtenterprise-ROId-nbsi-fiberbiz - 5G SIM Only - https://bit.ly/pldtenterprise-ROId-nbsi-smart-postpaid Test https://plus.acast.com/s/hustleshare. Hosted on Acast. See acast.com/privacy for more information.

In this kickoff episode of the AmateurGolf.com Podcast's Major Preview Series, host Brian takes you deep inside one of amateur golf's most prestigious events—the 63rd Northeast Amateur Invitational at Wannamoisett Country Club (WAHN-uh-moy-sit). With exclusive insights powered by data and AI, Brian breaks down the history, course strategy, elite field, and what it'll take to win. From defending champ Anthony Delisanti to rising stars like Ben James and Miles Russell, this preview gives you everything you need to watch—and who to watch—for one of the summer's most defining tournaments.Amateur Golf Links:AmateurGolf.comSubscribeInstagramTwitterFacebookYouTube

The South may be in trouble. While inflation remains elevated in the Northeast and Midwest due to persistent housing costs, the South is showing clear signs of a slowdown. In this episode, we break down Bloomberg columnist Conor Sen's latest analysis on why Southern states like Texas, Florida, and Tennessee are at greater risk of an economic drag. With rising housing inventory, stalled construction, and slowing price growth, regional divides are deepening. We also look at how the Fed's rate policy and new legislation out of Washington could make the situation worse. Read the article: https://www.bloomberg.com/opinion/articles/2025-06-13/the-south-is-beating-inflation-but-not-housing Learn more about your ad choices. Visit megaphone.fm/adchoices

  https://slasrpodcast.com/      SLASRPodcast@gmail.com    Welcome to Episode 199 of the Sounds Like A Search and Rescue Podcast! Tonight we are joined by Katie Pasquarella, Katie is a hiker and climber who enjoys exploring the Northeast and sharing her adventures on Instagram! Tonight Stomps dusts off the mic and fills in for Mike, and we'll discuss why it might not be a great idea to do mushrooms while hiking in the Adirondacks, a tragic story of a father and daughter passing away on Maine's highest peak, Mike, Stomp, and Nick gear up for the SLASR 200th tomorrow, Stomp shares a book review, Stomp and crew helps to support the Cannon Mountain Cirque Series, we discuss some recent hikes, catch up on Notable Hikes, New Hampshire has seen 12 consecutive saturdays with measurable rainfall, and more, on this episode of the Sounds Like A Search And Rescue Podcast!     This weeks Higher Summit Forecast SLASR 48 Peaks Alzheimers team - Join here!    About Our Guest @katiepasquarella on Instagram   Topics Nick's Music Minute - Color Theory - Soccer Mommy - 2020 200 Episode Reminder - Mt. Washington Road Race  Lightning Safety Reminder Alpine Garden is in bloom and the Lupines are as well Our friend Stash from the Inside the Line: Catskill Mountains Podcast gets a plug in the New York Times Knobbie saves a skunk  New Hampshire can't escape rainy Saturdays Listener Dan Forget is carrying his rower up all 48 peaks Nick and Stomp finally wrapping up their musical project Stomp's book review of “4000's by 40” by Author Matt Larson and Nick visits Woodpecker Studios North Coffee Donations Recent Hikes Notable Hikes Guest of the Week - Katie Pasquarella Recent SAR News   Show Notes Apple Podcast link for 5 star reviews SLASR Merchandise SLASR LinkTree SLASR's BUYMEACOFFEE Soccer Mommy “Color Theory” Wikipedia Lightning Safety Harman's Cheese & Country Story Lupine Reports Rainy New Hampshire Weekends WMUR Father and Daughter Found Dead Near Maine's Highest Peak Tripping hikers mistakenly reported a companions' death in the Adirondacks Popular Hiking Influence Found Dead Off Scottsdale, Arizona Trail Hiker Assisted on Zealand Trail in Bethlehem Injured Rock Climber Rescued at Rumney Rocks Climbing Area Injured Hiker Rescued on Mount Kearsarge in Warner SLASR 48 Peaks Alzheimers team - Join here!  Sponsors, Friends  and Partners Wild Raven Endurance Coaching 2024 Longest Day - 48 Peaks Mount Washington Higher Summits Forecast Hiking Buddies  Vaucluse - Sweat less. Explore more. – Vaucluse Gear Fieldstone Kombucha CS Instant Coffee

The Northeast NY Coalition for Occupational Safety and Health (NENYCOSH) does work which focuses around training and advocating for the most vulnerable workers. Rossana Coto-Batres of NENYCOSH spoke with Vinny DamaPoleto and Caelan McPherson to discuss the trainings they offer, why health and safety matters, and who tends to get injured on the job.

Hey weather warriors! Dustin Breeze here, coming at you with the hottest forecast in the Big Apple! Today's weather is about to get as intense as a fourth-quarter touchdown drive.Right now, we've got a 20 percent chance of showers and thunderstorms after 11 in the morning. It's gonna be partly sunny with a high near 74 degrees Fahrenheit. We've got an east wind cruising at 6 to 8 miles per hour, which'll shift southeast in the afternoon. Talk about a weather audible!Let's dive into our Weather Playbook segment! Today, we're breaking down the concept of wind shear. Think of wind shear like a defensive line in football - it's all about how wind speed and direction change with height. Just like a quarterback reading the defense, meteorologists read wind shear to predict severe weather. Boom! Weather science with a touchdown of excitement!Now for our 3-day forecast play-by-play:Saturday: Showers are likely, mainly before 2 in the afternoon. We're looking at cloudy conditions with temperatures dropping to around 62 degrees. Northeast wind around 10 miles per hour. Precipitation probability? 60 percent! Saturday Night: 30 percent chance of showers before 2 in the morning. Cloudy skies with a low around 61 degrees.Sunday: Another 30 percent chance of showers after 2 in the afternoon. Cloudy conditions with a high near 65 degrees.And hey, no unusual weather phenomena to report today - just classic New York City summer vibes!It's gonna be WIIIIILD out there, folks!Don't forget to subscribe to the podcast! Thanks for listening. For more info, check out inceptionpoint.ai. This has been a Quiet Please production. Learn more at quietplease.ai.

In this week's episode of the award-winning Tiger Talk podcast, join Northeast Mississippi Community College President Dr. Ricky G. Ford and Marketing and Public Relations Specialist Liz Calvery as Ford gives listeners a look into the behind-the-scenes world of Northeast and some of the things that people may not know about one of the nation's top community colleges. Ford discusses some of the hidden gems and begins the podcast by giving credit to the facilities and maintenance staff for the way they present the campus every day. Plus, stay updated on the latest in athletics, academics, workforce development, and more at one of the nation's premier community colleges. For those who may have missed an episode, all Northeast TigerTalk episodes are archived at https://nemcctigertalk.simplecast.com.--NEMCC--Information about Northeast Mississippi Community CollegeNortheast Mississippi Community College is a leading educational institution that provides comprehensive academic, technical, and workforce training programs to empower students and promote lifelong learning. With a commitment to excellence, Northeast Mississippi Community College fosters a supportive environment that prepares individuals for success in their chosen fields.For more information about Northeast Mississippi Community College, visit http://www.nemcc.edu.

Greg talks to Riley Frain of the Portal Report about the impactful NBA Draft decisions of the past few weeks, the landscape of the mid-major college hoops in the Northeast part of the country & the Atlantic 10's big offseason, & Greg recaps the early week college basketball news & notesLink To Greg's Spreadsheet of handicapped lines: https://vsin.com/college-basketball/greg-petersons-daily-college-basketball-lines/Greg's TikTok With Pickmas Pick Videos: https://www.tiktok.com/@gregpetersonsports?is_from_webapp=1&sender_device=pcPodcast Highlights 3:46-Interview with Riley Frain24:55-Recap of the past 72 hours of transfer moves

This week we report from the Cereals event in the UK and have the newly released planting survey from the AHDB. Brian Reilly from Drummonds joins us with an update on crops in the North East and next week's Drummonds' open evening.We also bring you all the tillage stories from a jam-packed tillage paper from crop areas to protein payments and straw incorporation figures. The Tillage Podcast is supported by Bayer Crop Science. Hosted on Acast. See acast.com/privacy for more information.

If you've been watching the shifting tides in geopolitics and looking for a solid offshore Plan-B, you need to be paying attention to Paraguay. Under the leadership of President Santiago Peña, the country is quietly becoming one of the most attractive destinations in Latin America for expats and investors.  In this episode, I share what I learned during a private meeting with President Peña himself, and why Paraguay checks every box for freedom, stability, and opportunity. IN TODAY'S EPISODE: Listen in to learn how President Peña is reshaping Paraguay into South America's most expat-friendly country Tune in as I break down how Paraguay's geopolitical neutrality is actually a massive strategic advantage Learn why Paraguay's residency program is one of the last low-cost, low-barrier options available today Find out what makes Paraguay so appealing for savvy investors and expats looking for a solid Plan-B PARAGUAY POTENTIAL To stay ahead of the curve with real-time insights and updates on Paraguay, make sure you're subscribed to Paraguay Potential, our dedicated newsletter covering the country's rise as a premier expat haven. PARAGUAY RESIDENCY If you're serious about securing your residency, visit ExpatMoney.com/Residency-in-Paraguay to see how our team can help make the process seamless.  DON'T MISS THE EXPAT MONEY ONLINE SUMMIT 2025! Join the Expat Money Online Summit 2025 for three action-packed days of presentations where you'll gain exclusive insights from dozens of seasoned offshore experts. Discover how to reclaim your freedom abroad, legally slash your tax bill, and maximize your returns - all with confidence and zero stress. RELATED EPISODES 343: Austrian Investor Bets Big on Paraguay—And Wins – Markus Amann 342: Paraguay Tour Recap: Exploring Latin America's Best Kept Secret 326: Paraguay Potential: Investing Offshore For Fun And Adventure – Fernando De CevallosMentioned in this episode:Into The Amazon—Then Straight To The BeachThis year, I'm taking a private group into the Amazon rainforest—then we head to Fortaleza and explore Brazil's booming Northeast coast. Think Amazon river cruises, beachfront developments, and wide-open opportunity. From the heart of the rainforest to pristine beaches most people only dream about—this is bucket-list meets Plan-B strategy. If you've ever wanted to see the real Brazil and scout investments along the way, this is it. Go to ExpatMoney.com/Brazil. Brazil Tour August 2 - 9, 2025Grab Your Complementary Ticket To This Year's...

The Sportsmen's Voice Roundup for this week kicks off with CSF's Senior Director, Fisheries Policy Chris Horton for our lead story on the management of Atlantic red snapper. Chris provides insights into the recent changes in regulations, the importance of accurate data collection, and the potential for state management of fisheries. The conversation highlights the challenges faced by recreational fishermen and the need for innovative management strategies to ensure sustainability and access to fishing resources. Fred then transitions to cover the rest of the news fit to print about the great outdoors this week, including Oklahoma's Senate Bill 50, which provides tax exemptions for firearm safety devices, and the defeat of two detrimental bills in California. It also highlights South Carolina's legislative successes in conservation and access, updates on pro-knife legislation in the Northeast, and the Congressional Fishing Competition that emphasized community engagement and conservation efforts. Takeaways Atlantic Red Snapper Management: The final version of Amendment 59 addresses red snapper management. NOAA's overfishing designation was based on outdated assessments, meanwhile, the South Atlantic now has the highest abundance of red snapper in history and state management of red snapper could improve fishing access. Oklahoma SB50: Hailed as a significant bipartisan victory, this sales tax exemption on gun safes supports responsible firearm ownership. California Victories: California's recent legislative victories include the defeat of several anti-gun bills including Senate Bill 15, which unfairly targeted FFL holders for illegal firearm use.   Get the FREE Sportsmen's Voice e-publication in your inbox every Monday: www.congressionalsportsmen.org/newsletter   Sign up for FREE legislative tracking through CSF's Tracking the Capitols tool: www.congressionalsportsmen.org/tracking-the-capitols/ Learn more about your ad choices. Visit megaphone.fm/adchoices

Today's guest is Dave Pope, a friend of mine from college who spent 14 years in sales in the Northeast before making a bold move and buying Kaytech, Inc., a surface preparation company based in Greenville, South Carolina. At the time, he had no prior experience as a business owner.In this episode, Dave shares what it's really like before, during and after acquiring a small business with stories from his first year as an owner-operator.Subscribe on Apple Podcast , Spotify or YouTube.Let's connect!Subscribe to my newsletter: Time To Live: Thriving in Business and BeyondWebsite: https://www.annemcginty.com/LinkedIn: https://www.linkedin.com/in/annemcgintyInstagram: https://www.instagram.com/annemcgintyhost

With the murder of Indore businessman Raja Raghuvanshi in Meghalaya, a great many stereotypes about the state have been thrown around by TV media, overlooking the state's largely peaceful past. In this edition of #WritingsOnTheWall ThePrint Editor-in-Chief Shekhar Gupta narrates chapters from his days as a reporter covering the Northeast.----more----Read Shekhar Gupta's Writings On The Wall here: https://theprint.in/sg-writings-on-the-wall/to-wistfully-in-shillong/544363/----more----Watch CutTheClutter episode on Meghalaya here: https://youtu.be/zk-FQrwHATk----more----https://youtu.be/eNODudbet88----more----https://youtu.be/nYm2t4mFSzs

Democrats on a state Senate panel reject Ken Cuccinelli for UVa's board, and several of the governor's nominees for VMI's board… “No tax on tips” becomes a topic of conversation on the campaign trail for governor this year… A rare tick-borne disease spreads into the Mid-Atlantic from its traditional hold in the Northeast….

Many North Americans would love to catch brown trout in their native environment, and most of us think of the UK or France or Slovenia for wild, native brown trout. But, Spain has a long history of fly fishing in the Pyrenees (Hemingway loved fly fishing in the Pyrenees and called this region "the closest thing to heaven") and for the traveler, there are many rivers with public access. Spain has small freestone mountain streams, lakes, and tailwaters that offer excellent trout fishing and my guest this week, Ivan Tarin [35:59], of Salvelinus Adventures, has spent thirty years exploring these rivers and has many tips to offer.   In the Fly Box this week, we have some interesting questions and also a listener who was upset by my attitude in a recent podcast: Do you have any advice to help me catch more trout on dry flies? Does it matter that jig flies ride upside-down? Why can't I catch a fish on a Pheasant Tail nymph? What is the best color for a background on a fly-tying table? How do you keep track of the leader and tippet you have on a fly line? How long with rivers in North Carolina take to recover from the devastating floods? Why has trout fishing been so lousy in the Northeast this spring? What should I do when trout are feeding on tiny flies? Small dries are too small for me to see. Should I work a small bass river upstream or down? I don't do well on dropoffs. How should I fish them? What is the difference between Helios F and D versions, and what is the difference between the 9-foot and 9-foot 5-inch Helios 5-weight models? A listener takes me to task for making fun of conventional bass anglers.

Redfin's latest forecast suggests home prices will see a 1% decline by year-end, a significant shift after years of growth. On The Market host Dave Meyer is joined by Chen Zhao, Redfin's Head of Economics Research, to discuss the key factors behind this projection, including a changing ratio of buyers to sellers in the market. Later in the show, Dave and Chen break down regional trends across the Sunbelt, Midwest and Northeast, talk about rent forecasts heading into 2026 and touch on the impact of current mortgage rates and trade policies on the real estate market. Links from the Show Join the Future of Real Estate Investing with Fundrise  Join BiggerPockets for FREE  Find an Investor-Friendly Agent in Your Area Find Investor-Friendly Lenders   Property Manager Finder Dave's BiggerPockets Profile Check out more resources from this show on ⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠BiggerPockets.com⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠ and ⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠https://www.biggerpockets.com/blog/on-the-market-328 Interested in learning more about today's sponsors or becoming a BiggerPockets partner yourself? Email ⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠advertise@biggerpockets.com⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠. Learn more about your ad choices. Visit megaphone.fm/adchoices

Who is this Dan Orlando guy? And why is his album so good?!It's episode No. 100 - featuring Philadelphia-area piano-playing singer-songwriter & lead singer Dan Orlando! Dan takes us through his musical journey and we break down the songs & the making of his thrilling debut LP Heritage Trail. Dan makes no bones about where he sets his sights."I do feel like there is a closed highway - that if someone can access it, there is an appetite for another 'Piano Man,'" Dan said in our conversation. "I've always chased that ambition and I haven't been shy about it. I think I'm the next 'Piano Man.'"Download Heritage Trail and Dan's other releases and see for yourself why audiences are taking notice - and why they may be hungry for a hero in this genre.Visit Dan's web site for Dan's live schedule, merch & more. Follow him on social media - @danorlandojrhttps://danorlandojr.com/"In addition to his solo career, Dan is the lead singer of The Lords of 52nd Street, a band featuring original members of the Billy Joel band, which tours across the Northeast. His exceptional talent led him to the prestigious University of Cincinnati's College-Conservatory of Music, where he graduated with a bachelor's degree in jazz piano. Here, he drew inspiration from artists like Keane and Coldplay, admiring their ability to prominently feature piano in a way that resonates with everyday listeners.Dan's exceptional talent led him to the prestigious University of Cincinnati's College-Conservatory of Music, where he graduated with a bachelor's degree in jazz piano. Here, he drew inspiration from artists like Keane and Coldplay, admiring their ability to feature piano prominently in a way that resonated with everyday listeners. Additionally, he idolized Freddie Mercury of Queen for his dynamic stage presence and vocal prowess, while the soulful sounds of Stevie Wonder and Marvin Gaye shaped his musical style.Blessed with perfect pitch and a multi-octave vocal range, Dan has been a professional musician for nearly half of his life. Music is the most honest form of expression for Dan. He often says he gets his emotions out much more clearly through music than through words or body language.Growing up in West Grove, Pennsylvania, Dan's musical journey began early. He knew Mozart before he knew his ABCs and loved his afternoon piano lessons. A pivotal moment came when he discovered Elton John's Goodbye Yellow Brick Road in his father's CD collection. A lightbulb went off! He didn't know piano could rock.Today, Dan's unique blend of pop, rock, R&B, and balladry connects with fans of every genre and generation. His goal is to create music with a timeless quality that people of his generation can't wait to show their grandkids someday.In 2016, Dan stepped into the national spotlight, performing at the “Power of Love” 20th Anniversary Gala, celebrating Tony Bennett's 90th Birthday at the MGM Grand in Las Vegas. As part of an all-star lineup, Dan took the stage with American Idol Season 6 winner Jordin Sparks to sing a medley of Bennett's hits. He has also supported headliners like Andrea Bocelli, Kenny “Babyface” Edmonds, Robin Thicke, and the Blues Brothers."Thanks for listening, subscribing & telling a friend about the Dan Time Podcast! Available on YouTube and wherever you listen to podcasts.dantimepod@gmail.com

Donald Trump has the lowest 100-day job approval rating of any president in the past 80 years, with public pushback on many of his policies and extensive economic discontent, including broad fears of a recession. The concept of the "First 100 Days" refers to the early period of a U.S. president's new term, typically seen as a symbolic window to set the tone, push key policies and demonstrate leadership. It represents a kind of political version of a first impression. In the United States, no one talked that much about the importance of a president's first 100 days—until Franklin D. Roosevelt took office in 1933. He took swift action to calm the nation's crippling financial panic (cue the Emergency Banking Act and the “fireside chats” that became Roosevelt's signature) and began rolling out the programs that made up his New Deal, including 15 major pieces of legislation in the first 100 days. FDR's extraordinary productivity translated into enormous popularity, and he set a first 100-day standard against which all future U.S. presidents would (perhaps unfairly) be measured.We talk with Chuck Cordak, an ardent MAGA supporter, about why he thinks Trump's first 100 days have been successul, and, of course, we offer our view. Spoiler alert: Chuck is positively impressed; we're not.What seems to matter to MAGA followers, like Chuck, is the volume of activity that surrounds the Trump administration. The question is, what does all that activity do for the good of the country?Chuck is a father of six, five who serve in the military. He has been deeply involved with Ohio, Illinois GOP politics for over 40 years. A former ROTC Midshipman at Ohio State University, Chuck is a native Ohioan and says he was raised as a Truman Kenndy Democrat with conservative Catholic education and traditional values. He has worked all over the Midwest, as well as the Northeast. Chuck resides in Columbus and is currently working on releasing a thought buster book. Chuck is also a segment contributor for Sirius XM and TNT Radio and writes for AFNN.us.So what does it take for a MAGA faithful to offer any criticism of Trump? Listen and find out.

On the podcast this week Rosie is multi-tasking as she gets ready for a hen do whilst sharing beefs and reading some brilliant QFTP's! Chris shares a new diagnosis that is causing him some stress (natch) and the pair get mad at North East weather, do some Yodelling and get round to some wacky wacky do da headlines in a newish segment, Extra Extra! Email the podcast shaggedmarriedannoyed@gmail.com Learn more about your ad choices. Visit podcastchoices.com/adchoices

Our GUY!  Fox News Channel's Mike Tobin Climbed Mt Everest and joined us:-We were one of the few people he told he was climbing Everest-His prep time and sleeping in a chamber at home aka "The Michael Jackson Tent"-Did he bring his own toilet paper and where do you go to the bathroom???-One sherpa named "Tuesday"-Took FOUR Days to climb Mt Everest-"When you climb up on the Northeast ridge of Everest (most difficult climb), I had that moment that I'm higher than anywhere in the world!"-Mike did 22 pushups on the summit representing the 22 veteran and first responder suicides every single day Follow Mike on Instagram  To subscribe to The Pete McMurray Show Podcast just click here

Signs of a softening for-sale home market are making some worry about a larger economic downturn, and apartment rent growth has faltered, growing less this year than in the past. That being said, apartment market performance varies considerably from region to region. Midwest and Northeast markets have rent growth close to 3-3.5%, while the South and West are less than 1% (and sometimes negative). Apartment construction trends point to a more balanced market as 2025 moves into 2026, but higher supply markets may take longer to get to this equilibrium.Sources discussed in this episode:GlobeSt: “Experts Warn Housing Could Be the Tipping Point for the Next Recession” - https://www.globest.com/2025/05/28/experts-warn-housing-could-be-the-tipping-point-for-the-next-recession/Cotality: "US home price insights — June 2025” - https://www.cotality.com/insights/articles/us-home-price-insights-june-2025Apartment List: “May 2025 National Rent Report” - https://www.apartmentlist.com/research/national-rent-dataColliers: “Path to Performance: Fundamentals Strengthen in 2025 - Multifamily Capital Markets Report” - https://www.colliers.com/en/research/nrep-uscm-usmf-colliers-capital-markets-multifamily-report-2025Learn more about Gray Capital's Midwest Multifamily Fund: https://www.graycapitalllc.com/midwestDownload Gray Capital's latest report: ⁠https://www.graycapitalllc.com/midwest-report/⁠Sign up for our free multifamily newsletter here: ⁠https://www.graycapitalllc.com/newsletter⁠ DISCLAIMERS: This video does not constitute professional financial advice and is for educational/entertainment purposes only. This video is not an offer to invest. Any offering would be made through a private placement memorandum and would be limited to accredited investors.

This Tech On Demand podcast episode is all about fall control, integrated pest management and implementing biocontrol strategies that work. Host Bill Calkins is joined by Phil Gerry, a Technical Sales Consultant for the Northeast Region covering six states for Koppert. Koppert is a global market leader specializing in biological crop protection and team members have joined the podcast before covering biological IPM for spring crops and strategies for hybrid and truly integrated strategies. Phil was lead grower for large nurseries and greenhouses in the Northeast and Northwest before joining Koppert in 2021 and brings an incredible amount of practical knowledge and creative strategies to the topic of managing key pests in garden mum and poinsettia production.   In this episode Bill and Phil discuss the spring production season before jumping into the main topic—IPM for crops produced in summer for fall and holiday sales. Phil explains the importance of understanding the compatibility of biological controls and traditional chemistries, as well as why it's critical to define what success looks like for your greenhouse or nursery before integrating biocontrols. As he reiterated, when making a move to bio-based approaches, it's best to start slowly—choose one crop or one pest and hone skills before moving on to a more comprehensive plan.   When it comes to biological controls for garden mums, indoor versus outdoor production must be considered and beginning applications in propagation is the best approach for various reasons Phill addressed. Key pests discussed include aphids, thrips, fungus gnats, whiteflies and spider mites. Moving on to poinsettias, of course the main pests (whiteflies and spider mites) require diligence, scouting and early preventative controls and Phil explained some of his go-to tactics. Be sure to listen all the way to the end of this discussion because these notes barely scratch the surface!   RESOURCES & PRODUCTS MENTIONED IN THE EPISODE:   Koppert U.S.: https://bit.ly/4kR5r13 Koppert Consultants & Locations: https://bit.ly/455PYpp Side Effects Guide: https://bit.ly/4kOoZmP Isarid: https://bit.ly/4mASHxc Spidex: https://bit.ly/4dHyf9S Enermix: https://bit.ly/3SAoy3p Swirski-Mite: https://bit.ly/3HEZOEI Airobreez: https://bit.ly/3SAp815   2025 GrowerTalks Biosolutions Guide: https://www.growertalks.com/pdf/BioSolutions_Guide_2025.pdf

Today, Rachel Reeves has announced a multi billion pound investment for transport projects across the country.The money will be spent on tram, train and bus projects in mayoral authorities across the Midlands, the North and the West Country. But how different is this to money previously announced under the last Conservative government? Adam is joined by the Mayor of the North East of England Kim McGuinness. Meanwhile, the Chancellor Rachel Reeves has confirmed more people will get the winter fuel payment this winter. Adam, Chris and Faisal discuss that, and more tariff turmoil. You can now listen to Newscast on a smart speaker. If you want to listen, just say "Ask BBC Sounds to play Newscast”. It works on most smart speakers. You can join our Newscast online community here: https://tinyurl.com/newscastcommunityhereNew episodes released every day. If you're in the UK, for more News and Current Affairs podcasts from the BBC, listen on BBC Sounds: https://bit.ly/3ENLcS1 Newscast brings you daily analysis of the latest political news stories from the BBC. It was presented by Adam Fleming. It was made by Jack Maclaren with Julia Webster and Adam Chowdhury. The technical producer was Philip Bull. The assistant editor is Chris Gray. The editor is Sam Bonham.

"Things started to get hard...when I realized there were beauty standards," LJ told Renée. LJ was adopted from South Korea by when she was 6 months old. Growing up in Vermont, she found herself paradoxically situated between the progressive political spirit of the Northeast and its pervasive, problematic whiteness. LJ is a mental health counselor and smart as a whip, so she is able to explain beautifully the complicated intersections of her racial and sexual identity development. As she does, she and Renée discuss everything from fetishization to white fragility to how the state of Vermont is "inherently queer." LJ makes so many fascinating points that Renée almost forgets she is supposed to help her! Specifically, LJ came to the show wondering how to assert herself in conversations with invalidating friends and family; she is struggling to break the codependent pattern of worrying more about the other person's comfort than she does about herself. There are a lot of layers for Renée to cut through on the way to LJ's answer, and cut through them she does! The path is a little more abstract and nuanced than usual, which gets Renée even more excited than usual, leading to an ending that is just as exciting as usual. This one is heady in the best possible way.Support the show

Today we're delighted to welcome back Mike Sommers, President and CEO of the American Petroleum Institute (API). Mike has led the API since 2018 and previously spent two decades in senior leadership roles in the U.S. House of Representatives and the White House, including as Chief of Staff to Speaker of the House John A. Boehner and as Special Assistant to President George W. Bush on the National Economic Council. The API represents 600 members across the full spectrum of the U.S. petroleum industry, with roots dating back to World War I, when Congress and the domestic oil and gas sector joined forces to support the war effort. We first hosted Mike on COBT in September 2021 (episode linked here), and with all the changes in energy and Washington since then, we had plenty to catch up on. We were thrilled to visit with Mike to hear his latest insights. As you will hear, there is almost no energy topic Mike can't help us think through. In our discussion, we explore evolving attitudes in Washington toward natural gas, from being viewed as a waste product to a “bridge fuel” during the Obama era, and now as a “forever fuel” due to its growing importance in meeting rising energy demand. We examine the increased engagement between tech companies and the energy industry, the urgent need for a more durable, streamlined, and predictable permitting system to support the expansion of energy infrastructure, referencing the Supreme Court's recent decision that narrows NEPA's scope and increases deference to agency decisions, potentially reducing project delays. We discuss the ongoing debate and uncertainty regarding the IRA, which incentives may survive in reconciliation, and the potential impact of legislative changes on clean energy investment. Mike shares his perspective on the recent House Bill, which removed renewable tax credits, and the expectation of reconciliation in the Senate. We cover the new National Energy Dominance Council and its role in coordinating energy policy across federal agencies, the evolving balance between federal and state authority in energy regulation, and advocacy for consumer choice in vehicle technology, specifically the recent repeal of the California EV mandate. We explore Alaska's resource potential, including the opportunity to build an LNG terminal to utilize natural gas currently being reinjected, and the broader significance for U.S. energy security and exports to Asia, the strategic importance of domestic oil and gas, the role of judicial review in permitting, and much more. It was a fantastic conversation and we greatly appreciate Mike for joining. Mike Bradley kicked off the discussion by noting that while remnants of “Trumpatility” have mostly faded, with S&P 500 volatility now low, broader markets remain sensitive to Trump's policies, as highlighted this week by the doubling of aluminum and steel import tariffs. He pointed out that oil prices have surprised traders to the upside so far this week, rising more than $2/bbl despite OPEC+ signaling a July production increase of >400kbpd. Mike also discussed EOG Resource's $5.6 billion deal to acquire Encino Acquisition Partners' Utica asset, noting that the deal adds another large core oil asset play for EOG and could also prove to serve as a backdoor natural gas play, especially if the Northeast finally opens up for energy infrastructure spending. Jeff Tillery added to Mike's comments, noting that despite the day-to-day volatility in oil markets, the long-term outlook still comes down to tight supply and the need for real demand growth. On the gas side, he pointed to strong demand pull but emphasized that the key question is where prices will ultimately settle given the ample supply. Thanks to you all. We hope you enjoy today's discussion as much as we did!

Author and financial expert, Chris Whelan, joins Keith as they explore the intricacies of the housing market's potential future. Chris drops an intriguing prediction of a possible 20% price correction. They dive deep into the complex world of real estate, examining the pandemic's significant impact on mortgages and economic trends. The conversation reveals the behind-the-scenes challenges of the housing market, from government interventions to the nuanced effects of interest rates and forbearance programs. They unpack the struggles in commercial real estate, particularly highlighting the unique challenges in markets like New York's rent-controlled properties. Chris's new book "Inflated: Money, Debt, and the American Dream" promises an insightful journey through America's economic transformation, tracing how the nation evolved from an agrarian society to a global economic powerhouse. Show Notes: GetRichEducation.com/556 For access to properties or free help with a GRE Investment Coach, start here: GREmarketplace.com GRE Free Investment Coaching: GREinvestmentcoach.com Get mortgage loans for investment property: RidgeLendingGroup.com or call 855-74-RIDGE  or e-mail: info@RidgeLendingGroup.com Invest with Freedom Family Investments.  You get paid first: Text FAMILY to 66866 Will you please leave a review for the show? I'd be grateful. Search “how to leave an Apple Podcasts review”  For advertising inquiries, visit: GetRichEducation.com/ad Best Financial Education: GetRichEducation.com Get our wealth-building newsletter free— text ‘GRE' to 66866 Our YouTube Channel: www.youtube.com/c/GetRichEducation Follow us on Instagram: @getricheducation Complete episode transcript:   Automatically Transcribed With Otter.ai    Keith Weinhold  0:01   Welcome to GRE. I'm your host. Keith Weinhold, what's the state of the housing market for the next five years, and could what's happening in the foreclosure market affect it? I see relative housing market price stability. My guest sees cracks. This could be somewhat of a debate today, then two great new cash flow and real estate markets in the same state that we're helping your portfolio with on get rich education, mid south home buyers, I mean, they're total pros, with over two decades as the nation's highest rated turnkey provider. Their empathetic property managers use your ROI as their North Star. So it's no wonder that smart investors just keep lining up to get their completely renovated income properties like it's the newest iPhone. They're headquartered in Memphis and have globally attractive cash flows and A plus rating with the Better Business Bureau and now over 5000 houses renovated. There's zero markup on maintenance. Let that sink in, and they average a 98.9% occupancy rate, while their average renter stays more than three and a half years. Every home they offer has brand new components, a bumper to bumper, one year warranty, new 30 year roofs. And wait for it, a high quality renter, remember that part and in an astounding price range, 100 to 180k I've personally toured their office and their properties in person in Memphis, get to know Mid South. Enjoy cash flow from day one. Start yourself right now at mid southhomebuyers.com that's mid south homebuyers.com.   Corey Coates  1:56   You're listening to the show that has created more financial freedom than nearly any show in the world. This is get rich education.   Keith Weinhold  2:12   Welcome to GRE from Edison, New Jersey to Edinburgh, Scotland, where I am today, and across 188 nations worldwide, I'm Keith Weinhold, and you are back for another wealth building week on get rich education. Today's guest came to me recommended. It came from a guest that we've had on the show here before, Jim Rickards and his daughter Ally Rickards. His name is Christopher Whelan. He has a distinguished background. Comes from a prominent family, and he's the author of a new book that just published a few weeks ago. His father, Richard Whelan, was the biographer of Joe Kennedy, and was advisor to presidents and Fed chairman and today's guest, his son there, Chris. He has done a lot of work in DC. He lives just north of New York City today. So I guess coming recommended from Jim Rickards and learning a few things about today's guest helped me want to host him on the show. So though I'm just meeting him for the first time right here on the show, as it turns out, I learned that he has mentioned on other channels that real estate prices could correct down 20% and fall back to 2020 levels. I absolutely don't see how that's possible in any way. I'm going to bring that up with him, so we'll see. This could turn into somewhat of a debate. Like I said last week, I believe that significantly falling housing prices. That's about as likely as grocery store prices falling back to 2020 levels. Yes, I am in Edinburgh, Scotland today. It's my first time here. My mom, dad and also my brother's entire family came over from the US to meet up. It's been great. We're taking in all the best sites, Edinburgh Castle, other castles, the Scottish Highlands, Loch Ness, though I don't believe in any Loch Ness monster at all. I mean, come on, what a hoax. And we're seeing some other sites, though it didn't really interest the others, which I could understand. I visited the home where Adam Smith once resided, and I might put my video about that on our get rich education YouTube channel, so you could check that out over there. Of course, Adam Smith is considered the father of modern day economics for his work on supply versus demand and the GDP concept, the invisible hand, concept, much of that work conveyed in his magnum opus, The Wealth of Nations, published in 1776 as for the present day, let's meet this week's guest, including me, meeting him for the first time.     I'd like to welcome in a first time guest. He's the author of a widely acclaimed new book. It's named inflated money, debt and the American dream. It just released, and the book couldn't be more timely with the multitude of challenges related to inflation, many involving the housing market in his earlier books, he's been known, frankly, for just telling his readers the truth. He's worked at the Federal Reserve Bank of New York in politics and as an investment banker for more than 30 years. Today, he runs Whalen Global Advisors. You've seen him on CNBC in the Wall Street Journal, and now you're hearing him on GRE Welcome to the show. Chris Whalen.   Chris Whalen  5:43   Thank you, Keith, appreciate your invitation.    Keith Weinhold  5:45   Whalen is spelled W, H, A, l, e, n, if you're listening in the audio only, Hey, Chris, we're in a really interesting time in the economic cycle. We all know the Fed has a dual mandate, high employment and stable prices. What's interesting to me is, late last year, they cut rates by a full 1% and this is despite inflation being above target. Makes me wonder if they care more about high employment and they're rather willing to let inflation float higher. What are your thoughts?    Chris Whalen  6:18   I think historically, that's been the case. You know, the dual mandate Humphrey Hawkins, that drives the Fed's actions today was a largely socialist compromise between the Republicans and the Democrats. The Democrats wanted to guarantee everybody a job after World War Two, the legislation was really about soldiers and people who had served their country in many, you know, places around the world, for a long time, and then you would have the depression. So you had a whole generation or more of people that were looking for help when they came home. And that's what this was. But today, you know, there's another mandate, which is called keeping the treasury bond market open. We saw it was during COVID in 2020 President Trump got up, declared that people didn't have to pay their rent or their mortgages, and then didn't do anything. There was no follow up. At the time, folks in mortgage industry kind of looked at each other funny for about 60 days and said, What's going to happen? Because they have to advance principal, interest, taxes and insurance to protect the house. The first rule in mortgage finances protect the asset. But it all worked because the Fed dropped interest rates to zero and we had a boom. We refinanced two thirds of every mortgage in the United States, and that cash flow allowed the finance forbearance for millions of Americans. Now the unfortunate part, of course, was home prices went up double digits for six years. So why we had no affordability today? So, you know, it helped, but it certainly didn't help in some ways,   Keith Weinhold  7:48   mortgage loan forbearance back in the COVID era about five years ago, where you could basically just skip your mortgage payment and then they increase the overall duration of your loan period.   Chris Whalen  8:00   That's right. So you know, your government market, your conforming market, were falling. They also had various schemes, state forbearance for non agency loans. Nobody thought at all about the multifamily sector and the developers that didn't get paid for two years. And we're feeling the impact of that. Of course, today, that's probably the biggest pain point in US economy today is commercial real estate and multi family real estate, and neither one of them involves a consumer. So it gets no attention at all. You read about it in the specialty press, but that's about it.    Keith Weinhold  8:34   And by talking about multi family not affecting the consumer, you're just talking about who's on the owner side there?   Chris Whalen  8:40   precisely if all of the consumers have problems, you'd hear about it, and you do, especially in some of the blue states. I live in New York, so we have some of the more aggressive rent stabilization, rent control laws in the country. And they go back to World War Two. They go back almost a century,   Keith Weinhold  8:58   right? It's those people in the one to four unit space in residential real estate investing that really got the help there.    Chris Whalen  9:06   Well, at least, you know, the world didn't end. Imagine if all of those people had gone to foreclosure. The industry wouldn't have done that. Of course, they would have thrown up their hands and cried for help. But the point is, they made it work. But the cost of making it work that zero interest rate regime that the Fed put in place is still being felt today. If you look at banks which typically have prime large mortgages on their books, the loss given default is zero. Home prices are so high that if somebody actually goes to foreclosure, they sell the house, they pay off the loan easily, and there's usually a large residual left, which would go to the homeowner. So today, you know, if somebody gets in trouble, we do a short sale, we do a deed in lieu, and off they go. And that's why the stats don't show you the pain that many American families are feeling today, because about 60% of all payoffs of one to four family mortgages are people who. Are exiting the market, they're not going to buy another house. So what that means is that the cost of home ownership, or whatever other factors are involved, has made them make the decision not to go to another home mortgage.    Keith Weinhold  10:13   Yes, we have this historically low affordability that's beginning to be reflected in the home ownership rate. It's trended down from about 66 to 65% recently, we continue to be in this environment here, Chris in the one to four unit space, where those existing homeowners are in really good shape. They have record high equity levels of over 300k A lot of them have their home paid off. About 40% of American homeowners own their home free and clear, and of the remainder, those borrowers, 82% still have a mortgage rate of under 5% and of course, that principal and interest payment stays fixed. So even if there's economic hardship, it's pretty easy for people to make their payments and stay in their homes.   Chris Whalen  11:02   Well, it certainly is for most of the marketplace. If you look at the bottom 20% the FHA market, also the VA market, there's a little more stress there. There's still an awful lot of people who are in various types of forbearance in that market. That's going to end in October. So the Trump administration is pushing most of the rules back to pre COVID approaches for delinquency, for example, what we call the waterfall. And what that basically means is that if an FHA borrower gets in trouble, they'll have one shot at a modification where they lower the loan cost and stick part of the loan out the back to be paid off when the house is sold. If that doesn't take, if they don't re perform, then they're going to go to a foreclosure. We just ended another program for veterans. You know, they had three weeks notice, so now you're going to see a lot of veterans going to foreclosure. Unfortunately.   Keith Weinhold  11:56   yes, this administration is basically making sure that people are responsible or resume their payments. We've seen that student loan repayments needing to resume as well. Most foreclosure rate types are still pretty low, but yes, FHA foreclosure rates are higher than those for conventional loans.    Chris Whalen  12:15   Yeah, the interesting thing is, the veterans delinquency rate is half of the FHA rate, and even though people in uniform don't make a lot of money, they pay their bills. Yeah, it's quite striking.   Keith Weinhold  12:25   Why don't you talk to us more about areas where you see distress in the housing market before we talk about more inflation? Chris, the   Chris Whalen  12:34   key areas of housing stress at the moment are commercial real estate that has become underutilized. COVID drove a lot of this, but also the fact that industries could change their work practices. It could have people work from home. Look at housing. We sent everybody home in 2020 while we increased headcount by a third to address a surge in lending volume. It was insane. I gotta tell you, we were hiring people that we didn't see for months that changed the business model assumptions for a lot of industries. A lot of them moved out of blue states and went down to Florida and Texas. In the mortgage industry particularly, and so we have a lot of older real estate particularly, that is suffering. It has dropped in terms of appraised values. You also have higher interest rates and higher cap rates, that is to say the assumption of returns on the part of investors. So that hurdle has made a lot of these properties impaired, essentially. And then the other subclass is older multifamily properties. Think about those beautiful old apartments in the middle block up on the east side or the west side of Manhattan. They're not big enough to be viable, and so they have become this kind of subprime asset class, much in the way if you recall the signature bank failure, they typically bank these sorts of real estate properties, and now there's nobody that wants them. I think you're going to see some very specific pain coming out of HUD, and also Fannie Mae and Freddie Mac because they bank some of these smaller properties that really aren't bankable by commercial banks. That's what it comes down to. If you're going to read about this and hear about it a lot in the commercial market over next several years. And again, you know, the losses on bank owned multifamily properties today are averaging 100% so that means that there are a lot that have more expenses than simply losing the full loan amount. And you know, if you want to have a bank loan, they're not taking these properties. They don't want them, right? So the bank, REO rate, if you look at the data from the FDIC, is zero. And what that tells you is that they can't sell the properties they don't want them, because if they take ownership, the city's not going to let them abandon the property. They'll have to keep it and maintain it. It's a tough situation. This is. Has evolved over the last 20 years or so, because consumer incomes have been kind of stagnant in real terms. But the cost of operating a property in New York City is not going down. It's going up quite a lot, and the legislation we've seen from Albany doesn't allow owners to recapture expenses, doesn't allow them to renovate apartments. So if I have a rent stabilized apartment, I'll use a real example, in a beautiful building on Central Park South right, to renovate a unit that's been occupied for 20 years, new kitchen, new bathroom, sir, everything services. That's $150,000 so if I'm the owner and I can't recapture that cost. What do I do? I lock the door, I gut the apartment, and I lock the door, and I hope that the laws will change in the future, because I can't rent it, my insurance underwriter will not allow me to rent out an apartment that's not brought up to code. That's New York law, but the folks in Albany don't care about that. We have some really unreasonable people in positions of authority, unfortunately, in some of these states, and you talk to them about these issues, and they don't care. They just pander to consumers, regardless of whether or not it makes sense or not. And that's just the way it is.   Keith Weinhold  16:15   Those evil landlords, quote, unquote, most right evil. They're just mom and pop investors that are trying to beat inflation with real assets, and they have real expenses. Rent Stabilization basically just being a genteel term for rent control, which gives no one an incentive to improve a property for sure   Chris Whalen  16:35   and it reduces the availability of housing ultimately, because nobody builds. You see that in New York right now the home market is pretty tight, up to the conforming limit for Fannie Mae and Freddie Mac so you figure a million, 1,000,002 here in New York. But above that, it's quieted down quite a lot. There's compression in some of the higher end homes. And you know, if you go down south, you see a different problem, which is over building. They didn't want to build here, so they went down to the Carolinas and Texas and Florida. There's a huge amount of both multi family condo type developments and single family homes too. But above that average price level way above half a million dollars.   Keith Weinhold  17:15   Sure, it's made this dynamic where things have been flip flopped in the Northeast and Midwest, where the populations aren't growing very fast, those markets have been appreciating more than those in the high growth southeast, all coming back to supply. They're not bringing on enough new supply in the Northeast and Midwest, Chris has just laid out a few reasons for that, due to this high regulation. And then in the southeast, a high growth area, even though that's where people are moving, we're not getting much appreciation there, because you're able to build and that supply is able to keep up with demand. Well, Chris and I are going to talk more about the housing market and about inflation. When we come back, you're listening to get rich education. Our guest is Chris Whelan, the author of a great new book. I'm your host. Keith Weinhold.   the same place where I get my own mortgage loans is where you can get yours. Ridge lending group and MLS, 42056, they provided our listeners with more loans than anyone because they specialize in income properties. They help you build a long term plan for growing your real estate empire with leverage. Start your pre qual and even chat with President Caeli Ridge personally. While it's on your mind, start at Ridge lendinggroup.com. That's Ridge lendinggroup.com.    You know what's crazy? Your bank is getting rich off of you. The average savings account pays less than 1% it's like laughable. Meanwhile, if your money isn't making at least 4% you're losing to inflation. That's why I started putting my own money into the FFI liquidity fund. It's super simple. Your cash can pull in up to 8% returns and it compounds. It's not some high risk gamble like digital or AI stock trading. It's pretty low risk because they've got a 10 plus year track record of paying investors on time in full every time. I mean, I wouldn't be talking about it if I wasn't invested myself. You can invest as little as 25k and you keep earning until you decide you want your money back. No weird lockups or anything like that. So if you're like me and tired of your liquid funds just sitting there doing nothing, check it out. Text family to 66866, to learn about freedom. Family investments, liquidity fund again. Text family to 66866.   Kathy Fettke  19:45   this is the real wealth network's Kathy Fettke, and you are listening to the always valuable get rich education with Keith Weinhold.    Keith Weinhold  20:00   You welcome back to get rich education. We're talking with the author of a great new book, Chris Whelan, it's called inflated money, debt and the American dream. Chris, I see the residential housing market and their price points as being resilient. I'm kind of looking around and seeing if you have any places where you think that there are any cracks in that? I've heard you talk elsewhere about a housing price correction. Were you talking in the one to four unit space? And how do you think that could happen?   Chris Whalen  20:31   I didn't come up with that idea. I did a biography of my good friend Stan middleman, who's the founder of freedom mortgage. It's a real rags to riches story of a successful entrepreneur, a great guy, by the way, is a beloved man in the mortgage industry. And so what he believes is that cycles are about a decade in terms of human behavior. And he says misery on the eights, which is kind of a cute way of saying it. And what Stan is basically saying is you eventually see so much price appreciation that affordability goes to zero. You run out of buyers, is another way to put it. And then once the Fed gooses it, he thinks we see an interest rate decline this year next year, perhaps you get rates to run a little bit. You get volumes to jump the way they did last summer. You remember, in the third quarter, we had great volumes in the mortgage industry, carried everybody through to the end of the year, and then after that, he says, we get a price correction, maybe back down to 2020 21 levels. So we're talking about a 20% price correction, and we're talking about the loans that have been made in the last few years being underwater. That's something we haven't talked about in a long time. We haven't talked about that since 2008 so I think that Americans inevitably have to see some kind of a correction. What the Fed did was wrong, what they did was excessive. I write about that in the end of my book, but unfortunately, the result is home prices that have galloped along, and eventually you got to reset it. Part of its supply coming online. Part of it is simply, like, I say, you run out of buyers, and when it's simply that purchase buyer who is either all cash or happens to have the deposit, and that's all you have. And there's no flexibility for people that want to get into the market. You know, that's tough. I could recall Paul Volcker years ago, we were talking about that in the book too. He ratcheted down home prices. He raised interest rates so much that home prices went down, and a lot of builders went out of business who had had a lot of snls go out of business, and, you know, the previous decade. So that was a tough time. We didn't even start to do that this time around, because they were afraid to the Fed is worried about keeping the Treasury market open, so they are afraid of deflation, which unfortunately means you don't get those opportunities to get into the market. I remember my parents, when I was very young, they would buy busted homes in Washington, DC. It was a great way to make a lot of money, and in five years, the House would double. That's the kind of market Washington was   Keith Weinhold  23:05   in my opinion, I don't see how there could be any substantial residential home price correction. Historically that happens when there's a wide swath of homeowners that get into financial trouble, like I was talking about earlier, the homeowner is in great financial shape today. In fact, since World War Two, we've only seen home prices drop substantially during one period. That was that period around 2008 and that's when we had conditions that are opposite of what they are today. We had loans underwritten with liar loans. We had an over supply of homes, like I was saying earlier, inflation can't touch one's principal and interest payment. We're still under supplied with homes. Most experts don't think we'll get that into balance for at least five years. I really don't see how home prices could fall substantially. I also don't see how they could rise substantially, like, say, 10% due to that low affordability, but I expect continued stability in prices?    Chris Whalen  24:02   Well, we'll see. I'm not as sanguine about that, because a lot of people feel house rich on paper, but when the bottom of the stack is really hurting as it is now, FHA delinquency rates really are in probably the mid teens. You don't see that yet in the middle with the 727, 40 FICO type borrowers. But I think over time you could, and if, again, it depends on the economy and some other factors, but I'll tell you right now, you're already seeing a correction in the hyad the bottom half, no. And there's a supply problem here, which I agree with you on. It's going to keep those home price is pretty firm. And even where I am in New York, for God's sake, Keith, there's no construction here. So we just had a house across the street from me go from million one. I live in Sleepy, hollow New York, and you know, this is typically around the conforming limit for prices for most of these homes, and it went for 150 $1,000 over the ask, it was crazy. Went in two weeks now, during COVID, we saw this sort of behavior, and we thought, Well, okay, you had zero interest rates. I got a 3% mortgage, by the way, awesome. But here we have a situation when markets cooled down a lot, and yet the lack of availability is really the driver. So in that sense, I agree with you, but I do think the high end could correct rather substantially.   Keith Weinhold  25:24    And of course, in multi family apartments, that's different. That's where values in a lot of markets have been depressed by more than 30% they were subject to those interest rates being jacked up, and we're still going to see balloon loans mature and people default on those in apartments. The pain is not over with air, but at some point that's going to bottom out, and that'll be a buyer opportunity in apartments.   Chris Whalen  25:47    Well, the thing is, new stuff is going fine. It's what happens is when the new gets built, the older assets down the road get discounted. That's really what's going on. People love new as you know, these kids love a new house, as opposed to an older house.   Keith Weinhold  26:02   Yes, that'll help reset the prices in the new market when you can compare those to what existing values are. Well, Chris, talk to us more about your new book and what the overall thesis of the book is in these critical times.    Chris Whalen  26:16   Inflated is meant to help people understand how our country went from agrarian, sleepy, isolationist America in the 1900s to being the dominant economy in the world and the provider of global money. We talk about how we got here. We talk about Abraham Lincoln and Franklin Roosevelt and many other characters. Obviously, we had to talk about Andrew Jackson, who is now embodied in our president, Donald Trump. We try and frame how this is all going to evolve in the future. And my thesis is basically the global currency role is something you get during or after a war. We took the baton from Great Britain after the First World War, and then by the end of World War Two, everybody in the world was broke, except for us. It was last man standing. And so rebuilt the world. We let everybody take advantage of us, and now President, who's saying, Nope, we got to change this. I think if it wasn't Trump, it would be somebody else. To be honest with you, Americans are tired of high inflation. They're tired of some of the other costs that come along with being the global reserve currency, so we try and frame all of this in an understandable way. And I particularly talk about housing during COVID and how that all really, I think, changed things for many Americans. Home ownership has been one of the basic ways we create wealth in this country, and the fact that we didn't have an opportunity for people to get in cheap with a fixer upper or a house that was foreclosed. You know, I think it's unfortunate, but the system just can't tolerate it. We've gone in 2008 and then in 2020 through two very significant crises when the government bond market stopped working. So we talk about that as well.   Keith Weinhold  28:03   I don't predict interest rates. I think it is really difficult to do you mentioned earlier about the prospect for lower interest rates coming. Everyone wants to know about coming. What's your outlook for the future of interest rates and inflation for just say the next five years? Chris,    Chris Whalen  28:19   I think interest rates will drop. That is to say what the Fed controls, which is short term interest rates. In the next year or so, we'll have a little bit of a boom as a result. But I think the concern about the federal deficit and US debt, the volatility caused by President Trump's trade strategy, and just general I think a sense of uncertainty among investors is going to keep long term interest rates higher than we saw during COVID And really the whole period since 2008 the Fed bought a lot of duration and took it out of the market, so they kept rates low. They're not going to do that as much in the future. I don't think they'll buy mortgage securities again, they are very chastened by that experience. So if they don't buy mortgage backed securities, and if the banks don't become more aggressive buyers, and I don't think they will, then you know, the marginal demand that would drive mortgage rates down is just not going to be there. Banks have been holding fewer and fewer mortgages and mortgage backed securities on their books for 35 years. If you look at the growth in the industry, the dollar amount of one to four family mortgages hasn't changed very much. So when you look at it that way, it's like, you know what's wrong? Two things. They want to only make mortgages to affluent households. They want to avoid headline risk and litigation and fines and all of that. And I think also, too some of the Basel capital rules for banks discourage them from holding mortgages and mortgage servicing rights, which is an area I work in quite a lot.   Keith Weinhold  29:55   It seems to me, like increasingly, the powers. It be the United States government just won't let the homeowner fail. They want to do so much to promote home ownership over the long term, we see relative ease with getting a mortgage. We've seen lower down payment requirements during other times, including COVID. We see the government jump in with things like mortgage loan forbearance and an eviction moratorium for renters. They just don't want to let people lose their homes. It just seems like there's more propensity to give homeowners a greater safety net than ever. Well,   Chris Whalen  30:29   we've turned it into an entitlement. Yeah, and Trump is changing that at the federal level. The states, the blue states, are going to continue to play that game at the state level, and they can even have state moratoria. But what's going to happen, and I think sooner rather than later, is you may see the federal agencies start to tier the states in terms of servicing fees, simply to reflect the cost. It takes over 1400 days to do a foreclosure in New York. Gosh, that is a big problem. You can lose the lien in New York now, it takes so long. So I think that, you know, from an investor perspective, from a developer perspective, it's not an attractive venue. That's just the reality. Then you even California is as progressive and as activists as it is, you can still get a foreclosure done very quickly using the trustees. It's just a totally different situation. If there are complications, you can get into a judicial foreclosure, which will take longer. But still, California works. New York is deliberately dysfunctional. We have people in the state legislature who are in foreclosure themselves, and they keep passing these laws. So, you know, I think at the federal level, you're going to see it roll back to pre COVID, but I will say that forbearance, both with respect to the agency and conventional market and private loans, is kind of the rule. Now we work with the borrower much more than we would in the past. It's it is really night and day.   Keith Weinhold  32:00   Chris, your new book has gotten a lot of acclaim. Let us know anything else that we should know about this book, and then if we can get it in all the usual places   Chris Whalen  32:10   you can buy it at Barnes and Noble Amazon. I have a page on my website, RC, waylon.com, with all the relevant links. But the online is the best way to get it. Most of the sales are on Kindle anyway, but well over 90% are online, so we don't have to worry about physical books. I think we'll be doing some book signings in the New York area. So we'll definitely let you know about that.   Keith Weinhold  32:33   One last thought is that the rate of inflation means more to a real estate investor than it does to a layperson, maybe five times as much or more, because when we borrow for an income property, our asset floats up with inflation. That part's really just a hedge on inflation. Our debt gets debased by inflation, which is really a mechanism for profiting from inflation over time. And then, thirdly, our cash flow tends to go up even faster than the rate of inflation, since our principal and interest stays fixed, so real estate investors can often be the beneficiary of inflation. It's sort of strange to go root for a force like inflation that can impoverish so many people. But what are your thoughts with respect to real estate investors and inflation?   Chris Whalen  33:19   Well, you know, it's funny when Jerome Powell at the Fed says that they have a 2% inflation target, my response is, well, we better have at least 2% inflation if we're going to make commercial real estate work. Commercial real estate went up for 75 years after World War Two. I can remember when I was in the rating business at Crowell bond ratings going to see some of the banks here in New York, their multifamily books had only seen the equity underneath the asset go up and up and up. In other words, the land ended up being 90% of the value, you know, 1520, years after the purchase and the improvements were almost worthless simply because the land appreciated so much. Now that has changed since COVID. A lot of commercial real estate, particularly has gotten under a bit of a cloud. You've seen falling prices. However, in parts of the country that are growing where you have a positive political environment, positive economic environment, you're still seeing fantastic growth in both commercial and multifamily markets. So I think being very careful and patient in doing your homework in terms of picking venues is more important now than ever before. You know, I'll give you an example. Down in Florida, we're building new malls every day. The mall down the road that's 15 years old. There's nothing wrong with it, but it's 15 years old. And so the price discounts that you're seeing for existing assets are rather striking. Same thing down in the Carolinas, down in, you know, Atlanta, and going down to the Texas growth spectacle, I'm always astounded by what's going on in Texas. They built so much in that whole area around South Lake, out by the airport. It, they're going to basically subsume used it. So, you know, in those markets, you have great opportunities, but you also have over building. And so we're going to see some cycles where they're going to be deals out there for projects that maybe were a little too ambitious have to get restructured, and astute investors can come in and do very well on that   Keith Weinhold  35:20   like we often say around here, in real estate investing, the market is typically even more important than the property itself. The name of Chris's new book, again, is inflated money, debt and the American dream. It has an awful lot of intersections with real estate investors and how they can play inflation. Uh, Chris has been a terrific conversation about the real estate market and larger market forces. It's been great having you here on the show.   Chris Whalen  35:47   Thank you, Keith. Let's do it again.   Keith Weinhold  35:49   Yeah, some good insights from Chris, a smart guy. And gosh, what a really sad state for rent stabilized apartments in New York City, where landlords of some of those properties, they would have to spend sometimes hundreds of 1000s of dollars in order to bring them up to code, but then they couldn't charge enough rent to offset those expenses due to government intervention and price fixing, so landlords just lock up the property vacant. And this sort of harkens back to when we were talking about some of this last year, when we had documentary film maker jen siderova on the show with her film called shopification, and it was about how rent control slowly makes neighborhoods fall into disrepair. All right, Chris and I had some difference of opinion there on the prospects for a home price correction. I think I made most of my points. He did, though, talk about running out of home buyers. If I have him back, maybe I'll pick up right there. More buyers are baked into the demographics, like I think I shared with you one time the US had its highest ever birth rate years between 1990 and 2010 more than 4 million births per year for a lot of those years. Just to review this with you, you might remember that 2007 was the US is peak birth year. Add 38 years to that for the average first time homebuyer age, and that housing demand won't even peak until 2045 and it will continue to stay high for a few years after that. So that's where the demand is just going to keep coming from, just piling on. And when I say that loan conditions have eased for American homeowners, like I did there during the interview, of course, what I'm talking about is the long term. I mean, lending conditions got more rigid after 2008 and with the adoption of Dodd Frank. What I'm talking about is, before the Great Depression, it was most common to have to make 50% to 60% down payments on property, and you had to repay the entire note in five to 10 years. I mean, can you imagine how that would hurt affordability today and then later, by 1950, 15, year loans were the common one. I mean, even that would impair affordability today. Today, 30 year loans are the common one, and you can put as little as 3% down on a primary residence. A lot of people don't know that either. It does not take 20% on a primary residence. So that's what I mean about the relative ease of credit flow today. Now, Chris has knowledge about other parts of the real estate market that I don't for his work inside DC and in other places like the foreclosure market. We talked about some of that right after the interview. For example, He was letting acronyms like NPL roll off his tongue, and I had to ask him what that meant. That's a non performing loan. Check out Chris's new book. Again, it's called inflated money debt in the American dream. And again, his website is RCwhalen.com and Chris also has a great sense of history, which we didn't get into, longtime real estate guys radio show co host Russell gray and I will discuss monetary history here on the show soon. Like I said, I'm coming to you from Edinburgh, Scotland this week, even if you don't see great sites, you know, it's interesting just walking the historic streets here, if you're an American that's visited here before, you surely know what I mean. And I told you that I'd let you know, the current real estate transaction I'm involved in is paying $650 a night for the hotel here in Edinburgh. Yes, that's a lot. I've actually paid less for fancier places in Dubai, but this hotel here is on the Royal Mile. Of course, I could have found less expensive accommodations elsewhere.    Speaking of less expensive, here's an announcement. And we have new investment property providers at GRE marketplace, two of them, the markets are both in Oklahoma, and they are Oklahoma City and Tulsa, Oklahoma as a state, is known for landlord friendly eviction processes and legal systems, kind of the opposite of New York. So this makes your property management more predictable. Now, when we look at this city, OKC has the lowest priced new single family rentals. I can think of it under 160k Yes, that really puts the exclamation point on inexpensive and favorable rent to price ratios often exceeding 1% which is obviously attractive for cash flow, meaning a 150k single family rental could yield over $1,500 in rent. There's high rental demand in certain sub markets. We have scouted out those exact places for you in the OKC metro, like Edmond Moore spelled M, O, O, R, E, and Midwest City, all supporting consistent rent income, though it was once really oil dependent, OKC has diversified economically, reducing your risk tied to commodity cycles and ok sees local economy that's supported by industries including aerospace, energy, health care and logistics. Then there's Tulsa. Tulsa has the highest cash flowing new build duplexes, perhaps anywhere in the US that I know about. On the single family rental side, a lot of Tulsa investors can find properties under 150k with monthly rents again exceeding 1% of the purchase price, clearly ideal. So yes, both Oklahoma City and Tulsa are now on GRE marketplace. You can either visit the pages and see them there, or one of our qualified, experienced GRE investment coaches. Meet with them. They can help guide you to the very best deals and show you the specific property addresses available right at this time for whatever best meets your needs. If you're looking to either start or expand to another market and you seek cash flow, you really need to consider Oklahoma. Yes, it is free to have a strategy session with an investment coach, whether that's for Oklahoma or other investor advantage regions. I often like to leave you with something actionable. You can start at GREinvestment coach.com start book a meeting for a free strategy session remotely. That's at GREinvestment coach.com, until next week, I'm your host. Keith Weinhold, don't quit your Daydream.   Dolf Deroos  42:51   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. 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  43:14   You know, whenever you want the best written real estate and finance info, oh, geez, today's experience limits your free articles access and it's got pay walls and pop ups and push notifications and cookies disclaimers. It's not so great. So then it's vital to place nice, clean, free content into your hands that adds no hype value to your life. That's why this is the golden age of quality newsletters, and I write every word of ours myself. It's got a dash of humor, and it's to the point because even the word abbreviation is too long, my letter usually takes less than three minutes to read, and when you start the letter, you'll also get my one hour fast real estate video. Course, it's all completely free. It's called the Don't quit your Daydream letter. It wires your mind for wealth, and it couldn't be easier for you to get it right now. Just text gre to 66866. While it's on your mind, take a moment to do it right now. Text, gre to 66866.   The preceding program was brought to you by your home for wealth, building, getricheducation.com.

Nearly 45 million are on alert for possible tornadoes and torrential rain in the Northeast; A very close call between two packed passenger planes, after one jet suddenly turned into the path of the other in San Francisco; Elon Musk's Oval Office farewell as he steps away from his role as special government employee Learn more about your ad choices. Visit podcastchoices.com/adchoices

In this episode, Brian  welcomes back Ryan Edwards, a Texas-based cryptozoologist and author, to discuss his latest book, 'Beyond Bigfoot: The Unrecognized Primates of North America.' Ryan explains the research process behind his book, delving into lesser-known cryptids such as Devil Monkeys, North American Apes, and the Gugwe. He emphasizes a scientific approach to cryptozoology, while distinguishing between flesh-and-blood cryptids and 'para-cryptids'—creatures that defy biological explanation. The conversation also explores the influence of media on cryptid sightings and the psychological aspects of cryptozoology. Lastly, Ryan shares some of his field research experiences and outlines his future projects in the realm of cryptids.Get Ryan's Books00:00 Welcome Back, Ryan Edwards! 00:18 Diving into 'Beyond Bigfoot' 01:15 Exploring Unknown Primates 02:12 Research Methods and Collaborations 02:59 The Devil Monkeys and Their Origins 04:12 The Gugwe: Face Eaters of the Northeast 05:30 North American Apes: More Than Just Bigfoot 08:52 Skepticism and the Dogman Phenomenon 10:57 Para Cryptids: Beyond Flesh and Blood 14:52 Mothman and Mass Hysteria 17:56 Cultural Influences on Cryptid Sightings 21:53 Misidentifications and Cryptid Confusions 24:32 The Influence of Media on Cryptid Sightings 26:15 Field Research and Personal Experiences 29:29 The Legend of Boggy Creek and Its Impact 36:01 Stick Structures and Bigfoot Behavior 43:28 Books and Future ProjectsBecome a supporter of this podcast: https://www.spreaker.com/podcast/sasquatch-odyssey--4839697/support.

In this episode of Supply Chain Now, hosts Scott Luton and Tandreia Bellamy welcome Bobby Holland of U.S. Bank and Dr. Jason Miller of Michigan State University for a data-packed discussion on what's really happening in the U.S. freight market—and what it signals for supply chain professionals moving into Q2 and beyond.They explore the Q1 2025 U.S. Bank Freight Payment Index, revealing surprising drops in shipment volume, regional disparities, and the ongoing impact of unpredictable weather. Jason and Bobby break down trends in key sectors like manufacturing, retail, and automotive, while Tandreia shares how shifts in freight data should inform cross-functional planning across finance, logistics, and operations.From capacity crunch risks and rising costs to resilient regions and unexpected market drivers, this discussion offers actionable insights for anyone navigating today's freight economy. The panel also looks ahead at what to watch in Q2—from new tariffs and raw material price spikes to changing consumer demand and the importance of regional signals.Jump into the conversation:(00:00) Intro(00:52) What the Freight Payment Index reveals(03:09) Meet the guests: Bobby Holland and Dr. Jason Miller(07:17) National freight trends and shipment volume drops(12:56) Weather, retail slowdowns, and sector variability(13:34) Q1 2025 regional breakdown begins(18:03) West region: port activity, wildfires, and aerospace recovery(21:29) Southwest region: historic shipment decline and high costs(25:46) Midwest region: housing, auto, and weather impact(29:02) Northeast region: retail growth and import uptick(32:47) Southeast region: flat manufacturing and tourism concerns(36:08) What to watch in Q2: Fed data, tariffs, and vehicle sales(40:21) Holiday toy season predictions and trade timing(43:13) How to access the Freight Payment Index and connect with guestsAdditional Links & Resources:Download the full Q1 2025 U.S. Bank Freight Payment Index: https://freight.usbank.comConnect with Bobby Holland: https://www.linkedin.com/in/bobby-holland-4a9355/Connect with Dr. Jason Miller: https://www.linkedin.com/in/jason-miller-32110325/ Connect with Tandreia Bellamy: https://www.linkedin.com/in/tandreia-bellamy-56b49959/Learn more about Supply Chain Now: https://supplychainnow.com Watch and listen to more Supply Chain Now episodes here: https://supplychainnow.com/program/supply-chain-now Subscribe to Supply Chain Now on your favorite platform: https://supplychainnow.com/join Work with us! Download Supply Chain Now's NEW Media Kit: https://bit.ly/3XH6OVkThis episode was hosted by Scott Luton and Tandreia Bellamy and produced by Amanda Luton For additional information, please visit our dedicated show page at: https://supplychainnow.com

Episode Description: Jessica B. Harris may have been born and raised in New York City, but she has Tennessee roots through her father and has spent much of her life split between homes in the Northeast and the South – specifically New Orleans. For more than fifty years, she has been a college professor, a writer, and a lecturer, and her many books have earned her a reputation as an authority on food of the African Diaspora, as well as a lifetime achievement award from the James Beard Foundation. A few years back, Netflix adapted her book, High on the Hog: A Culinary Journey from Africa to America, into a 4 part docuseries. And I'm very proud to say that she's a longtime contributor to Southern Living with a regular column called The Welcome Table. This episode was recorded in the Southern Living Birmingham studios, and Sid and Jessica talked about her mother's signature mac and cheese, the cast-iron skillet she'd be sure to save if ever her house were on fire, and her dear friend, the late New Orleans chef Leah Chase.  For more info visit: southernliving.com/biscuitsandjam Biscuits & Jam is produced by: Sid Evans - Editor-in-Chief, Southern Living Krissy Tiglias - GM, Southern Living Lottie Leymarie - Executive Producer Michael Onufrak - Audio Engineer/Producer Jeremiah McVay - Producer Learn more about your ad choices. Visit podcastchoices.com/adchoices

  Last time we spoke about the Xi'an Incident. In December 1936, tensions in China erupted as Nationalist General Chiang Kai-shek faced a revolt led by his commanders, Zhang Xueliang and Yang Hucheng. Disillusioned by Chiang's focus on battling communists instead of the Japanese invaders, the generals swiftly captured him in a coup. Confined in Xi'an, Chiang initially resisted their demands for a united front against Japan but eventually engaged in negotiation with Zhang and the Chinese Communist Party. As public sentiment shifted against him, Chiang's predicament led to urgent discussions, culminating in an unexpected alliance with the communists. This pact aimed to consolidate Chinese resistance against Japanese aggression, marking a critical turning point in the Second Sino-Japanese War. By December 26, Chiang was released, and this uneasy collaboration set the stage for a more unified front against a common enemy, though underlying tensions remained between the factions.   #152 China Prepares for War Welcome to the Fall and Rise of China Podcast, I am your dutiful host Craig Watson. But, before we start I want to also remind you this podcast is only made possible through the efforts of Kings and Generals over at Youtube. Perhaps you want to learn more about the history of Asia? Kings and Generals have an assortment of episodes on history of asia and much more  so go give them a look over on Youtube. So please subscribe to Kings and Generals over at Youtube and to continue helping us produce this content please check out www.patreon.com/kingsandgenerals. If you are still hungry for some more history related content, over on my channel, the Pacific War Channel where I cover the history of China and Japan from the 19th century until the end of the Pacific War. Before we jump into the Second Sino-Japanese War of 1937-1945, which I honestly have no idea how long will take us, I thought it would be a good idea to dedicate two episodes to how both China and Japan prepared themselves for war.  Going all the way back to the 1910s, Chinese intellectuals began to view an outright conflict between Japan and China was inevitable. In the discussions about China's strategic options, Jiang Fangzhen pioneered a strategy of protracted warfare, a concept that would later shape China's approach during the Sino-Japanese War. Having studied in Japan during his youth, Jiang developed a keen understanding of the Japanese government and military. As early as 1917, he predicted that China and Japan would become embroiled in a long-term conflict, with the battleground likely to be west of the Peiping–Wuhan and Guangzhou–Wuhan railways. In his work titled "Guofang Lun" or “On National Defense”, Jiang reiterated the importance of protracted warfare as a means to thwart Japan's aspirations for a swift victory. He argued that China should leverage its vast population and extensive territory to extend the conflict, gradually wearing down Japanese strength and turning the situation to its advantage. Jiang recommended that China not focus on defending its coastal regions but instead confront the enemy west of the Peking–Wuhan Railway.   Chiang Kai-shek would eventually come to share Jiang's belief that “the longer the war drags on, the more advantageous it will be for China.” Despite significant public criticism, both the Nationalist government and General Zhang Xueliang, decided against military resistance when Japan invaded Manchuria in September 1931 and attacked Shanghai in 1932. Chiang was particularly hesitant to engage Japan directly, as he was also dealing with a Communist insurgency in central China. He feared that Chinese forces would suffer quick defeat, predicting that Japan would capture key coastal areas and critical infrastructure within just three days, crippling China by dismantling its military and economic lifelines. Following the invasion of North China Chiang was forced to adopt a firmer stance. The Nationalist government proposed a dual strategy of pursuing peace and security while simultaneously preparing for war. If peace proved impossible, China would mobilize its resources for ultimate victory through prolonged conflict. This approach was formalized in the National Defense Plan, which China adopted by prioritizing protracted warfare as its core strategy. After the Sino-Japanese clash in Shanghai on January 28, 1932, the Military Affairs Commission devised a plan that divided China into four defense areas along with a preparation area. While some troops were assigned local security, commanders were directed to concentrate their remaining forces for potential confrontations with Japan. That year, the Military Affairs Commission issued General Defense Guidelines that outlined two strategic responses to a potential Japanese invasion. The first, conservative approach focused on maintaining key positions and utilizing protracted warfare to impede the enemy. The second strategy advocated for decisive battles in key regions to thwart Japan's ambitions and protect China's territorial integrity, prioritizing disengagement from Japanese forces along the Yangtze River and coastline. In August 1935, German military adviser General Alexander von Falkenhausen provided recommendations to Chiang Kai-shek based on his predictions of Japanese advance routes into China. He identified three main routes: one from northern Hebei to Zhengzhou, the second from Shandong toward Xuzhou, and the third crossing the Yangtze River to Nanjing and onwards to Wuhan. He suggested treating the Yangtze River as the primary combat zone and highlighted Sichuan as a possible retreat area. Taking all of this into consideration. in 1936, a draft of a new National Defense Plan divided the country into four zones: a war zone, a defense zone, an internal security zone, and a preparation area. The war zone encompassed ten provinces and established strategies for retreating to predetermined defensive positions when necessary, with Sichuan designated as the main base for the war. In January 1937, the Chinese General Staff Department introduced its annual War Plan, outlining three possible military conflict regions between China and Japan. It proposed two main strategies: Proposal A emphasized sustained combat and retreat to fortified positions if the situation became unfavorable, aiming to eventually go on the offensive against Japan. Proposal B focused on repelling Japanese invasions along the coast and from the north, prioritizing counter offensives against Japanese units stationed near key locations. To prepare, the NRA completed several critical projects outlined in its plans, establishing military supply depots in Nanjing, Bengbu, Xinyang, Huayin, Nanchang, and Wuchang to manage logistics for supplies across various strategic railways. These depots were equipped to sustain the military, with ample ammunition and provisions, including 60 million rounds of small-arms ammunition and food for hundreds of thousands. Despite these preparations, not all projects were completed by the time war broke out in July 1937. In contrast to the Japanese military's tactics, Chinese forces prioritized defensive strategies. For example, at the Mount Lushan Military Officer Training Camp in July 1934, Chiang Kai-shek outlined four possible approaches against Japan, favoring a defense-as-offense strategy. Other options included building fortifications, tenaciously defending key positions, and employing guerrilla warfare through irregular forces to constrain enemy advances. Chiang stressed the importance of national mobilization for the war effort.  There was a significant disparity in equipment between the Japanese and Chinese armies. To give you an idea, each Japanese division included a mechanized group featuring thirty-nine light military vehicles and 21 light armored cars, supplemented by 6,000–7,000 horses, 200–300 automobiles, and specialized troops such as poison gas teams. In contrast, Nationalist divisions lacked any of these capabilities, a typical nationalist division theoretically had an armored regiment, but this unit was equipped with fewer than 72 armored vehicles. Another major weakness of the Nationalist forces was their insufficient artillery. In 1936, a division was officially assigned one artillery battalion, which was divided into three batteries totaling twelve guns. It also included a mechanized cannon company with four direct-fire weapons. By comparison, a Japanese division boasted four infantry regiments and one mountain artillery or field artillery regiment, with each artillery regiment comprising three field artillery battalions and one howitzer battalion. The infantry regiment itself included a mountain artillery section with four mountain guns, while the infantry battalion had one Type 70 mountain gun section with two guns. In total, a Japanese division possessed sixty-four artillery pieces of various calibers, four times the number of a Chinese division and of significantly higher quality. In reality, in 1936, twelve of the twenty elite Chinese “reformed divisions” still lacked artillery battalions. The ordnance available in the “reformed divisions” mostly consisted of the outdated Type 60 mountain gun. Nationwide, very few of the 200 divisions were equipped with any artillery, and those that did often used obsolete field artillery pieces or mountain artillery provided to local forces. Some units even relied on trench mortars as a makeshift solution. The artillery weapons came from various countries, but they frequently lacked necessary observation and signal components, and were often low on ammunition. The majority of mountain guns and field artillery were of the Type 75, which, while capable of providing fire support, had limited range and inflicted minimal damage. To give you an idea of the striking inadequacy of the Chinese artillery, during the Shanghai fighting in 1937, the mountain artillery of the Guangxi 21st Army Group could only reach targets within 1,200 yards, while Japanese field artillery had an effective range of 8,000 yards. Chinese-made mountain artillery suffered due to inferior steel-making technology; the gun shields were constructed from low-quality steel, and the barrels often overheated after firing just a few rounds, increasing the risk of explosions. Additionally, the equipment of local forces varied greatly in quality. In fact, some local units had superior equipment compared to Nationalist units. For example, before the Sino-Japanese War, troops from Yunnan were equipped with French antitank guns and heavy machine guns, which were better than the German water-cooled machine guns used by the Nationalist forces. However, the majority of local troops relied on inferior equipment; the 122nd Division under Wang Mingzhang from Sichuan, noted for its brave defense of Tengxian County during the Xuzhou Battle, was armed with locally produced light and heavy machine guns that frequently malfunctioned, and their Type 79 rifles, also made in Sichuan, were often outdated, with some dating back to the Qing Dynasty. These weapons had limited range and sometimes malfunctioned after fewer than one hundred rounds. Now before the war, both Nationalist and local forces acquired weaponry from diverse foreign and domestic sources. Even domestically produced weapons lacked standardization, with those made in Hanyang and Manchuria differing in design and specifications. Arms manufactured in Germany, France, Russia, Japan, and Italy were similarly inconsistent. Consequently, even within a single unit, the lack of uniformity created significant logistical challenges, undermining combat effectiveness, particularly in the early stages of the war. Despite Nationalist ordnance factories producing over three million rounds of small-arms ammunition daily, the incompatibility of ammunition and weapons diminished the usable quantity of ammunition. Chinese communications infrastructure was inadequate. In the Nationalist army, signal units were integrated into engineering units, leading to low-quality radio communications. In emergencies, telegrams could remain undelivered for days, and orders often had to be dispatched via postal services. By 1937, the entire country boasted only 3,000 military vehicles, necessitating heavy reliance on horses and mules for transport. To effectively equip twenty Nationalist divisions, 10,647 horses and 20,688 mules were needed, but by the end of 1935, only 6,206 horses and 4,351 mules were available. A statistic from 1936 indicated a 5 percent mortality rate among military horses, with some units experiencing a rate as high as 10 percent. The distribution of weaponry led to disputes during army reorganization efforts following the Northern Expedition. Although Chiang Kai-shek's forces were part of the regular army, the quality of their equipment varied significantly. Domestic production of weapons was limited, and imports could not close the gap. Priority was given to small arms; through army reorganization, Chiang aimed to diminish the influence of forces less loyal to him. Nationalist army staff officers observed that troops loyal to Chiang received the best weapons. Northwest and Northeast forces, having cultivated good relations with the KMT, were similarly better equipped, while Shanxi troops received inferior supplies. Troops associated with the Guangxi Clique were given even poorer quality weapons due to their leaders' stronger political ambitions. Troops regarded as “bandit forces,” such as those led by Shi Yousan, Li Hongchang, and Sun Dianying, were naturally assigned the least effective weaponry. This unequal distribution of arms increased some local forces' inclination to align with the KMT while alienating others, which inadvertently led to additional turmoil in the aftermath of the Northern Expedition. Logistical accounting within the Nationalist military was severely lacking. Military expenditures accounted for a significant portion of government spending, roughly 65.48 % in 1937, with personnel costs being the largest component. However, military units prioritized boosting their own resources over accurate accounting. Surpluses were not returned but rather utilized to reward military officers and soldiers for merits in battle, care for the wounded, or to create a reserve. Conversely, if deficits arose, troops would resort to “living off vacancies,” a practice in which they would fail to report desertions promptly and would falsely claim new soldiers had arrived. Military leaders typically appointed their most trusted subordinates to serve as accountants and logistic officers. As the war commenced, these issues became readily apparent. During the Battle of Shanghai in 1937, frontline soldiers sometimes went days without food and went months without pay. Wounded soldiers and civilians had to search tirelessly for medical treatment, and when main forces relocated, they often abandoned grain, ammunition, weapons, and petroleum along the way. General Chen Cheng, the commander in chief during the Battle of Shanghai, noted, “This phenomenon clearly revealed our inability to supply frontline troops, indicating that China remains a backward country with poor management.” Many logistical shortcomings severely impacted troop morale and combat effectiveness. In a 1933 speech, Chiang Kai-shek acknowledged that poor food, inadequate clothing, and ineffective logistics contributed to widespread desertion. Soldiers were further demoralized by reduced or embezzled salaries. A lack of professional medical staff and equipment hampered healthcare efforts, leading to high disease and mortality rates. According to official statistics from 1936, approximately 10 percent of soldiers fell ill annually, with a mortality rate as high as 5 percent. Japanese military authorities reported that one in three wounded Japanese soldiers died, while a Dutch military officer present during the early stages of the Sino-Japanese War observed that one in every two wounded Nationalist soldiers perished. Due to inadequate equipment and limited transport options, Nationalist forces were compelled to recruit farmers and rent vehicles, as they lacked essential facilities such as tents. This reliance on local resources inevitably led to frequent conflicts between military personnel and civilians. China is clearly a vast nation with an extensive coastline, requiring the construction of several significant fortresses during the modern era. These included Wusong, Jiangyin, Zhenjiang, Jiangning, and Wuhan along the Yangtze River, as well as Zhenhai, Humen, and Changzhou along the seacoast. Except for the Wuhan fortress, built in 1929-1930, all other fortifications were established during the late Qing Dynasty and featured uncovered cannon batteries. These fortresses suffered from inadequate maintenance, and many of their components had become outdated and irreplaceable, rendering them militarily negligible. Following the January 1932 Shanghai Incident, the Japanese military destroyed the Wusong forts, leaving the entrance to the Yangtze River completely unfortified. Consequently, there were no defenses along the coastline from Jiangsu to Shandong, allowing the Japanese to land freely. In December 1932, the Military Affairs Commission established a fortress group tasked with constructing fortresses and defensive installations, seeking assistance from German military advisers. After the North China Incident in 1935, the Nationalist government accelerated the construction of defensive structures in line with national war planning, focusing particularly on Nanjing. The Nationalists prioritized building fortifications along the seacoast and the Yellow River, followed by key regions north of the Yellow River. The government also ordered a significant quantity of heavy artillery from Germany. This included several dozen pieces of flat-fire antiaircraft and dual-purpose heavy artillery, which were installed at fortifications in Jiangyin, Zhenjiang, Nanjing, and Wuhan. By the summer of 1937, the construction of nine fortified positions was complete: Nanjing, Zhenjiang, Jiangyin, Ningbo, Humen, Mawei, Xiamen , Nantong, and Lianyungang. In total, China had established 41 forts and equipped them with 273 fortress cannons. Some defensive installations were poorly managed, with many units assigned to their perimeters lacking training and access to proper maps. The barbette positions in the fortresses were not well concealed and could hardly store sufficient ammunition. Troops stationed at these fortresses received little training. Despite these shortcomings, the fortresses and fortifications were not entirely ineffective. They bolstered Chinese positions along the defense line stretching from Cangxian County to Baoding and from Dexian County to Shijiazhuang, as well as in southern Shandong.  Before the war, China's political and economic center was situated along the seacoast and the Yangtze River. As Japanese influence expanded, the Nationalist government was compelled to establish bases in China's inner regions, very similar to how the USSR pulled back its industry further west after Operation barbarossa.The Japanese attack on Shanghai in 1932 prompted the Nationalists to relocate their capital to Luoyang. On March 5, during the Second Plenary Session of the KMT's Fourth Congress, the Western Capital Preparation Committee was formed to plan for the potential relocation of all governmental bodies to Xi'an in the event of full-scale war. In February 1933, the Central Political Conference approved the Northwest Development Bill, and in February 1934, the National Economic Commission set up a northwestern branch to oversee development projects in the region. On October 18, 1934, Chiang Kai-shek traveled to Lanzhou, recording in his diary that “Northwest China has abundant resources. Japan and Russia are poised to bully us. Yet, if we strengthen ourselves and develop northwest China to the fullest extent, we can turn it into a base for China's revival.” Interestingly, it was Sichuan, rather than the northwest, that became China's rear base during the 2nd Sino-Japanese War. In October 1934, the Communist army evacuated its Soviet base in southern China, initiating the Long March that would ultimately end in the northwest. By this time, Chiang Kai-shek had decided to designate Sichuan as the last stronghold for China. In January 1935, the Nanchang Field Headquarters of the Military Affairs Commission, responsible for combatting the Communists and serving as the supreme military and political authority over most provinces along the Yangtze River and central China, dispatched a special advisory group to Chongqing. Following this, the Nationalist army advanced into Sichuan. On February 10, the Nationalists appointed a new provincial government in Sichuan, effectively ending the province's long-standing regionalism. On March 2, Chiang traveled to Chongqing, where he delivered a speech underscoring that “Sichuan should serve as the base for China's revival.” He stated that he was in Sichuan to oversee efforts against the Communist army and to unify the provincial administration.  After the Xinhai revolution, the Republic of China was still suing the Qing Dynasty's conscription system. However, once in power, the Nationalist government sought to establish a national military service program. In 1933, it enacted a military service law, which began implementation in 1936. This law categorized military service into two branches: service in the Nationalist army and in territorial citizen army units. Men aged eighteen to forty-five were expected to serve in the territorial units if they did not enlist in the Nationalist army. The territorial service was structured into three phases: active service lasting two to three years, first reserves for six years, and second reserves until the age of forty-five. The Ministry of Military Affairs divided China into sixty divisional conscription headquarters, initially establishing these headquarters in the six provinces of Jiangsu, Zhejiang, Anhui, Jiangxi, Henan, and Hubei. By December 1936, approximately 50,000 new soldiers had been drafted. The military service law disproportionately favored the middle and upper classes. Government personnel were exempt from enlistment, allowing privileged families to register their children with government agencies. Similarly, students in middle and higher education were excused from service, while youth from poorer backgrounds often felt compelled to enlist due to financial constraints that limited their educational opportunities. Village and town leaders were responsible for executing the recruitment process and frequently conspired with army recruiters. Recruitment principles often favored wealthier families, with guidelines stating that one son should be drafted for every three sons, two for five sons, but no drafts if there was only one son. Wealthy families could secure exemptions for all their male children, while poor families might see their only son conscripted if they were unable to provide the requisite bribe. Town and village heads wielded significant power in recruitment. This new recruitment system also created numerous money-making opportunities. Military personnel assigned to escort draftees to their units would often allow draftees to escape for a fee. Additionally, draftees could monetize their service by agreeing to serve as substitutes for others. For some, being drafted became an occupation. For example, in 1936, 600 individuals were drafted in the Wuhu area of Anhui province, and accounts from regional administrators indicated that every draftee had either been traded, replaced, or seized. Beginning in 1929, the Nationalist government also instituted military training for high school students and older individuals. Students were required to participate in one theoretical class and one practical class each week, totaling three hours. Starting in 1934, students had to complete a three-month military training program before graduating. Graduates of military academies were employed as military instructors. By the end of 1936, over 237,000 high school students had undergone military training. This student military training was overseen by the Society for the Implementation of the Three People's Principles of Sun Yat-sen, which also provided political education and sometimes gathered information on students' political beliefs.  Although the Nationalists made significant efforts to improve the military training of both officers and troops, they inherited deep-seated challenges that they were unable to completely overcome. A lack of facilities, outdated training manuals, low regard for military instructors, and the ongoing influence of regionalism and warlordism hindered progress. The Japanese would also later exploit these shortcomings of the Nationalist army. The Central Military Academy, which evolved from the Whampoa Military Academy established in 1923 in Guangzhou to train officers for the Northern Expedition, became the primary training institution for junior military officers. The academy offered a basic course, lasting eighteen months, which included general education, specialized training in various subjects, and field practice. This was followed by a two-year cadet training program focused on developing the skills necessary for junior military officers. Seventeen classes were admitted before the outbreak of war. Admission to the academy was highly competitive, with military officers receiving attractive salaries. For instance, in 1935, the academy received 10,000 applications for the twelfth class, but only 7% were accepted. Upon graduation, cadets were typically assigned to divisions within the Nationalist army loyal to Chiang Kai-shek. Their training, influenced by German advisors, resulted in a high-quality cadre. In modern China, most sergeants were veterans. While some units provided training for sergeants, a lack of formal education led to their diminished status. Truly qualified sergeants were rare. During his tenure as Minister of Military Training, General Bai Chongxi proposed establishing a sergeant school and creating a professional noncommissioned officer system; however, the Ministry of Military Affairs opposed this on financial grounds. While commanding officers enjoyed rapid promotions, military instructors did not. Furthermore, there was no system for transferring instructors to field commands or assigning commanders to military academies for extended periods. Despite minor updates to cover modern warfare concepts such as tank warfare and machine guns, Qing Dynasty military manuals were still in use at the Central Military Academy at the start of the war. Yeah, 1937 they were still rocking the old Qing books. Following the establishment of the Ministry of Military Training, a bureau for military translation was set up to evaluate existing course materials and translate military manuals, but its contributions were limited. Another significant shortcoming of military instruction focused on theory at the expense of practical application.  To enhance the quality of military officers, the Nationalist army instituted specialized schools for artillery, infantry, transport, engineering, and signals starting in 1931. These institutions were considered to have high-quality administrators and facilities. The Nationalists adopted German military training models, replacing the previously used Japanese models. They appointed German advisors to oversee instructor training at military academies and established three instructional divisions. By the onset of the Sino-Japanese War, 15,000 students had graduated from programs with a German military influence, resulting in the creation of about fifty combat divisions from these instructional units. However, the progress of other Nationalist army units was limited because their training was not aligned with contemporary battlefield realities. Before World War I, troops operated in close formations due to limited firepower. The widespread introduction of machine guns after World War I necessitated a shift to dispersed formations. Although a new drill manual issued by the Ministry of Military Training in 1935 introduced small-group tactics, few units adopted these methods. General Chen Cheng highlighted another underlying issue in 1938, commenting on the outmoded focus on parade ground drills and formal military manners. He noted, “We have paid too much attention to stereotypical formality and procedures of no practical use. Sometimes, even though soldiers could not get a haircut or take a bath for several months, their camps had to be in order. They underwent intensive training in close-order drill but learned little about gun handling, marksmanship, or maneuvering. This was inappropriate in peacetime, yet we continued this practice even after the Sino-Japanese War started, even using it on highly educated youth.” In contrast, the Communist army simplified training, emphasizing two essential skills: live-fire exercises and physical endurance, which significantly enhanced troop effectiveness in the challenging terrain characteristic of the Sino-Japanese War. Ultimately, the Nationalist army's training did not reach all soldiers. Only about half of all combat soldiers received adequate training, while the rest were neglected. According to statistics from the time, there were approximately five million military personnel during the Sino-Japanese War, with three million serving in logistics. Most of these logistics personnel had received little training, leading to disastrous consequences for overall combat effectiveness. As warfare has become more complex, the role of highly trained staff officers has become increasingly important. Napoleon developed operational plans close to the front and communicated orders via courier. During World War I, military commanders collected information at their headquarters and utilized telephones and automobiles to relay orders to the front lines. In World War II, with the battlefield expanding to include land, sea, and air, senior commanders often made decisions from headquarters far from the action, relying on a significant number of staff officers with specialized skills to keep them informed. In China, however, the staff officer system was underdeveloped. By 1937, only about 2,000 commanders and staff officers had received training. Prior to the Sino-Japanese War, most commanders managed staff work themselves, with staff officers serving primarily as military secretaries who drafted orders, reports, and maps. Many staff officers had no formal military training, and as a whole, the branch lacked respect, causing the most talented officers to avoid serving in it. The situation was even more dire for staff officer departments within local forces. For example, in March 1937, Liu Ziqing, a graduate of the Whampoa Military Academy, was appointed as the director of political instruction in the Forty-fourth Army, a unit under Sichuan warlord Liu Xiang. Liu Ziqing's account illustrates the dysfunction within the ranks: “The commander in chief was not supposed to manage the army and even did not know its whereabouts... But he could appoint relatives and former subordinates—who were officials and businessmen as well—to the army. Each month they would receive a small stipend. At headquarters, there was a long table and two rows of chairs. Around ten o'clock in the morning, senior officers signed in to indicate their presence. Those with other business would leave, while the remaining officers sat down to leisurely discuss star actresses, fortune-telling, business projects, mah-jongg, and opium. Occasionally they would touch on national affairs, chat about news articles, or share local gossip. In the afternoons, they primarily played mah-jongg, held banquets, and visited madams. Most mornings, the commander usually presided over these activities, and at first, I reported for duty as well. But I soon realized it was a waste of time and came very rarely. At headquarters, most staff members wore long gowns or Western-style suits, while military uniforms were a rare sight.” Most senior military personnel were trained at the Baoding Military Academy during the early republic. 2/3rds of commanders in chief, 37 %of army commanders, and 20 % of division commanders were Baoding graduates. Higher-ranking officers were more likely to have launched their careers there. In contrast, only 10 % of division commanders and a few army commanders were graduates of the Whampoa Military Academy. Additionally, commanders trained in local military schools and those with combat experience accounted for 1/3rd of all commanders. While the prevalence of civil war provided opportunities for rapid promotion, it also hindered officers' ability to update their training or gain experience in different military branches. German advisors expressed their concerns to Chiang Kai-shek, emphasizing that officers should first serve in junior roles before taking command. During one battle in 1938, Chiang noted, “Our commanders in chief are equivalent only to our enemy's regiment commanders, and our army and division commanders are only as competent as our enemy's battalion and company commanders.” Despite not viewing high-ranking Japanese officers as great strategists, Nationalist officers respected them as highly competent, diligent, and professional commanders who rarely made critical errors. The infantry was the primary component of the Nationalist army, with middle and junior infantry officers constituting over 80 %of all army officers. A 1936 registry of military officers listed 1,105 colonels and 2,159 lieutenant colonels within the infantry, demonstrating a significant outnumbering of Baoding graduates at ranks below lieutenant colonel. However, the quality of middle and junior infantry officers declined during the Sino-Japanese War; by 1944, only 27.3 % of these officers were from formal military academies, while those promoted from the ranks increased to 28.1 %. In 1937, 80 % of officers in an ordinary infantry battalion were military academy graduates, but this percentage dropped to 20 % during the war. Its hard to tell how educated soldiers were before the war, but it is generally believed that most were illiterate. In 1929, sociologist Tao Menghe surveyed 946 soldiers from a Shanxi garrison brigade and found that only 13 percent could compose a letter independently, while the rest had either never learned to read or were unable to write. In contrast, in August 1938, General Feng Yuxiang found that 80 percent of a regiment in Hunan were literate. Regardless, during the Sino-Japanese War, the quality of recruits steadily declined. More than 90 percent of soldiers were illiterate, and few possessed any basic scientific knowledge, which hindered their ability to master their weapons. On the battlefield, they heavily relied on middle and junior officers for guidance.  In autumn 1933, General Hans von Seeckt, the architect of the post World War I German army, visited China at the personal invitation of Chiang Kai-shek. In his recommendations for military reform, he identified China's greatest problem as its excessively large forces drawn from diverse backgrounds. He stated, “At present, the most pressing goal is to... establish a small, well-equipped army with high morale and combat effectiveness to replace the numerous poorly armed and trained forces.” He suggested forming an army of sixty divisions and recommended the establishment of a training regiment for military officers to equip them with the skills needed for modern warfare. Chiang Kai-shek accepted von Seeckt's proposals, and on January 26, 1935, he convened a National Military Reorganization Conference in Nanjing. On March 1, the Army Reorganization Bureau was established in Wuchang, under the leadership of General Chen Cheng. In the same month, General Alexander von Falkenhausen took charge of the German Military Advisors Group. Before war broke out, around nineteen divisions, roughly 300,000 troops received training from German advisors and were equipped with German-style weapons. At the onset of the Sino-Japanese War, the forces stemming from the First Army of the National Revolutionary Army and the Whampoa cadets, who had fought in the Northern Expedition, held the highest reputation and were referred to as the “core central forces” by the Japanese. Other notable forces included the Guangxi Army, Northwestern Army, Northeastern Army, some Uyghur units, the Guangdong Army, and the Shanxi Army. In contrast, provincial forces such as the Yunnan Army and Sichuan Army were viewed less favorably. Nationalist forces were generally far inferior to those of the Japanese enemy. In 1937, General He Yingqin noted that Nationalist forces had failed to prevail in 1932 and 1933, even when outnumbering the Japanese by 4-1.  In November 1937, during a national defense conference, Chiang Kai-shek stated, "In recent years we have worked hard, prepared actively, and achieved national unification. By the time of the Marco Polo Bridge Incident, we were in a better domestic situation and had improved military preparedness compared to before. Since 1935, our strength has doubled. It increased by more than two to three times since January 1932 or September 1931 [when Japan attacked Shanghai and Mukden]. If peace had been achievable, we should have delayed the war for two or three years. Given an additional three years, our defensive capabilities would have been drastically different... Now, if we merely compare the military strength of China and Japan, we are certainly inferior." However, such assessments were overly optimistic, as Chiang failed to recognize that Japan's military capabilities would not have stagnated. I would like to take this time to remind you all that this podcast is only made possible through the efforts of Kings and Generals over at Youtube. Please go subscribe to Kings and Generals over at Youtube and to continue helping us produce this content please check out www.patreon.com/kingsandgenerals. If you are still hungry after that, give my personal channel a look over at The Pacific War Channel at Youtube, it would mean a lot to me. Generalissimo Chiang Kai-Shek certainly was dealt a difficult hand of cards for the upcoming poker match he was to play. Yet the Chinese were resilient and they had to be for the absolute horror that would be inflicted upon them from 1937-1945. Until this point, their enemies had been far more lenient, the Empire of Japan would show no mercy.