Podcasts about offsetting

This episode is the first installment of a new miniseries where National Restaurant Association President & CEO Michelle Korsmo discusses key topics and issues with Association members. This week on Order Up, Michelle Korsmo is joined by Lance Trenary, President & CEO of Golden Corral Corporation and Chairman of the National Restaurant Association, to discuss current challenges restaurants are facing, such as inflation and workforce shortages, and the critical role of industry advocacy with elected officials. In this episode, learn how “the comeback is greater than the setback” became an essential mindset of pandemic recovery for Lance Trenary and Golden Corral. (2:21) – Introducing Lance Trenary (4:55) – Thirty-seven years at Golden Corral (10:28) – Hearing from Association members about current challenges (20:33) – Advice for relationship-building with elected officials (25:35) – Offsetting rising costs at Golden Corral This podcast is intended for general informational purposes and not intended to provide medical or legal advice. Podcast listeners are encouraged to do their own research, and where appropriate, obtain the advice or guidance of legal counsel or the input of other experts with respect to their practices and/or applicable laws.  If you'd like to receive new episodes as they're published, please subscribe to https://www.restaurant.org/events/learning/podcasts/order-up (Order Up) in https://podcasts.apple.com/us/podcast/order-up/id1511211971 (Apple Podcasts), https://podcasts.google.com/?feed=aHR0cHM6Ly9mZWVkcy5zaW1wbGVjYXN0LmNvbS9IcFhHRHhqVQ (Google Podcasts), https://open.spotify.com/show/3SOAkud8tkbaLCaU8W4Ne5 (Spotify) or wherever you get your podcasts. If you enjoyed this episode, please consider leaving a review in https://podcasts.apple.com/us/podcast/order-up/id1511211971 (Apple Podcasts). It really helps others find the show. https://www.dante32.com/ (Podcast episode production by Dante32.)

Most airlines now offer passengers the option to offset their share of the flight's carbon emissions with carbon credits. Air New Zealand's scheme is called "Fly Neutral". A one way trip between Auckland and Wellington creates 62 kilograms of CO2 for one passenger, and the airline says for $1.50, that can be offset by buying carbon credits from "global sustainable energy projects" and contributing to restoration of biodiversity here.

Pastor Ernest Dow speaking. Join us for in person or online worship at 10:30 A.M. Sunday mornings Check out our interactive platform for viewing - http://live.huronchapel.comHuron Chapel Evangelical Missionary Church, Auburn, Ontario http://huronchapel.com

All the excitement of recording the previous two episodes in Iceland left us with one puzzling question. How would we practice what we preach and offset the carbon we emitted by flying there? We set our researcher Henry on the case, and got in touch with the show's sponsors, Patch, in order to work out the best way forward. Note: This is not a sponsored episode. While Patch sponsor the podcast, their inclusion on this episode is purely informative. To learn more about The Carbon Removal Show, including further reading and all our sources, head to restored.cc. Thanks to Patch for sponsoring the podcast.

A conversation with Johannes Scheibe, founder of Ruumi, a satellite grazing app, about financing land regeneration and how Ruumi works with farmers and companies to create the conditions for a better future.---------------------------------------------------Join our Gumroad community, discover the tiers and benefits on www.gumroad.com/investinginregenag. Support our work:Share itGive a 5-star ratingBuy us a coffee… or a meal! www.Ko-fi.com/regenerativeagriculture----------------------------------------------------We know grazing can dramatically improve grassland and store massive amounts of carbon. There are great examples around the world from Gabe Brown in the US to Kenya, Australia, the UK, etc. But how do we get thousands of farmers/ranchers to change their grazing practices in the next couple of years? How do we use the exploding soil carbon markets and satellite tech to make this happen?More about this episode on https://investinginregenerativeagriculture.com/johannes-scheibe.Find our video course on https://investinginregenerativeagriculture.com/course.----------------------------------------------------For feedback, ideas, suggestions please contact us through Twitter @KoenvanSeijen, or get in touch through the website www.investinginregenerativeagriculture.com. Join our newsletter on www.eepurl.com/cxU33P. The above references an opinion and is for information and educational purposes only. It is not intended to be investment advice. Seek a duly licensed professional for investment advice.Support the show Support the show

Fortescue Metals Group (FMG) posted double-digit declines in its full year revenue, profit and dividend due primarily to rising costs and lower iron ore prices. Offsetting those headwinds were record shipments of the commodity over the year. Commonwealth Securities Limited ABN 60 067 254 399 AFLS 238814 (CommSec) is a wholly but non-guaranteed subsidiary of Commonwealth Bank of Australia ABN 48 12 12 124 AFSL: 234945 (the Bank) and a Market Participant of the ASX Limited and Cboe Australia Pty Limited, a Clearing Participant of ASX Clear Pty Limited and a Settlement Participant of ASX Settlement Pty Limited. Any advice contained in this broadcast is general advice only. As the information in this broadcast has not been prepared with reference to your objectives, financial or taxation situation or needs, you should, before acting on it, consider its appropriateness to your circumstances and seek appropriate professional advice. CommSec, the Bank, and their related entities do not accept any liability arising out of or in relation to reliance on the information in this broadcast. We believe that the information in this broadcast is correct as at the time of its compilation, but no warranty is made as to its accuracy, reliability or completeness. This report is under copyright to CommSec and the Bank and may not be used without their prior consent.

Carbon Costs: Understanding Offsetting with Brittany Michalski of Carbon Stewards In this episode, Forrest talks with Brittany Michalski of Climate Stewards, USA. The aim of Climate Stewards is to make the world a healthier, fairer place for all creation. They do this by helping individuals and communities to become more aware of the planet-warming carbon emissions that they produce in their day-to-day activities. They also provide opportunities for people to essentially "make up" for their harmful carbon emissions by putting money towards carbon reducing projects around the world--projects that improve the lives of communities in less developed countries around the world. Guest: Brittany Michalski - project coordinator for Climate Stewards USA Climate Stewards 360carbon tool for churches & small businesses  Climate Stewards' US carbon calculator Climate Stewards' annual reports  Mentions:A Rocha USAA Rocha Ghana Common loon songs Earthkeepers' interview with Caroline Pomeroy- Climate Stewards UK  bio sand water filters fireless cookers Master's in International Community Development, Northwest Universitybook - Under the Sky We Make by Kimberly Nicholas, PhD Kyle Mayaard-Schaap - Evangelical Environmental Network book - Saving Us by Katherine Hayhoe, PhD Earthkeepers interview with Katherine HayhoeEarthkeepers interview with The Multifaith Network for Climate Justice (in Bellingham, WA)  Keywords: Carbon offsetting, greenwashing, carbon footprint, carbon emissions, carbon tax, A Rocha, Katharine Hayhoe, Interfaith Power and Light, tomato seeds

Learn how companies are thriving despite rising expenses across the board. Are you integrating acquisitions into your growth and value-building strategy? --- Send in a voice message: https://anchor.fm/the-hot-seat-tenney-group/message

Joseph Gozlan of Eureka Business Group is a multifamily broker, investor, and operator. Today, he shares his insights on how to navigate the current market for success and protect yourself from interest rate risk. He stresses the importance of having a good headaches to returns ratio when buying or selling real estate and explains why they are focusing on commercial and industrial assets. He also talks about a new trend in the restaurant industry and the opportunities in the space to look out for.     [00:01 - 10:14] Owning and Operating Over $30MM in Real Estate Joseph talks about starting from single-family and realizing it's not sustainable Going to the big leagues and helping residential investors to transition as well How to find opportunities? Stop looking for the unicorn deal. Make your own deal. Offsetting risk in the market Getting the right terms is important Commercial clients get better interest rates than residential clients   [10:15 - 13:24] What is the Headaches to Returns Ratio? Why Joseph and his team are investing in industrial, retail, and self-storage No more assets that people can sleep in When the headaches to returns ratio exceeds the acceptable ratio, you sell   [13:25 - 18:27] The Rise of Cloud Kitchens This is for people who want to run a restaurant but don't want the risk and the headache and the cost of the big retail side of a restaurant Leveraging online platforms and different delivery apps  Young chefs entrepreneurs have the option to build a name first before opening a storefront   [18:28 - 20:37] Closing Segment Words of advice from Joseph Reach out to Joseph!  Links Below Final Words Tweetable Quotes   “We learned that it's the residential investors, that if we teach them and we work with them and we help them find good deals, then they graduate into the commercial side.”  - Joseph Gozlan “Don't go and try to hunt for unicorns. They just don't exist. Instead of working really, really hard to find a deal, let's go make a deal. Find a property that fits all your other criteria except the price.” - Joseph Gozlan “The main resolution that we've come to is no more things people can sleep in. And that just comes from the most important benchmark an investor can have, is that headaches to returns ratio.” - Joseph Gozlan -----------------------------------------------------------------------------   Connect with Joseph at ebgtexas.com, and follow him on Facebook, Twitter, Instagram, LinkedIn, and TikTok!   Connect with me:   I love helping others place money outside of traditional investments that both diversify a strategy and provide solid predictable returns.     Facebook   LinkedIn   Like, subscribe, and leave us a review on Apple Podcasts, Spotify, Google Podcasts, or whatever platform you listen on.  Thank you for tuning in!   Email me → sam@brickeninvestmentgroup.com Want to read the full show notes of the episode? Check it out below:   [00:00:00] Joseph Gozlan: The thing that I tell my investors is to have a PFS, right, have a personal financial statement and fill it up. And make sure you update it at least once a month. And when you do that, and you have residential properties, you realize that your property grows $200, $300 a month into the principal, which adds on to your net worth. [00:00:33] Sam Wilson: Joseph Gozlan, welcome to the show.  [00:00:35] Joseph Gozlan: Thanks for having me, man. I appreciate it.  [00:00:37] Sam Wilson: The pleasure is absolutely mine. Joseph, in 90 seconds or less: can you tell me where did you start? Where are you now? And how did you get there?  [00:00:44] Joseph Gozlan: Good, great question. We started back in 2005, invested in single-family, grew to, you know, duplexes, read the Rich Dad Poor Dad. That's how we got started. And then somewhere along 2015, kind of realized that it's not sustainable and I want to graduate to the big league. So I started looking at the commercial assets. Yeah. And that's when we got our first multifamily property, it was a 20-something unit. And today we own and operate about 300 units close to 30 million in assets that we own with investors for the most part. And we got licensed in Texas back in 2008, 2009, and we've been working with investors mainly since then on residential and commercial transactions. [00:01:31] Sam Wilson: Got it. So you're a broker, also an investor. And you found a way to kind of silo a couple of different lines of business there, the single-family residential investment side, but also the commercial brokerage side.  [00:01:44] Joseph Gozlan: Great. We learned that it's the residential investors, that if we teach them and we work with them and we help them find good deals, then they grow into the commercial side. They kind of graduate into the commercial side. So we like to hold their hands throughout the entire process. And not just, you know, a lot of commercial brokers will snub at the smaller investors. We want to be there for the journey for them.  [00:02:08] Sam Wilson: Right, right. Yeah, absolutely. Absolutely. And, I mean, it's common, I guess, a common path for a lot of us. It's the path I was on. It's like, okay, I'm a single-family investor. I do fix and flip, I own rental property, blah, blah, blah. And then eventually you're like, okay, maybe I need to find something bigger 'cause like you said, it's just, it's not scalable, which is the title of this show, which is yeah, more, more zeros in, in the same amount of work. Tell me this. What are you guys really interested in right now, personally in investing in?  [00:02:37] Joseph Gozlan: So we're very bullish on industrial these days. The whole COVID situation kind of impacted all real estate in different ways, but what it really did, one of the good things that came out of the whole COVID situation was econ got accelerated about a decade forward in two years period. So all the econ that has developed and grew all the people outgrew the garage, they need a 3000 square foot warehouse. So these guys outgrew the 3000 square foot, they need the 10,000 square foot all the way up to the million square foot warehouses of the Amazons, right? So industrial has been very hard in the market. We also see an interesting shift of institutional money flowing from multifamily over to industrial. So that's really where we are these days is we're focusing on the industrial side of things.  [00:03:28] Sam Wilson: How are you finding opportunity in industrial? I mean,  not that anything's not competitive, but I feel like industrial's a pretty darn competitive space, and cap rates there just keeps shrinking. So what are you guys doing that says, man, here's how we're separating and finding value in this space?  [00:03:47] Joseph Gozlan: So it's no secret that the market's been hot for the last few years, right? Whether it's multifamily, industrial, a lot of the real assets classes have been hot. What I've been telling all my clients is that, look, we don't go and out and try to hunt for unicorns. They just don't exist, right? So instead of working really, really hard to find a deal, let's go make a deal. Find a property that fits all your other criteria except the price. And then let's go make a deal. You know, sometimes it works. Sometimes it doesn't. Sometimes we get creative with the financing or we get creative with the terms. But we've secured 6, 7, 8, even 11% cap rate deals just in the last six months so for our clients. They're out there, you just got to find them.  [00:04:31] Sam Wilson: That's awesome. I love that. Find the property and make a deal. Yeah. Finding the unicorn can be particularly challenging. Joseph, here's a question for you: when it comes to interest rates, and buying industrial property. A lot of these are sold on a triple-net lease, right? Or they're not sold, but they're bought and they put a triple net lease in 'em that might, it might not get renewed for five, seven, even ten years sometimes. How are you guys protecting yourself with that interest rate risk? I mean, let's assume interest rates just keep climbing. I mean, and then you got, and you got something that's maybe paying 4% or 5% on annual basis. Like how, how does, how does that work out for you guys and how do you protect yourself?  [00:05:08] Joseph Gozlan: So the way I look at real estate is rule number one in real estate, everybody thinks it's location. It's not. Rule number one in real estate is you make your money when you buy. Getting to the right deal, put the right terms in place, right? Even if you know, you're up for a refi in three years, five years, and the market is a disaster, a bank will give you a loan. You might not be happy about it. You might not like it. You might not make money for a year or two until things recover. But you're not going to lose the asset if you bought right. That's one thing. I could counter-argue that the same risk that we take on the refi and interest rates in the market, everybody else on residential and multifamily are taking that risk in property taxes. But I don't know how it is in Tennessee, but in Texas we've been slaughtered in the last few years. Probably taxes just going up and up and up and up 20%, 30% is like they have no mercy and that's a risk that residential and multifamily carry. But when you have a triple net lease, that entire risk is being transferred over to the tenant because the tenant pays the cams or the triple net and covers that risk for. So we might have a risk there, but we don't have a risk there. And unfortunately, the property taxes risk is guaranteed versus the interest rate, which is an unknown right now. [00:06:30] Sam Wilson: Oh, absolutely. And as governments and even local governments continue to spend well beyond what it is that they're bringing in, then they're just going to have to keep circling back to the only source of income they have, which is, you know, largely property tax and taxes in general. And those are just going to continue to climb. So that's a really interesting point. I've never really thought about that. Yeah. On a triple net property, you go, you know, they're assuming all this other risk. Yeah. We might have some, we may have a fixed rate of return on this, but, but we've also got some, some downside that we're protecting against as well. Would you say that same thing as it pertains to inflation? When you look at inflation, you go, okay. Inflation, you know, could be skyrocketing, but even if we're not keeping pace it's okay. 'cause we're offsetting risk. Is that kind of the thinking there?  [00:07:15] Joseph Gozlan: So in the last 10 years, right, we've seen residential and multifamily really benefit from the fact that their leases are 12 months, right? So as rent go up and up and up every year when you renew the lease, you could get 5%, 10%, some percent, some places, 20% increases in rent year over year. So when you have a market that goes like this, having a retail or an industrial that have a fixed 3, 5, 10-year lease with 2% to 3% increase built in, it's not very attractive, right, cause you, you can't catch up to where the market is. But when you have a shift in direction, when the market is plateauing or maybe going down, then having those guaranteed increases and guarantee corporate level tenant that reduces the risk and ironically, or surprisingly, whichever you want to look at it, we've seen our commercial clients get better interest rates than our residential clients. So I have a residential client that is buying like a duplex or, or a single family, and they get 6% interest rate these days, six and a quarter, even while we just closed on a $3.7 million warehouse at a 4.99% interest rates. So you see, it's kinda like even the banks realize that the risk is a lot lower on these right now than it is on the residential side and they give preference and better interest rates.  [00:08:42] Sam Wilson: Wow. That's really shocking, but you know, obviously, it just shows you where the, I mean, the lenders are where they see risk in the market. And clearly it's on the single-family side of things. What do you tell your investors who are investing in single-family? I mean, do you tell them that like, Hey, you're buying a riskier asset?  [00:09:00] Joseph Gozlan: No, because, look, we're still undersupplied data market, right? There's still a huge demand and not enough new construction going up. It's not the same situation like we had with 2008 where we had ghost neighborhoods, right, that were completed and nobody was leaving in them. We're not in the same world. The thing that I tell my investors is have a PFS, right, have a personal financial statement and fill it up and make sure you update it at least once a month. And when you do that and you have residential properties, you realize that your property grows $200, $300 a month into the principal, which adds on to your net worth, right? But you graduate to the big boys, right, you graduate to a million dollar, $2 million, $5 million property, all of a sudden it's a $10,000 mortgage or $15,000 mortgage. And then every month there's an excess zero in the amount that's adding to your net worth. So the principal piece, it's not 200 it's 2000 or 20,000, right, depends on the size of the mortgage. So I help them see that, you know, if you really want to build your net worth, the larger you go, the bigger you go, the more zeros are added to your net worth every single.  [00:10:14] Sam Wilson: Right. No, I absolutely love that. That's really, really cool. What are you personally, so you guys run a brokerage, you have lots of clients, I'm sure that you guys are bringing industrial properties to, what is your buy box right now and why?  [00:10:29] Joseph Gozlan: I'm actually against putting things in boxes. [00:10:33] Sam Wilson: I like it. Okay. Let's hear it.  [00:10:35] Joseph Gozlan: That's the thing.  So what I tell my clients is instead of looking at what I want to buy, right, tell me what you don't want to buy. And then we look at everything else, right? So, it's easier for me to say, I don't want to do war zones. I don't want to do student housing. I don't want to do voucher housing. And so on than to say, I'm looking for this, because if I'm looking for this, I could have a great opportunity over here that I'm not going to look at. So, for me specifically, right, in our personal investment portfolio right now, the main resolution that we've come to is no more things people can sleep in. And that just comes from the most important benchmark an investor can have. And unfortunately, this is a benchmark you learn to appreciate more with age and experience, is that headaches to returns ratio.  [00:11:27] Sam Wilson: Okay.  [00:11:28] Joseph Gozlan: It's that simple. The headaches to returns ratio and that is the only exception to the rule of never sell real estate, right, except when the headaches to returns ratio exceed the acceptable ratio, right? And that's really what it is. We manage over 250 apartment unit right now. And the amount of headache it generates. Because we also have the property management in-house is beyond what value and returns we get and the opportunity cost. So for us, the transition is to retail, to industrial, to those self storage, all those other assets people can't sleep in, in, in a short way to say that. We also kind of like retail, but not any retail, mostly the small service centers because Amazon still can't figure out how to do your nails, cut your hair, get you a cup of coffee in the morning, right? So we still strongly believe in those small retail strips neighborhood service centers. We think those are great opportunity as well.  [00:12:32] Sam Wilson: Oh, neighborhood service centers, man. I think those are those, those are here to stay. I mean, and the people that specialize in that, it's it, yeah, there. There's, just like you said, you're getting your hair done,  well, I, I'm not getting my hair done but somebody's getting their hair, getting their nails done, they're getting, I mean, there's just things, there's things that you just can't Amazon Prime to your door and yeah, I see those having certainly a long, useful life there. That's really cool. Joseph, we've talked a lot here about real estate. We've talked about, you know, brokerage, we've talked about, you know, think risk you're seeing in the market, how you guys are shifting gears. You've moved into industrial. I love your headaches to return ratio if you haven't trademarked that you should 'cause that's a pretty cool thing there. And then what, what was it there that, that you, you own, you buy things that, that no one can sleep in, as long as, as long as they can't sleep in it, then, then it's inside your buy box. Are there things outside of real estate or other businesses that you guys look at, you say, Hey, man, I see, I see opportunity here that, that you're currently looking into. [00:13:36] Joseph Gozlan: Yeah, absolutely. So one of the things that kind of trains that we've noticed in the market recently is. What we call cloud kitchens. So in the world of restaurants and food, it's very expensive to get a, like a restaurant like BJ's or, Razzy's or a steakhouse or something like that. Because it's prime real estate, right? And you pay a lot of dollars per square foot to have that location. You pay hundreds of thousands of dollars to set up this thing and you don't know if it's going to work or not. So it's a high risk, unless you're a chain of restaurant, it's a high-risk move for chefs, for a small investors, people that want to get into that business. And the funny part is you pay the same price per square foot where you seat your clients and where the kitchen in is, the back end stuff. So it's very expensive. And what we've seen is the move to cloud kitchens. If you watch shark tank, they talk about that too, as well. It's basically people that want to run a restaurant but don't want the risk and the headache and the cost of the big retail side of restaurant. So they get a place in an industrial area or industrial building, and they built a kitchen in there and they reduced the cost of entry and they leverage DoorDash and Uber Eats and GrubHub and all those apps that came out and do the delivery for them to build their name, to build their brand. So when you go on DoorDash and you see a name of a restaurant, there might not be a restaurant behind it. It might be just a warehouse in the middle of somewhere where they cook the food and they send it out with delivery 'cause I don't know if you've ever talked to a pizza place owner ever in the history, one of their biggest headaches is the deliveries. You got to have a driver, you got to have the reliable car, you got to do all that. And the cost of gas impacts everything. But today, Uber, DoorDash, GrubHub. You got rid of the headache. All you have to do, if you're a chef or if you're an entrepreneur in the space, is focus on doing good food, great pictures, and promote it.  [00:15:41] Sam Wilson: That's really cool. Yes. I have heard of this and this is something even at one point I saw 'em turning these into like underutilized parking garages. They said, okay, we're going to put a quick service restaurant in there. Are you guys in, I guess, this is a, a perspective or prospective investment for you guys that you're looking at, say, man, I might see opportunity there?  [00:16:01] Joseph Gozlan: Well, yeah, absolutely 'cause again, it all falls into industrial buildings, right? So if industrial is, is where we're going to look at, then it's definitely a tenant that we're happy to have.  [00:16:12] Sam Wilson: Are they building these like unique brands where it's not just, you know, this is just, Hey Sam west to open a restaurant and I'm going to just put it in an industrial building and nobody knows about me yet and their doing it completely with digital marketing and DoorDash means that, is that the way that's going down? Is that what I understand?  [00:16:30] Joseph Gozlan: Yeah, pretty much. This is an opportunity for a young chef or a young entrepreneur to build a name, build a brand, right, until he is enough following, enough income first, he can decide that he never wants to open a storefront, right? This is basically the e-commerce of food. I don't want to brick and mortar store for shoes 'cause Amazon is going to destroy me. But if I have an e-com store for shoes, I can compete with Amazon, right? Same thing with the food. I don't want to storefront or retail place where I have to pay a lot of rent and I'm depending on foot traffic. That is gone, the days of that are gone now. So now I can use DoorDash and, and everything. And all I need is to compete on-screen space.  [00:17:12] Sam Wilson: Right. And you could dedicate an entire floor of a warehouse or of an industrial building or something to specifically being set up and even go with multiple kitchens, potentially, in the same exact space. [00:17:23] Joseph Gozlan: And that's the next level, right? So I haven't seen that done yet, but that's the next level. Somebody that buys a warehouse sets it up with, even, you know, lack of better term kitchen suites, right? Like the WeWork of kitchens, basically, right? It's definitely something that, you know, if I could, as a young chef, come in and get for, let's say $2,000 a month or $1,500 a month, I can get a whole kitchen set up for me. Why not?  [00:17:51] Sam Wilson: Yeah, that'd be hard to compete with, you know, as it comes to startup cost of an actual restaurant with walk-in traffic and seating and everything else, I think it's fascinating to see how the whole delivery model is just changing. It's changing everything and the unique ways we can add value to both the properties into even our tenants. I was talking to somebody else today that they're charging their tenants 25 bucks for valet trash service. So all they have to do is set their trash at their front door and I'm like, wait, so now you have somebody walking around, picking up all their trash and carrying it to the dumpster for 25 bucks? I mean, it's like, okay, that's brilliant. I guess. I mean, but people are paying for it and I think it's just amazing the number of places we can go. Joseph, I certainly appreciate you coming on today. This was a blast. I learned a lot about what it is that you guys are seeing in the marketplace and how you guys are taking and finding opportunity. I love, of course, again, your headache to return ratio, that you might get a show asset or something that goes along with that the headache to return ratio and your trademark on it, but certainly appreciate that. Are there any other closing thoughts you have here for our listeners before we sign off?  [00:18:50] Joseph Gozlan: Yeah, the market is shifting, but we don't see a big dip or a big crash coming up. I know a lot of people, there's some YouTube videos that basically predict the end of the world as we know it. It's not going to be like 2008 'cause we don't live in the same world as 2008. The technology, the gig economy, you can, you know, drive Uber or DoorDash or stuff like that, and still make income, even if you lost a job or something like that. So, I think the crash is not going to be as hard as people are saying. But I do say now it's a time to kind of look at the right opportunities and not be afraid to put offers that are not asking price or above asking price like we used to see recently. It's time to get ready because when the blood is in the water, that's where the sharks are going to have fun.  [00:19:36] Sam Wilson: Absolutely Joseph, thank you so much. If our listeners want to get in touch with you, learn more about you, what is the best way to do that?  [00:19:42] Joseph Gozlan: Our website is the easiest way to find us. ebgtexas.com. And that takes you to our main website where we do the commercial real estate. And I'm on Facebook, Twitter, TikTok. You can find me everywhere, just reach out. I'm happy to discuss real estate anytime.  [00:19:57] Sam Wilson: Awesome. And can you give me that website one more time?  [00:20:00] Joseph Gozlan: Absolutely. It's ebgtexas.com.  [00:20:04] Sam Wilson: ebgtexas.com. Joseph, thank you again for your time today. I certainly appreciate it.  [00:20:10] Joseph Gozlan: Absolutely. 

Sustainability and offsetting in tourism has exceeded the phase of just being “en vogue”. The pandemic of the recent two years has made it clearer than ever before: Global warming will challenge us more and more and there is no other option than drastically reducing our carbon footprint. The travel industry has an essential impact on nature and global warming – no wonder the need to act here is urgent. Most companies and organizations have woken up. There is now plenty of companies consulting them on how to reduce carbon emissions and also compensate them. But is it possible to find a way to travel, to keep impact limited and still earn money as a company? This is exactly what we would like to discuss in today's deep dive – with our guests from bookitgreen and myclimate.

We have all heard how important it is to stay hydrated. But for some of us, taking in the water our bodies need can feel challenging. This week, Janine and Shanon discuss some strategies for getting and staying hydrated. Discussion topics include: •How hydration is important year-round • The origin of this week's episode title • The importance of sipping water frequently, rather than chugging a lot of water at once • How the amount of water you need depends on various factors, like how active you are and what you eat • Selecting a water bottle that is easy to drink out of • Shannon's favorite water bottle • Flavoring water to make it more enjoying (including with fresh fruit!) • The effect of water temperature (bottom line: drink it at the temperature that appeals to you in the moment) • The perils of dehydration • The clear IKEA carafe that helps Janine (and Shannon's husband Mike!) stay hydrated • The encouraging water bottle Janine's employee Beth uses • Drinking water first thing in the morning • Offsetting caffeine or alcohol in your water intake • Avoiding drinking too much water • The value of adding electrolytes to water if you're not feeling hydrated by plain water • Chapped lips as a clue to dehydration • Creating a strategy for taking in enough water Visit the show notes at www.gettingtogoodenough.com for lots of links!

Chris Page is the founder of It's All Day Fitness & Nutrition Coaching and the It's All Day Podcast, and currently training to become a professional soccer player in Europe. Chris shares with us his story of how he used fitness and nutrition as an outlet to deal with stress and anxiety while building confidence and how it saved him from drugs and alcohol. He also shares the "It's All Day" mindset and how we can use it to maximize our lives and reach our full potential. Key Points: - Developing a strong mindset to pursue and accomplish your goals - Taking ownership for our mistakes and putting the ego to the side - What to do if you are struggling to find your identity - Staying in control of what you can control - Using fitness and nutrition as an outlet rather than drugs and alcohol - Offsetting bad habits by replacing them with good ones - Not taking the opportunity to be an athlete for granted - How to maximize your daily brain power - The value in goal setting in all areas of your life - Dreaming massive goals and backing them with massive action - Accumulating wins to give yourself confidence Connect with Chris: IG: @chrispage_coach It's All Day Podcast Connect with me: Instagram: @dominicfusco TikTok: @dom_fusco YouTube: Dominic Fusco LinkedIn: Dominic Fusco

Spotify's push to complement its music streaming with a big move into podcasting and related content appears to be paying off, despite the ups and downs of operating in an uncertain economic and political climate and Spotify's exit from its foray into hardware.

In this Green Beauty Opinion, we pick up on key issues of plastic waste raised in the last episode with guest Peter Wang Hjemdahl, co-founder of rePurpose Global. Here, Formula Botanica CEO and podcast host Lorraine Dallmeier sounds a note of realism and cautious optimism about how beauty can tackle its plastic dependency. While sceptical of offsetting and plastic waste credit schemes, Lorraine says that realistically a plastic-free beauty industry is not likely in our lifetimes. Offsetting and credits that help pay for the removal of plastic and global activism on plastic pollution are valid. Entities like rePurpose Global are making us aware of our responsibility to reduce, recycle and repurpose plastic already in circulation. This in itself is a first vital step to tackling the issue. Sustainability is a journey not a destination and we have to acknowledge that plastic is here to stay. Lorraine explains that plastic in itself is a fantastic invention. It is our use - or misuse - of plastic coupled with the lack of capacity worldwide to recycle and retain plastics within the supply chain that are at fault. Plastic is not the enemy. We are, along with the waste we create. Beauty and personal care industries should embrace circularity. We have seen this in action with past podcast guests; the US personal care company Meow Meow Tweet is a pioneer of return-and-refill schemes that keep plastic packaging in circulation. If all plastic in beauty could be cleaned and refilled and also made of PCR plastics that would be an enormous achievement. Lorraine challenges us to seek out beauty brands that use plastic responsibly and to cut down on our own consumption. Using less plastic and being responsible for the plastic on our doorstep is how we start to tackle those staggering figures on plastic waste, and make the beauty industry a more sustainable and better place.    

Another session characterised by caution with investors unwilling to move too far in either direction with so many risk events ahead. Most sectors eked out modest gains, led by communications, technology, industrials and consumer discretionary which rose more than 1.2%. REITs rose 0.8% while financials chimed in with an increase of 0.7%. Offsetting those moves, materials and energy continued to underperform on mounting global recession fears, falling 0.6% and 1.8% respectively. Utilities also took a hit with a decline of 1.5%. The S&P/ASX 200 lifted 0.2%, or 15.3 points, to 6621.6.Our top three VODs:Why it's not too late to protect your portfolio from further downsideWhy a global growth slowdown was expectedThree Chinese tech Blank's linking better than the US See acast.com/privacy for privacy and opt-out information.

Offsetting the cost of additional feed can create stress and friction on any ranch. Montana rancher Turk Stovall shares why he utilizes Pasture, Rangeland and Forage (PFR) insurance to mitigate risk from a lack of rainfall for his pastures and hay land. Turk is joined by rancher Jared Clark with Silveus on why it's important to work with well informed experts and state of the art software in the risk management process. www.rainins.com

Welcome to The Nonlinear Library, where we use Text-to-Speech software to convert the best writing from the Rationalist and EA communities into audio. This is: Meat Externalities, published by Richard Y Chappell on July 11, 2022 on The Effective Altruism Forum. [Thanks to Pablo S. for suggesting that I cross-post this here.] A year ago, Scott Alexander argued that it's better to eat beef than chicken, on the (interesting but questionably relevant) grounds that it's vastly cheaper to offset the climate costs of beef than the animal welfare costs of chicken: Eating beef causes more climate change than eating chicken, but eating chicken causes more animal suffering than eating beef. Offsetting the climate change effects of beef would only cost $22 per year, which seems really good. Offsetting the animal suffering effects of chicken might only cost $360 per year, but this is a very tentative estimate and maybe shouldn't be taken seriously. Also, these only work if you're actually doing the offsetting. If not, you should probably default to eating beef over chicken, but I can't prove it. So I was excited to hear Kevin Kuruc's talk on ‘Monetizing the Externalities of Animal Agriculture' (you can find the full paper on his website), extending standard economic models of the “social cost of carbon” to additionally estimate the “social cost” of factory-farmed animal suffering. The headline result: We find that the welfare costs of global animal agriculture are very large in the case that animals do not have net-pleasurable existences: the monetized costs of producing the meat consumed for the Standard American Diet (SAD) for one person is on the order of $100,000 per year under our baseline parameters. In other words, eliminating the production of meat required for one individual's diet for one year confers social welfare benefits equal to the benefits of increasing annual global output by more than $100,000. While this particular number is highly sensitive to the baseline parameters of the model, the broader conclusion that animal welfare costs completely swamp the climate costs of eating meat turns out to be almost unavoidable once you grant that factory-farmed animal lives are net-negative. Note that, while the animal welfare costs of the Standard American Diet are on the order of $100,000 per year, the climate costs are a mere $47. Combining these with Scott Alexander's estimates of offsetting efficacy yields some interesting results. Suppose for simplicity that the SAD involves equal parts beef and chicken. (This is presumably incorrect, so take the following numbers with a large grain of salt.) $47 worth of climate costs could then be prevented with a mere $11 to effective climate charities. (Good value!) Whereas >$100,000 worth of animal suffering costs could be prevented with ~$180 donated to effective animal suffering charities. (Insanely good value!) I should re-emphasize that these numbers are unreliable. But they indicate at least some back-of-the-envelope reason to expect effective animal charities to do (vastly!) more good per $ than climate charities. And even when replacing all chicken with beef, the welfare costs still dwarf the climate costs by many orders of magnitude. So for reasons of both efficacy and reparative justice, it seems that meat eaters should eat (only) beef and then prioritize further offsetting the animal welfare costs of being non-vegetarian, rather than merely offsetting the (comparatively trivial) climate costs. So that's an interesting result. One thing I'd be curious to hear more about is how the ~$100,000 in negative externalities compares to the (i) intrinsic value, and (ii) positive externalities of a Standard American year of life. IIRC, the value of a statistical life-year in the US is itself on the order of $100,000. So the harm of a Standard American Diet roughly balances out the intrinsic value of a standard American life (on standard economic approaches). If you're neither vegetarian ...

We really enjoyed being at the Footprint+ event earlier this month. Speaking to so many different people with the same goal was really refreshing. We still have one more episode to bring you, plus a couple of bonus episodes!If you missed any interviews from the event, you can catch them on the previous specials one, two and three. To begin the final episode of this four-part series, Pete the Builder spoke to Adrienne Bloch about women and their role in the construction industry. Adrienne Bloch is the ESG, Managing Director for Bloch Solutions.She was a chairperson at the event. Her talk was entitled MMC delivers massive carbon savings.Adrienne believes that modular construction will make it easier for women to play a more critical role in the industry.Adrienne leads Bloch Solutions with a specific focus on maximising environmental, social and economic outcomes, and ESG investment.“The environment is much easier for women to participate in. I think it is going to be a real game-changer in terms of getting women into construction”Next up, Steve Randall spoke to David Lewis about life sciencesDavid Lewis is the Operations & Finance Director for Ironstone Asset Management Limited.Life Sciences is a topic that is growing at an increasing rate and one in which David takes a particular interest.He believes that there is a lack of suitable office and lab space in the UK. Together with his team, they try to create space for science. They focus on what they call the golden triangle, the space between London, Cambridge, and Oxford.“We only have eight people on our team but one of the first people we actually hired was a sustainability director, so that is how important we treat it”Pete the Builder spoke to Rory Bergin about the hot topic of modular constructionWith a personal interest in all things sustainable, Rory Bergin is the Head of Sustainability for HTA Design. He was a keynote speaker at the event. His talk was entitled MMC delivers massive carbon savings.Rory's ambition is to deliver some ground-breaking innovative sustainable designs that set the standard for the new generation of environmentally, socially and economically sustainable places.“Volumetric construction is about 40-45, 50% less energy-intensive than traditional construction”Justin Guest is a partner at Archipelago Eco Investors. He was a keynote speaker at the event. His talk was entitled Carbon Offsetting – Where is your carbon pot best spent?“Offsetting is absolutely a legitimate strategy when it is done right”Pete the Builder spoke to Romy Rawlings for the penultimate interview in this special.Romy Rawlings is the Commercial Director at Vestre. She is a Chartered Landscape Architect with lots of experience as a consultant, designer, project manager and researcher.“I think we are some way off meeting those targets genuinely”For the final interview of this four-part Footprint+ special, Steve Randall spoke to Philip Steele of Octopus Energy.Philip Steele is the Future Technologies Evangelist at Octopus Energy. “We are actually nearly there already, we are already at 40% of our energy bei

We're here today with Curt Clark, an Iowa producer who was able to off-set machinery costs and labor (cutting his labor force from six to three) by purchasing one piece of equipment — the Vermeer ZR5-1200 self-propelled baler.   Sponsored by Vermeer - Your expert in hay and forage equipment.

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  Brian Wagers is a multi-family investor. He grew his family's portfolio to 500 units before moving on to syndication where he is now involved. Been involved in over 150 million worth of apartment transactions. With over 2,000 units through his experience as an owner and general partner. He now seeks to invest and help other high-growth professionals and business owners put their money in a tax-advantaged, risk-adjusted growth space that is multi-family. Highlights:   [00:00 - 05:48] Opening Segment Brian Wagers started out in Northwest Arkansas and bought a single-family home before moving on to multi-family and building a portfolio of 500 units Brian partnered up with Elevate Commercial Investment group.   [05:48 - 11:38] How to Capital Raise Like a Pro: Tips from a Veteran Brian discusses how he has succeeded in the capital raising space by being organized, adding value, and being competitive. He talks about the challenges of the capital raising space, including interest rates and cap rates. He emphasizes the importance of underwriting for higher cap rates and staying ahead of the competition. Transparency is Important in Communication   [11:39 - 15:00] Investors Shift Focus to Classier Properties Their Company is keeping its cap rate at 2% or 3% annually, depending on the location and asset class. They are starting to look more seriously at A-class assets due to the compressed cap rates. The market for A-class assets is appealing to institutional investors and provides less risk than buying a house. Developers Look to Multifamily Properties as an Exit Strategy The interest rates for multifamily properties have decreased, which has made them more affordable for buyers. Multi-family properties are becoming more liquid, which makes it easier for buyers to find and exit these properties. Class A developers are looking for premiums in multifamily properties, so buyers must find a value that they can add to the spa [15:06 - 17:36] Closing Segment Reach out to Brian Links Below Final Words Tweetable Quotes   “I think, transparency is really important in communication and making sure we are updating our investors, whether things go wrong or whatnot .”  -  Brian Wagers ----------------------------------------------------------------------------- Connect with Brian on  LinkedIn   Facebook  Instagram   or email him at Brian@elevatecig.com or visit their website: Elevatecig.com Connect with me:   Facebook   LinkedIn   Like, subscribe, and leave us a review on Apple Podcasts, Spotify, Google Podcasts, or whatever platform you listen on.  Thank you for tuning in!   Email me → sam@brickeninvestmentgroup.com Want to read the full show notes of the episode? Check it out below: [00:00:00] Brian Wagers: I think, transparency is really important in communication. Making sure we're updating our investors, whether things go wrong or what not just when things are going right. [00:00:09] Brian Wagers: If things are slower than expected to let them know what's happening in the market, there's a lot of people are worried about where the market is headed, is it, too hot interest rate changes. So just keeping them updated with educational material on that, I think is important. [00:00:23] Brian Wagers: Making sure you explain your underwriting, I think. Investors are getting more and more sophisticated.  [00:00:41] Sam Wilson: Brian Wagers is a multi-family investor. He grew his family's portfolio to 500 units before moving on to syndication where he is now involved. Been involved in over 150 million worth of apartment transactions. Brian, welcome to the show.  [00:00:54] Brian Wagers: Hey, thanks. Thanks Sam.  [00:00:56] Sam Wilson: Good to be on here. Hey man, pleasure's mine. [00:00:58] Sam Wilson: There's three questions. I ask every guest who comes in the show in 90 seconds or less. Can you tell me, where did you start? Where are you now? And how did you get.  [00:01:04] Brian Wagers: Yeah. So I got started in Northwest Arkansas. About six years ago bought a single family home quickly, diverted over to multi-family had a 12 unit scaled that into another 12 unit and a 20 unit combination of family money, seller financing. [00:01:20] Brian Wagers: Got my hands dirty with a medium sized, small multi-family projects, built up a portfolio of about 450 to 500 units with just me as a lead sponsor me as the only general partner with, friends and family. And just as of recently partnered up with elevate commercial investment group, where now I'm a general partner on, thousands of units. [00:01:43] Sam Wilson: That is really, really cool. I love that story of, building, building a portfolio of 500 units. I'm really curious, once you had figured it out and once you had made it to that 500 unit mark, which is a lot of units, by the way, if you're just a single general partner in 500 units, that's a lot of units, what was the impetus for, joining another team and being a general partner with other people when you can really own a hundred percent of your own deals right now,  [00:02:09] Brian Wagers: right? [00:02:09] Brian Wagers: Yeah. So it was always in the back of my mind. It was, I don't know that it was a aha moment. I think when I first got started in multi-family, the people that I was learning from, they were doing the syndications and they were doing the larger projects. But for me to get started, I really wanted to, have a track record proof. [00:02:25] Brian Wagers: I have somewhat of a proof of concept, My hands dirty and do you know all aspects of real estate. So I've always had multi-family syndications in the background of my head. That's always thinking about different things, but I knew I was gonna focus on multi-family. Just, I was open to doing it different ways, so, About two years ago, I was scaling my portfolio and I was starting to make offers on some of the same deals that I had seen before, they had come back full cycle. So I knew I was playing in a somewhat smaller space. so I knew. that thought of going bigger was going to have to come soon. [00:03:00] Brian Wagers: So I, I was really starting to plant some seeds with some other bigger time operators and looking at how I could provide value to them as I continued to grow. So yeah, I could keep, a hundred percent, and keep trying to do the smaller deals. But I think for me, it was one was the inventory there, where I was coming across. [00:03:19] Brian Wagers: Some of these deals, a couple times. So that was kind of, a good moment for me know, knowing that I had to expand. and it was okay giving up, a portion of that in, in order to really grow, it's who not how you get there. So I'm firm believer in that, partnering up with strategic people to get you to continue to grow. [00:03:38] Brian Wagers: And I didn't want, I'm always trying to be the best version of myself , in all aspects. So. It's okay. To relinquish some control in some areas. And, for me that was partnering up and giving up some of that  [00:03:50] Sam Wilson: partnership. [00:03:50] Sam Wilson: I like that idea there, Brian, that, Hey, I gotta get outta my own backyard. [00:03:53] Sam Wilson: I've gotta go somewhere where somebody else has local market knowledge that you don't have to then rebuild. You don't have to go get into a new market and say, all right, how do I figure out this market? You got somebody else that you that's experienced in it. I guess the question I would have if someone's already in a market and they've already got people on the ground, they're already running a very large operation. [00:04:12] Sam Wilson: What did you bring to the table? Or how did you position it, such that they would say to you, Brian, I'd love to have you be part of the team. What did that conversation look like? Not that you're not a great guy and you don't have great skills. Cause obviously you do cuz you've taken down 500 units on your. [00:04:25] Sam Wilson: But even, so it seems like they would already had all the seats on the bus taken care of.  [00:04:30] Brian Wagers: Yeah. So for me, that was positioning myself, to continue that track record. So it wasn't just, Hey, I'm gonna be a partner with your firm. Like, let's go, it was a deal, work with them on a kind of a JV. Case by case basis. [00:04:46] Brian Wagers: So it wasn't just, I was like, Hey, let me give me an opportunity to prove myself, that's all I wanted was an opportunity to, say I'm going to do what I say I'm going to do. So, that was raising on a couple deals. So we raised on three or four deals before we actually, agreed on a partnership. [00:05:05] Brian Wagers: And that was. Asking for me, I focus on the capital raising piece. So that was going to be my focus. So when I was reaching out, I was reaching out to other operators and seeing if, Hey, is that something that you could bring on? And for the operators that I'm looking at, I'm looking at high. I was looking at high growth operators. [00:05:23] Brian Wagers: So, the two main. Flows of multi-family real estate is, deals and equity. So that was. My main, pivot point was, Hey where can I bring value? And that was in the equity piece.  [00:05:36] Sam Wilson: Right? Right. No, that's that's really cool. What, and again, I'm sorry for digging in, maybe on this so much, but I think it's an important, stepping stones for people who are in this business looking to scale, looking to grow. [00:05:48] Sam Wilson: They want to go, okay. How have other people done? So focused on capital raise. Why not just cog? What would what was the impetus again? I'm just trying to figure out again, not that you're not a bad, not a good guy, but you know, for the other at elevate, was it elevate equity? [00:06:03] Sam Wilson: Was that, was it two elevate commercial  [00:06:04] Brian Wagers: investment group. Okay. Yeah. So, right, right. Like, so, and additionally to just COGP in there was,. Okay. What areas of their business did I find? Like bringing I'm just, when I'm just cog and I was just the capital, but right. Adding value outside of that, during these other deals. [00:06:22] Brian Wagers: So, jumping on calls, trying to add value as, as far as marketing goes or trying to, help coordinate with other cogs that we may have on the deal, take it saying, okay, I'm just gonna raise my, I'm gonna commit to a million. And I raise 1.2 million. That's great. That's a good track record, but going beyond staying super organized throughout the whole deal, maybe GI giving recaps of what everybody's doing. [00:06:47] Brian Wagers: Try to find little value, add pieces and each part of the deal. So going above and beyond, I think was a main part there. And starting to kind of ma I was starting to manage some of the other co razors before I was doing that kind of staying ahead of our next steps. Hey, what do we need to get something on the calendar? [00:07:06] Brian Wagers: Where are we at? So I think just over delivering on those on that piece,  [00:07:11] Sam Wilson: that's cool. No, I love that. That's absolutely awesome. Tell me, you know what, as you look at the portfolio, I guess, do you still own that 500 unit portfolio? Is that still yours?  [00:07:21] Brian Wagers: So it dwindled down to around like, 250 - 300 units. [00:07:25] Brian Wagers: we're selling. So I just, we just sold 102 units today. I sold 54 units earlier this year. we did sell. 82 units, but we bought 72 more at the end of last year. so, it's right around, 250, 300, but we're looking at selling a lot of that. A lot of my personal portfolio is  [00:07:46] Sam Wilson: that because it's just, I mean, the market is just red hot and you can just get top dollar for it. [00:07:51] Sam Wilson: Is that kind of your thinking there? Or was there other things that, that are driving those decisions?  [00:07:57] Brian Wagers: Yeah there's several different factors, but that being, one of the main reasons, the market is super hot, where, more and more people are looking at our market of Northwest Arkansas two, we've implemented a lot of the value add business plan. [00:08:10] Brian Wagers: Some of these deals we've only held for two years, three years, but you know, we've got it to about where we wanna be. And if we can get those offers that we expected to have in five years and two years, Might as well, especially with me focusing on, these larger deals, it just gives me more equity to put back alongside of the, on, on these larger deals. [00:08:32] Brian Wagers: So it's a huge plus having that, I built up quite a bit of equity in these smaller deals too, place in, in the larger deals  [00:08:40] Sam Wilson: yeah, that's a great point is that you can recycle that back into your own opportunities. And, develop more the limited partner side of things. As you invest in your own opportunities than you could maybe on the active investor side. [00:08:53] Sam Wilson: Yeah. Yeah.  [00:08:54] Brian Wagers: So I'm investing as an LP in all our deals too, as well as, helping on the GP portion.  [00:08:59] Sam Wilson: Right, right. Oh, that's cool. And that certainly gives your investors a vote of confidence as. As they,  [00:09:05] Brian Wagers: yeah, it's definitely an extra, there's a lot of reassurances in multifamily, but I think, being able to invest alongside of your investors is super important to them. [00:09:13] Brian Wagers: But I wasn't always able to do that. I had to that's, one of the reasons I had to do those small and medium sized deals was to. Really help one, get my track record and prove the concept like I mentioned before, but, get that equity two, be able to invest with them. [00:09:28] Brian Wagers: Yeah,  [00:09:28] Sam Wilson: no, I think that's awesome. What are some challenges that you see in the capital raising space right now?  [00:09:36] Brian Wagers: I think, transparency is really important in communication. Making sure we're updating our investors, whether things go wrong or what not just when things are going right. [00:09:45] Brian Wagers: If things are slower than expected to let them know what's happening in the market, there's a lot of people are worried about where the market is headed, is it, too hot interest rate changes. So just keeping them updated with educational material on that, I think is important. [00:10:00] Brian Wagers: Making sure you explain your underwriting, I think. Investors are getting more and more sophisticated. So, it's important to show them your underwriting, your assumptions, and make it clear on, what the risks are and what the potential are.  [00:10:14] Sam Wilson: Yeah, absolutely. What, and let's talk about that, if if we're standing on shaky ground or who everybody's been calling for a recession. [00:10:22] Sam Wilson: Lord, who knows how many years? Five, seven years. But I mean, even, so there are some things changing. We continue, especially in the multi-family market to see cap rates compress, and now we're seeing rates go up. What are you guys doing in this environment to remain competitive?  [00:10:36] Brian Wagers: Yeah. So underwriting more deals is a big thing. [00:10:39] Brian Wagers: Getting in front of more deals, bringing on more boots on the ground partners that can find us deals that are local. I are finding more and more important that, , people local in the market are sometimes getting first looks at deals. So sometimes we'll bring on partners who find deals and their local market have relationships with commercial brokers. [00:10:58] Brian Wagers: And as far as the cap rates, you want to make sure you're underwriting for higher cap rates. That's huge. And the interest rate changes now, refinance events in year three. We definitely wanna make sure we're not. Keeping the same interest rate or a lower interest rate at what we're coming in at. [00:11:15] Brian Wagers: So we're making sure that interest rate is going up at year three. And we're also accounting for a higher cap rate at sale in year five.  [00:11:23] Sam Wilson: Yeah, no, that's that's absolutely important. What do you think this is? This is pure, just subjective questioning. We've seen rent rates and I mean, I own some multifamily properties and we've just seen rents, just, I mean, just up into the right. [00:11:39] Sam Wilson: All of us have, what are you guys doing on your underwriting side for rent growth? If any [00:11:44] Brian Wagers: Yeah, we're keeping it around 2%. We try to keep it around 2% annually, 3%, depending on the location, depending on the asset class. That can vary from C class to A class. So, so we are looking more and more at a CLA the way with cap rates compressing, we have started to look more and more at the, a class opportunities. [00:12:03] Brian Wagers: Now five years ago, I would tell you I'll never buy an a class. I'm a value add, C class to B class property buyer, but the way the market is, we're starting to shift that outlook. As far as. With the way the cap rates are going, but, definitely. And if it's a deep value add, obviously we can increase those rents quite a bit more than just a 2%, 3%. [00:12:25] Brian Wagers: But once sta once, upon stabilization, we're looking around 2% rent growth.  [00:12:30] Sam Wilson: Gotcha. No, that's really interesting. You say you're moving into a class. Can you gimme some really Insight into why you're finding more value or even potentially less risk in an, a class asset.  [00:12:41] Brian Wagers: Yeah. So the, a class stuff that we're looking at one, if you think about a class in general, you kind of think less headaches, it's a more, appealing investment to more institutional, equity that we are getting more and more of, they see it as a more safe. [00:12:58] Brian Wagers: Whereas the way that the housing market is going, it's becoming harder and harder to buy a house. And so for young professionals to really fork up, to buy a $400,500,000 house, they may see it better to ride it out and live in a nice, a class community with good amenities for a while before they can move into a permanent home. [00:13:19] Brian Wagers: So, the factors, the way the single family market. Less maintenance on the front end, so we can, you can underwrite for that. And more of a safe, longer ride, for some of our people are wanting to hold closer to the five year. Five  [00:13:33] Sam Wilson: year terms. Got it. No, that makes a lot of sense. [00:13:36] Sam Wilson: Yeah. Offsetting some of that risk by buying newer, nicer assets. Maybe you don't have the maintenance, but also like you said, is that your institutional players tend to like that space. So if you guys are looking for an exit and in three to five years, your buyer pool probably exists at a much a much larger buyer pool on those types of assets. [00:13:54] Sam Wilson: Yeah,  [00:13:54] Brian Wagers: exactly. Right. So you're always looking at who, what your exit plan is and who you're going to ultimately sell it to. So now we have a lot more capital chasing, multi-family real estate, a lot of these people in Covid that we're buying office space and retail space are now looking at multifamily. [00:14:10] Brian Wagers: A lot of these people that have. Their money in the stocks and the money in, other vehicles are more and more looking at, the real estate market. So I think that also helped offset some of its interest rates. We're seeing it's becoming a more liquid space, because like you said, you have a lot more exit buyers for your properties,  [00:14:28] Sam Wilson: right? [00:14:29] Sam Wilson: No, that's really cool. How do you overcome? I would think though, as you move into the, a class space, That your return profile just, get gets diminished. I mean, is that a fair assumption? Yeah, it's definitely  [00:14:42] Brian Wagers: fair. The A class developers, builders, they are looking for premiums. [00:14:46] Brian Wagers: So you really have to find, it's like, if it's an, a class, you have to find the value that you can add. So, hopefully we are, when we're buying a class we're trying to buy from the developers. So they've got it to 90% lease up. And they're just getting it leased up however they can. [00:15:02] Brian Wagers: So they're offering concessions, they may be putting a little bit higher expenses in, they just wanna get that property leased up. So we're then able to get some of those expenses down a little bit. And start pushing the rents up to more market rents versus to the rents that they were just to get people in the door to where they can eventually exit. [00:15:20] Brian Wagers: So finding that value in that space is really important, cuz not every a class is an opportunity, but we definitely like to buy. From the developers from, for that reason,  [00:15:30] Sam Wilson: right? No, that's an interesting strategy. Not one I hear a lot about, but I think it has a lot of merit in that, like you said, you can improve their operations, decrease expenses, bring rents up to market. [00:15:42] Sam Wilson: And yet at the same time, you're not having the risk of being the developer, getting the project done. So it's kind of like a, it's a nice hybrid approach to development in its own. Exactly.  [00:15:51] Brian Wagers: You just have to be upfront with your investors, they just, and if they're buying into an opportunity like that, the cash flow is going to be low, especially on the front end. [00:16:00] Brian Wagers: Right. But that's what you get when you are buying those kind of opportunities. Right.  [00:16:04] Sam Wilson: Right. And as long as everybody understands the rules of the game, then that is what it is. So I think that's really cool. Brian, thank you for taking the time to jump on today and really tell us. [00:16:13] Sam Wilson: The the nuances of transitioning from owning 500, your own units to then just joining a team, it's kind of like that idea of McDonald's it's like, do you wanna own a hundred percent of your own deal or 1% of McDonald's? Well, I'll take 1% of McDonald's all day long. So I love the the idea for you, joining a bigger team and just owning the smaller piece of a bigger pie. [00:16:33] Sam Wilson: I think that's really cool and love just how you've. Brought value to that team and shared the way that you've done that in order to make this all work. So, thanks again, for sharing your insight today, do appreciate it. If our listeners wanna get in touch with you and learn more about you, what is the best way to do that? [00:16:49] Brian Wagers: Yeah, just you can email me, Brian@elevatecig.com. I'm on Facebook, Instagram LinkedIn message me on one of those. If you're active in the space too, just Brian Wagers. Awesome,  [00:17:00] Track 1: Brian,  [00:17:01] Sam Wilson: we'll be sure to include that all in the show notes. And certainly thank you again for coming on.  [00:17:05] Brian Wagers: Yeah, absolutely. [00:17:06] Brian Wagers: Sam, thanks for having me. Sorry about the background noise today. Hey  [00:17:09] Sam Wilson: man, no sweat at all. Appreciate it. 

Finding investors is easier than we think.   In this episode, Ace Karimi reveals the secrets to getting investors interested in your deals. He is the co-founder of Invest Capital, a real estate investment firm that is dedicated to buying A and B apartments to provide double-digit returns to its clients. Ace goes to the nitty-gritty of their unique syndication model,  how they are turning around projects with heavy deferred maintenance, and the importance of setting the right expectations with investors to increase the chances of success.     [00:01 - 06:47] Getting Out of the Hamster Wheel of Wholesaling and Flipping Making the leap from single-family to multifamily Ace breaks down their first deal Taking massive action and getting the word out Finding an asset that feels right Running the numbers   [06:48 - 20:26] Building a Unique Syndication Model Presenting the offers to investors The #1 thing investors are looking for: when will they get their money back? Ace on asset management fees Taking on heavy-lift assets Offsetting refi risks Looking out for the worst-case scenarios Helping everyone to be an investor   [20:27 - 21:50] Closing Segment Reach out to Ace!  Links Below Final Words Tweetable Quotes   “Just getting your name out every single place possible. That's the thing. It's like, you got to let everybody know you're buying unapologetically.” - Ace Karimi   “Investors are hungry for deals. There's so much hunger and desire for just an opportunity, right?” - Ace Karimi   “Money finds deals. Money's trying to find deals to go into and the only thing is you need is to have good enough deals that the money wants to be a part of.” - Ace Karimi   -----------------------------------------------------------------------------   Connect with Ace! Follow him on Facebook, Instagram, and LinkedIn and visit the Invest Capital website.   Connect with me:   I love helping others place money outside of traditional investments that both diversify a strategy and provide solid predictable returns.     Facebook   LinkedIn   Like, subscribe, and leave us a review on Apple Podcasts, Spotify, Google Podcasts, or whatever platform you listen on.  Thank you for tuning in!   Email me → sam@brickeninvestmentgroup.com Want to read the full show notes of the episode? Check it out below:   [00:00:00] Ace Karimi: The owners, they don't care. Like, they're not looking after the property. They're just, Hey, I'll just take a check and whatever happens, happens, and property management's usually not involved. And you know, that's just, what's going on. Nobody really cares. Like, we care about our properties, right? My team's involved every single week. [00:00:16] Ace Karimi: We're on Slack. Well, we have a communication channel, 24/7. We do weekly pulse checks. You know, we're looking after our asset for our investors, but also for ourselves. That's always how I am with any business I do. I'm keeping my eyes on the prize.  [00:00:41] Sam Wilson: Ace Karimi buys cash flowing apartment buildings through a unique indication model, and he teaches others how to do the same. In 2021, he bought 35 million in deals and they are growing. Ace, welcome to the show.  [00:00:53] Ace Karimi: You're welcome, Sam. Thank you for having me.  [00:00:55] Sam Wilson: Hey, man. Pleasure's mine. There's three questions I ask every guest who comes in the show in 90 seconds or less, can you tell me, where did you start? Where are you now? And how did you get there?  [00:01:04] Ace Karimi: Wow. I like it. Rapid fire. So we started, I think three years ago, we, we jumped in from single family. [00:01:10] Ace Karimi: We used to do a lot of wholesale and flipping, pretty sure you're familiar with that, doing the hamster wheel, always hunting the next deal, next deal, next deal. Like, looking for those single checks, I realized we wanted a better way. We wanted consistency. We wanted predictability. So, we made the jump. [00:01:25] Ace Karimi: We made the leap one day. It was actually. Right before COVID happened, believe it or not. But we went really, you know, full all hands on deck. Like, Hey, we're not turning around. This is it. And that was the year that we ended up buying 35 million in apartment buildings through our unique syndication model in which we're able to give the investors, their money back a lot sooner, 24 to 36 months usually give 'em an infinite return while still kill while still keeping most of the deal. [00:01:51] Sam Wilson: Now that is really cool. So you guys went, went long in multifamily at the beginning of the pandemic. How long did it take you to get your first deal?  [00:01:59] Ace Karimi: Let me think. So here, here, it's the funny thing is, you know, how you start doing it initially, you're kind of just looking at deals on a side here and there. [00:02:07] Ace Karimi: And if I look at it from that regards, probably like, I don't know, three four months, something like that. But when we really went like committed, Hey, this is it. We're going to find a way. It was like maybe 60 days.  [00:02:19] Sam Wilson: Okay. Okay. That's pretty fast for people, you know, out there listening. I mean a lot of people we talk to on the show, just say, Hey, look, you know, be patient when you get your first be patient, you know, as it cuz it takes time to get your first deal. [00:02:32] Sam Wilson: What do you feel like you did differently that allowed you to find your first deal? So fast?  [00:02:37] Ace Karimi: Massive action.  [00:02:39] Sam Wilson: What does that mean? Can you define that for us? [00:02:41] Ace Karimi: Dude, just, just getting your name out every single place possible. I mean, that, that's the thing. It's like, you got to let everybody know you're buying, you know, unapologetically. [00:02:48] Ace Karimi: I was letting it be known. Like, Hey, I'm going to buy apartment buildings. And everybody that I was talking to, I was flowing up with them consistently. And I'm like, Hey look, do you have something for me? Do you have something for me? I'm looking, I have capital sitting right here. Then I eventually found one. [00:03:01] Sam Wilson: Okay. Tell me about the first deal. What, how big was it? What, what were the parameters of it? And, how did you know that was the one for you?  [00:03:10] Ace Karimi: Oh man. So yeah. Great question. So, you know, your first deal, it, it means so much 'cause once you can really identify what a deal is, you know, it, it makes everything a lot easier for your second, third, fourth that, you know, the domino trickles down. [00:03:23] Ace Karimi: My first deal we got, we were at our first deal four different times. I had one down in Georgia. I had one down over in Maryland, like I'm in the east coast by the way. Right. I'm in DC. So I'm over here looking out of the area, which, you know, you're as an more of an inexperienced investor getting into multifamily, you're just looking anywhere and everywhere for a deal, which is a big mistake, right? And so, it was so many close times where the numbers looked good, everything looked good, but something just didn't line up. And we had to pass on it, which, you know, you have to have the discipline to do. And we ended up finding this deal that literally passed and checked every box that those other properties didn't right. [00:04:01] Ace Karimi: It was a 72 unit property, in my home state here in Virginia. So I'm right out of the DC Metro I'm in Northern Virginia. And great property. Beautiful, right? Still, it was like a seventies build, but it didn't look like it. Right. It just, you know, the owner had, was already starting to put a lot of CapEx into the property as we were looking to buy it, which was great. [00:04:22] Ace Karimi: Already started doing the windows, the roof and the plumbing work and a lot of the exterior stuff. So, you know, he was already getting that ball rolling for us. We, we came across the deal and it had a beautiful view of the mountains. Believe it or not, which was, you know, amazing. That's just one of the things that's like, it felt good. [00:04:39] Ace Karimi: I think that's one of the things that you just know of. It's the deal. Something feels good about it. It's in a great location. You're just like, dude, I would love to own this asset. Right. And then the numbers, like I, the numbers look kind of slim at first. Like, we bought it for 3.8 million. It was a 72 unit asset, right? Market rents were nuts. They were, they were at $600. And at the time, yeah, exactly. And at the time the, the rents in the market were like 900. So there was a $300 discrepancy. And now fast forward to now it, they went up to like 1100, by the way. So it we've got a big, big boost.  [00:05:16] Ace Karimi: We came across a deal, you know, we, we had a discussion and we went back and forth and then we ended up, putting it under contract at 3.8 million, put $600,000 into the property. We knew we could drastically increase the value. So, we underwrote the valuation around six and a half million, I believe, conservatively. So there was, you know, there was a couple million in equity at play and from our modeling, we realized that, Hey look, we don't necessarily need to give up most of the meat of this bone. [00:05:43] Ace Karimi: It's, it's a heavier value add property. We have a lot of work to do, really have to, you know, roll up our sleeves. And so we used our own syndication model in that regard and we gave up a higher preferred return and we actually kept most of the equity for ourselves because of the work that was involved. [00:06:01] Ace Karimi: And we promised an 18 to 24 month principal return, which we're actually on pace to do that even faster right now we've already initiated our refinance and essentially that's it. And they get to stay in the deal in, in perpetuity and they get a hundred percent of their capital back and a check and they get to keep the press, you know, and they get to stay in the deal. [00:06:22] Ace Karimi: And on top of that, they get a, they get a check at exit. So it's pretty awesome. And our valuation, by the way, for this deals coming between 9 and 10 million.  [00:06:30] Sam Wilson: I was going to say at a, 10 cap you're, based on the rent bumps, you know, I'm sitting here running your numbers behind and I'm like, okay, it's worth about nine and a half million bucks at a 10 cap. [00:06:39] Sam Wilson: Yep. I mean, so that's ridiculously, probably low, I would think, you know, actual valuation so that, that's really, really cool. Tell me, I want to hear more about the actual structure of how you brought investors in on this deal. 'Cause what I heard was that, did you identify and line out those terms, obviously on the front end? You said, okay, Hey, here's exactly how we're going to take this down because we just see huge runway here. And then I guess, break that down for me. Let's assume I'm, I'm an investor and I say, Hey Ace, I want to put a hundred grand in your deal. How does it work?  [00:07:15] Ace Karimi: Oh, great question. So essentially, yeah. So, Hey look, we, we, if it's this type of a deal, right, it has to be a specific type of deal, but you know, I'd go into the conversation and be like, Hey, look, I have a great opportunity. [00:07:26] Ace Karimi: There's a lot of upside, you know, several hundred dollars of upside. We have several comparables to prove that. It's not just one or two, this isn't speculation. Like, this property has not been bumped up in a, in a while. Owners kind of had some deferred maintenance to it. There's a lot of work involved to go in there and to raise these up to market level, turn all the tenant base and we're prepared to do that. [00:07:47] Ace Karimi: But in order to do that, and to, to make this property worthwhile for everybody, we ran a numbers, you know, we're buying it at an incredible price, far below market value. And so here here's where it's going to be valued. In 18 to 24 months, we're actually going to be able to give you your full principle payment back and we're giving you a higher preferred return. [00:08:06] Ace Karimi: Here's a structure. And then I show them, Hey, look, you're going to be able to make, I don't know, 30%, 20, 30, 40% in that short amount of time. And you get your a hundred percent of, of your principle back, 'cause at the end of the day, what they care about most number one thing. Isn't how much money they're going to make. [00:08:24] Ace Karimi: And you know, those too, Sam, they care. How long is it going to take to get their money back? If I can tell them, Hey, look, I'm, I'm telling you right now, from what I'm seeing here, 24 to 36 months, you get all your money back, you get an eight to 10% pref, virtually guarantee it. You can't ever guarantee anything, but it's like, dude, you're, you're getting the pref. [00:08:42] Ace Karimi: All the money's essentially going to them. I'm working for you essentially. I'm not getting paid. I'm getting paid, maybe some fees, but the, the alignment with that is, is because there's not really going to be any cash flows during the, during the period of time. Most indications don't really have cash flows anyway. [00:08:58] Ace Karimi: So it's like, why, why does it even matter? But it, you let them know, Hey, look, I only really get paid when I do the, what I'm telling you is possible. You don't have to believe me and, and see the numbers that it's going to hit this metric. But you are going to have the security to know that. Look, you're going to get your pref. [00:09:14] Ace Karimi: You're going to get your principal back one way or another. And the only way I'm really going to get paid is on the backside when I increase the valuation up. And you've already got your money back in your pocket safely.  [00:09:23] Sam Wilson: What is the investor split once you give them their money back? So you've done a cashout refi you've given 'em a 10, a 10 pref on the deal, cashout refi. I got my money back. What's your investor split going forward? [00:09:36] Ace Karimi: 30%.  [00:09:37] Sam Wilson: Okay. So it's still a 70, 30 split. [00:09:40] Ace Karimi: Yeah. And they get the stay a deal. Exactly.  [00:09:41] Sam Wilson: It's flip flopped in this case, most of the time, it is 70% to the investor. 30% to the sponsor. In this case, you're saying, look, if I can get your money back in 24 months, give you a 10 pref. [00:09:52] Sam Wilson: Of course the profit goes away once the capital is returned. At that point, you collect 30% of the upside on the cash flow and then upon disposition and you as the sponsor collect 70%. Do you guys, and again, I'm sorry, I'm getting in the weeds on this, but this, this is very different than what we see, you know, a pretty standard syndication model. [00:10:11] Sam Wilson: So this is why I kinda want to spend some time on this, just to hear that, give other, give listeners the idea that there's other options out there for how we structure these deals, you know? So, so you return the 30% to your investors, but do you guys take acquisition fees? Do you guys take other fees in the front end of these deals or do you wave all that just so you can say, Hey, you know what? We are truly getting paid only when we perform.  [00:10:33] Ace Karimi: No, I still take the fees because, you know what, the reality is, like the kind of deal that I'm talking by here, by the way, they're not something that you just find. Like, we have to hunt for these deals usually, right? So if I'm hunting for these deals and I'm spending time, resources, money, months to follow up, like, this is something that yes, we will still take a feet on upfront. [00:10:53] Ace Karimi: You know, and, and it's not like it's going to go straight into all my pockets. It's, it's just the reimburse really for our soft costs, right. That that's not even money that we're really grabbing. And then on a second hand, asset management fee is just there to just take care of, of the asset management team in the meantime. [00:11:09] Ace Karimi: But it's really pennies. Like, this isn't like you you're really, you're not really doing this on a large scale that that's, that's the differentiation I want to make here. You're not doing this on like, kind of 80 to a hundred million dollar property. I, I think you could, if you find it properly, but you know, these are, these are, this model is great for somebody who's just starting out, who sees an opportunity with an asset that's got heavy, deferred maintenance and needs a lot of work. And you're like, dude, I could come up there, scoop up a lot of the equity, do a lot of hard work once, twice, grab that equity, give my investors a return and then go put it into something better. Does that make sense?  [00:11:42] Sam Wilson: It does. So I guess that's the, that that's a follow on question to your investors. Heavy lift, heavy value, add, you know, maybe low occupancy, maybe there's crime, maybe there's a lot of those things that go along with, it feels like additional risk, you know, to a lot of investors. How do you frame that conversationto let them know, Hey, we can, we can make this work. And you know, the, it, it's not as risky as it may seem. [00:12:08] Ace Karimi: Oh, for sure, here's why our model still has certain metrics. It still has to be a B area, like C plus at the worst. I'm not going into the hood. Like, I'm just not, there's no way I'm going to go in there. You know, some people want do that. I'm not. Like, these properties still exist where they're in good areas. They are just mismanaged. They're just not they're, you know, they're not looked after properly and the right operator can go in there and turn things around. [00:12:34] Ace Karimi: And so at the end of the day, like if it's 40% occupied or something, I, I wouldn't really look at it too much. You know, like I'm not, I'm not taking on that much extra risk where I'm saying, Hey, look, I'm going to go into a D class area and take on a property that's low occupied. No, that, that that's just trouble. [00:12:52] Ace Karimi: We, we stay away from that completely. So there's complete no's that we do. Our, our properties, I did three of these in one year. They were all in over 90% occupied. Wow. And they were in good areas.  [00:13:01] Sam Wilson: 90% occupied.  [00:13:03] Ace Karimi: Yeah.  [00:13:03] Sam Wilson: Submarket rents because the place looked like garbage.  [00:13:07] Ace Karimi: Yeah, they just didn't treat it. Right, dude. And, and here's the thing it's like, and I, and I tell people this, and when they ask me, it's like the owners, they don't care. Like, they're not looking after the property. They're just, Hey, I'll just take a check and whatever happens, happens, and property management's usually not involved. And you know, that's just, what's going on. [00:13:24] Ace Karimi: Nobody really cares. Like, we care about our properties, right? My team's involved every single week. We're on Slack. Well, we have a communication channel, 24/7. We do weekly pulse checks. You know, we're looking after our asset for our investors, but also for ourselves. That's always how I am with any business I do. I'm keeping my eyes on the prize.  [00:13:43] Sam Wilson: Right. And, and we bought one like that last year is just like, I mean, absentee owner, running to the ground. They didn't care. Didn't care. So I get it, you know, then again, they were making their money along the way 'cause they bought it, you know, eight years ago for a, for a... [00:13:57] Ace Karimi: Exactly. Dude, they're happy either way.  [00:14:00] Sam Wilson: They're happy. They're clipping a coupon and the place looks terrible.  [00:14:04] Ace Karimi: To be honest, you want to be them? Like, that's the funny, that's what I tell people. I'm like, dude, it's not that fact that I'm winning. These guys already won. They're like 8 to 10X-ing their money doing absolutely nothing. [00:14:14] Sam Wilson: Well for sure. For sure. They're also slumlords and those are the people that we want to get out of the business. So it's like...  [00:14:19] Ace Karimi: That's true. That's true. [00:14:20] Sam Wilson: They're the ones that give us a bad name, so, and you're the one going in there and, and giving us a good name. [00:14:25] Sam Wilson: So you're doing, you're doing right. And I like that. Tell me about how do you offset refi risk, especially in today's rates environment. I mean, your business plan sounds incumbent upon being able to refi this property in two to three years.  [00:14:39] Ace Karimi: No, I could also just sell it, too. Like that, that's always something we, we let 'em know, like, Hey look, 'cause because if you sell it, they're, they're, you know, they actually get a higher than average returns metrics. [00:14:48] Ace Karimi: It's usually like 3X, two and a half, 3X or something. So if we sell it, they're even happier. They're like, wow, I'm making all my money. But to be honest, they want that capital to be used all the time. So we, we always run at both scenarios. We present both in front of 'em here. Here's our plan A, it's to go and refi. But if we can't do that, if we saw here's what it looks like. And on one of our deals, it was flip flopped. We're saying, Hey, look, we're looking to sell this deal, but if we can get an above average valuation above higher than our conservative number, then we're going to get a refi. So we always run both scenarios 'cause it's like, I don't ever like having one exit and be enforced into a position. Not, not a way you want to do that, especially with these big deals. Yeah. That's usually it.  [00:15:28] Sam Wilson: Right. Makes no, that makes sense. That makes sense. You could, you could always sell it. What is, I guess when you guys look at a cash out refi, are you maximizing the amount of capital you can pull out of the deal? Or is it, are you de-leveraging in some capacity or what's that. [00:15:43] Sam Wilson: How, how, how do you like to look at that? I'm sure it's on a deal by deal basis, but what's your general feeling around that?  [00:15:48] Ace Karimi: No, no. The funny thing is, so this first deal that we just refinance, right? Like, we're going to only going to pull out 70%. You don't need to pull all of it out. I don't, I, I think, you know, definitely keeps some in the deal for just cash flows to always pay things off, you know? [00:16:02] Ace Karimi: You always got to be looking out for the worst case scenarios, man. I'm just like thinking in the back of my mind. Sometimes I'm like, okay, some crazy thing happens. I don't know, like you've got to have months where you're able to have reserves, something drop, something crazy happens, you know, like, you got to make sure you can always break even. You have extra months to pay things off. You do all this work. Like, what's the point, you know, you pull out 80% and then your, your margins are thin as it is. And you always need to keep it 98 to 99% occupied. It's not smart.  [00:16:31] Sam Wilson: I hear you. I hear you, man. That, that makes a lot of sense. Ace, one of the things we talked about before actually hitting record on this was that you feel like finding investors is really easy to do. [00:16:44] Sam Wilson: That runs kind of counter to what a lot of people experience, especially getting started. Why do you say that?  [00:16:51] Ace Karimi: One, it's perspective, man. I, I really think it's like just a perspective. Like I've always had that belief even before I raised any money. You know, when I was wholesaling and flipping, I think that's one of the things that I saw. [00:17:01] Ace Karimi: It's it's investors are hungry for deals, man. There's so much, like, hunger and desire for just a, an opportunity, right? They will jump on it. I've seen when I used to wholesale houses, 'cause a lot of times we flipped, but sometimes when we wholesale, if I send it out in an email link, okay. And I had a property with some margin, with some meat on the bone and they can make, you know, 15, 20% dude, you should see how often it would blow up my. [00:17:27] Ace Karimi: Hey, what is it going to take to get in this deal? What's it going to take? You let me know, give me the number. Hey man, I don't want to be in a bidding war, blah, blah, blah. And I'm like, dude, here's my process. If you want to get the deal, I need you to come and highest and best and stop playing around, you know, because I have the opportunity. [00:17:42] Ace Karimi: I want to build a relationship with you, but you're not going to come and undercut me. So it's a respect thing, right? You have to come from a place of, of respect of holding yourself in a way where he's like, dude, like I got to, I got to understand that this guy has the value and I'm trying to build a relationship with him. [00:17:56] Ace Karimi: You know, I always look to the future. Sometimes I'll even take a little bit less, but I always go with the guy that I felt better about, that I knew had more principles instead of going for the extra five grand, six grand on, on somebody I did not like, I didn't like the way they were carrying themselves and they acted like they could run me just 'cause they had extra money. [00:18:13] Ace Karimi: I don't, I, you know, it's like, it's always about principles to me. So when I saw that in, in wholesaling that people wanted opportunity, you know, and, or everywhere. Hundreds and hundreds and, like, that, that I had just in my local market who just wanted single family houses, you know, but when I started talking to 'em, they were also just down for any opportunity. [00:18:33] Ace Karimi: That's the thing is if people, if you have an opportunity to make money, money finds deals, money's trying to find deals to go into. And the only thing is you need is to have good enough deals that the money wants to be a part of. That's how it works. So like, now that I did my apartment building, I probably raised, I don't know, five, 10 million by now in really over in about a year. The thing is it's like, as long as you structure it clearly, they see the upside, they understand, to me, everyone is an investor and everyone should be an investor, right? Like, I have my shirt here, right? Like, like part of our mission in our business is to help everyone become investors. I've, I've invested my own family's money and on, on my properties, I believe in it that much, right? [00:19:16] Ace Karimi: Savings accounts for years, I have friends of family that are investing with me. They're investors. Everyone's got money stacked, stacked away. They just want to be like, that guy's an expert. I trust him. He's an authority, knows what he's doing and I feel good. And you set the right expectations and you just lay back. [00:19:35] Ace Karimi: You should, you should see the responses. They, some of them, they just do it 'cause they trust you. And then throughout the actual stabilization period, dude, they're collecting monthly checks and they're happy. They're not getting that from stocks. Where else are they getting that? You know? So just from the monthly dripper loan on 6, 7, 8% pref, dude, they're happy. I promise you. And then, and they don't even realize that like when I return their money and then I'm going to give them an extra check and refi, dude, their mind's going to be blown, right? But just the pref alone, like that's powerful. It is.  [00:20:07] Sam Wilson: It really is. It really is. And that's, I got one of those texts from somebody the other day that just said, Hey, thank you. Thank you for giving me an opportunity to get outta the stock market. And get paid on a quarter. We, we, we do quarterly distributions, but get paid quarterly. This is awesome. Yeah, I really appreciate it. It's like, oh right. What you're, what you're doing is of value. Ace, thanks for the time to come on the show today and share with us what you've been doing, how you've done it so quickly, your perspective on , you know, finding investors is easy to do, how to take on a heavier lift project and yet still offset ,risk and, you know, really, your unique indication model. [00:20:42] Sam Wilson: I think that's really cool the way that you've kind of turned this on its head. And yet at the same time, are really attracting investors to your deals in a unique way. So, and congrats on that one deal that you've taken from basically four and a half million to a 10 million deal in a very short period of time. That is super cool. If our listeners want to get in touch with you or learn more about you, what is the best way to do that?  [00:21:03] Ace Karimi: Social media is usually the best. Add me on Facebook, Ace Karimi, LinkedIn, Ace Karimi, and then on Instagram, @ace.Invest. That's it. I'm happy to provide the rest of the details to you. My email, if they have anything they want to talk about for sure.  [00:21:19] Sam Wilson: Certainly we'll put all that in the show notes. Ace, thanks for coming on the show today. Certainly appreciate it. [00:21:24] Ace Karimi: Sam. Thank you.

Welcome everybody! This is a very special show all about climate change and how you can teach and learn about this topic in your classroom or by yourself. Featuring Sara Do Carmo who explains the problems and solutions for how to make positive changes in your life and reduce your negative impact on our planet. Check out the full transcription here with audio: https://share.descript.com/view/dENryJEWs5n Sara's link: https://www.instagram.com/sara.docarmo/ References: Websearch and plant trees: https://www.ecosia.org/ Measure your carbon footprint: https://footprint.wwf.org.uk/#/questionnaire Offsetting your carbon footprint: https://www.goldstandard.org/our-story/gold-standard-offsetting-guide More references: https://www.iea.org/commentaries/the-carbon-footprint-of-streaming-video-fact-checking-the-headlines https://ourworldindata.org/greenhouse-gas-emissions-food https://www.greeneatz.com/foods-carbon-footprint.html https://www.theecoexperts.co.uk/home-hub/food-waste-facts-and-statistics https://bernardmarr.com/the-future-of-cars/

Subscribe to the show   Click here to  get your free copy of The Inner Voice of Trading audiobook.

Great to chat with Andreas Homer, Co-Founder & CEO at Aerial! Aerial is the app with the easiest, most accurate way to manage your carbon footprint and sustainable lifestyle! We discussed tracking your carbon emission with an app, offsetting options, NFTs, starting a company during the pandemic and more!https://carbotnic.com/aerial Download Podcast Here: https://plinkhq.com/i/1518148418Remember, If you want to support the podcast please rate and review 5 stars on  Apple, Thanks so much! James

In this podcast Owen Moulton, Key Account Manager, and Vineet Arora, Renewable Trader, talk about carbon offsetting, the role it plays in the transition to net-zero, and how you can go about offsetting your emissions.  

Some people find it bonkers to even think about investing in trailer homes. Understandably, trailer homes aren't the kind of investment people brag about in their clubhouses. But did you know that according to Green Street Advisors, a global real estate research firm, between 2004 and 2018, operating income from mobile home parks rose by 87%? In this episode of Wealth Science Podcast, Andrew Keel shares how he started out in mobile home parks, the reasons that outshine the stigma on mobile home parks, and how he changed his park management game by adding the right people onto the team. Outline of the episode: 1.     Offsetting monthly expenses with mobile home money 2.     Three reasons why mobile home parks are great investments 3.     What does park management look like? 4.     The statistics on self-storage and mobile home parks that you need to know 5.     How does Andrew Keel prepare for marathons? Catch up with Andrew Keel: https://www.andrewkeel.com/ (Website | Andrew Keel) Connect with your host Jesse Futia on: https://www.linkedin.com/in/jesse-f-ba54b9147/ (LinkedIn | Jesse) Futia https://www.facebook.com/jesse.futia/ (Facebook) | jesse.futia https://twitter.com/FutiaJesse (Twitter) | @FutiaJesse jesse@execequityinvesting.com Don't forget to connect with https://www.linkedin.com/company/wealth-science-podcast/ (Wealth Science on LinkedIn) Find out more about passive real estate investing by clicking http://www.execequityinvesting.com/ (here)! Interested in learning more about real estate investing? https://calendly.com/jessefutia/intro (Schedule a call with Jesse)! Want to get all the updates on the Wealth Science podcast? Click https://mailchi.mp/850d43b355bc/wealth-science (here) to join our newsletter! DISCLAIMER: On this platform, I share my thoughts, opinions, and own journey to financial freedom. I am not a CPA, attorney, or financial advisor. The content on this platform shall not be construed as tax or financial advice. It is your duty to verify all information yourself. I hope you enjoy all the free content as we continue to bring on amazing guests.

Join Health Affairs Insider.The health care industry is among the most carbon-intensive service sectors in the industrialized world. It is responsible for 4.4–4.6 percent of worldwide greenhouse gas emissions and similar fractions of toxic air pollutants, largely stemming from fossil fuel combustion.In the second episode of The Earth Disease, journalist Jared Downing explores ways that the health care industry is working to curb its carbon footprint.Jared produced this series in 2021 as part of the Health Affairs Podcast Fellowship Program.Guests on this episode include Dr. Ashish Jha, Bob Biggio from Boston Medical Center, Jeff Thompson formerly from the Gundersen Health System.At the time of this recording, Dr. Jha was the Dean of the Brown University School of Public Health. He is currently the White House COVID-19 Response Coordinator and Counselor to the President. The views represented in this podcast are his own.Works Cited: National Health Care Spending In 2020: Growth Driven By Federal Spending In Response To The COVID-19 Pandemic (Health Affairs) Health Care Pollution and Public Health Damage In The United States: An Update (Health Affairs) Sources of Greenhouse Gas Emissions (Environmental Protection Agency) Budget of the United States Government Music produced by Seth Kennedy.

Bitcoin and Ethereum offset yesterday's gains, tumbling back below key support levels as the tech-heavy Nasdaq slipped to its lowest level in a month. The largest coin by market cap, Bitcoin, fell 4.29% to US$38,740, while Ethereum lost 4% to US$2,874. Both coins are trading below their significant support levels of US$40,000 for Bitcoin and US$3,000 for Ethereum. Cryptocurrencies over the last year or so have increasingly mirrored the movements of the equity markets as investors and traders moved into the world of digital tokens.

The theme of Earth Day 2022 is “invest in our planet” — and can be seen as a direct call to businesses and investors to act on reducing their adverse environmental impact. In the lead-up to Earth Day, Jennifer Leitsch, Managing Director in the  Climate Change and Sustainability Services (CCaSS) practice at Ernst & Young, LLP, spoke to Cynthia Curtis, Senior Vice President for Sustainability at JLL, about the challenges and opportunities of ambitious net zero goals, and the actions the real estate and construction sector, a significant contributor to greenhouse gas emissions,[1] should take now to achieve them. Earth Day 2022's thematic shift from citizen activism to corporate action poses some important questions on industry actions and accountability. While carbon offsetting can often be described as one of the answers to a business's carbon emissions, it is unlikely to be the only solution. And as offsetting measurements come under increased scrutiny, how can proposals such as the “Carbon Credit Quality Initiative,” spearheaded by the World Wildlife Fund and the Environmental Defense Fund, help provide confidence in credible and verifiable offsets? The collaborations among organizations can be an important step toward reaching net zero emissions. Public-private partnerships, governments and long-term policy changes could also be important to building a low-carbon economy, and helping incentivize more green business practices that are both ethical and lucrative. Many industries are increasingly aware of the possibility to have a sustainable and thriving business. Cynthia and Jennifer discuss why it's time for businesses of all shapes and sizes to act: Tackling climate change has become less about individual activism and more about corporate action. Global ambitions of carbon neutrality have led to an increase in carbon offsetting, prompting a greater need for a standardized calculation system. Offsetting can be part of the solution. Market-based guidelines, such as carbon tax, could significantly accelerate change across global business. Public-private partnerships can be important in building the low-carbon economy. While the real estate and construction sector has lagged in setting ambitious emissions targets, third-party organizations could be important to supporting responsible growth in the sector. © 2021 Ernst & Young LLP

Introducing We Are Neutral and explaining Climate Correction's commitment to carbon neutrality. Offsetting your carbon footprint shouldn't be a one-time transaction. It's not meant to be a guilt-free write-off, but rather one piece of a much larger puzzle.

Carlos is primarily known today for his success as an entrepreneur in the real estate space, his massive output of positive and practical content on social media, and his coaching business, All In Nation, which he started to help other entrepreneurs find financial freedom through real estate in the same way that he did. Carlos came to the United States illegally as a little boy, led by his mother who worked two minimum wage jobs to support her young kids in their new life in the States. In our conversation, Carlos tells the story of making his way into the US. It's a crazy, inspiring, and humbling story to hear told. In 2014, Carlos decided to quit a 14 year corporate job to pursue the dream of building his own real estate investment company. To put it simply, this bet on himself paid off, as his company has scaled like crazy since then and has become a powerhouse in the real estate world And on top of his primary real estate business, Carlos also runs 31 other businesses, with 10 of those 31 gross over 7 figures per year. When you listen to Carlos speak you can feel the depth of his gratitude for the opportunity his mother gave him and the life he has built for his family. Carlos and his family are an amazing example of the American dream. But above it all, Carlos is an incredible man, husband, and father, and it was truly an honor to host him on the show. *** Get a free copy of Carlos's book at http://www.bestreibook.com (www.bestreibook.com) *** DISCUSSION POINTS Carlos's story on getting into the US (twice) Healing childhood trauma Discussing childhood trauma with his mom The courage to face trauma Importance of effective communication  Taking ownership in disagreements Taking ownership of the outcome you want What life are you working towards? Offsetting as the method for work life balance Being the dad you wish you had Your habits create your life Amazing Bruce Lee quote Book recommendation - “Secrets of the Millionaire Mind” What Carlos is the most proud of LINKS www.officialcarlosreyes.com www.allinnation.com IG: @carlosreyes Free copy of Carlos's Book: www.bestreibook.com

Saskia Griffiths-Moore is an exceptionally talented folk singer, songwriter and musician. Our Tracey & Simon West caught up with Saskia earlier today for a spot of homemade vegan lasagne ahead of her performances at The Pilot Boat & The Marine Theatre, & also to organise the carbon offsetting of her latest album, 'Night and Day'. You can find out more about the work we do by visiting wordforest.org

Hallo und herzlich Willkommen zum beim Tech & Trees Podcast - dieses Mal habe ich den guten Joel Tasche an der Strippe. Joel ist der Mitgründer und CEO von CleanHub. Mit seinem Team werkelt er an einer Lösung, um Plastik von den Weltmeeren fernzuhalten. Konkret bietet er mit CleanHub eine den Carbon Credits ähnliche Plastic-Offsetting-Lösung an. Wir sprechen also darüber wie genau das funktioniert. Ich hab Joel als sehr nachdenklichen Menschen erlebt. Er ist sich über die Stärken und Schwächen seines Modells bewusst. Er versucht immer eine strukturelle Sicht auf das Plastikproblem zu vermitteln, anstatt den Fokus auf punktuelle Lösungen zu legen. Er hat mir nicht nur erzählt, welche Probleme CleanHub löst und in der Zukunft lösen will, sondern auch welche Initiativen es aber auch links und rechts braucht. Systemischer Wandel kommt wie ich hier eben nicht von isolierten Maßnahmen, sondern entsteht aus verschiedenen Ansatzpunkten heraus. Joel hat die ein oder andere Anekdote von seinen Asienreisen mitgebracht und verbindet somit das Emotionale mit dem Sachlichen. Jetzt also ein erster Schritt in Richtung Lösung des Plastikproblems mit Joel Tasche von CleanHub.   Keywords: CleanHub, Joel Tasche, Plastikverschmutzung, Startup, Offsetting, Carbon Credits, Plastik, Ozeane, systemischer Wandel

Myles Allen, Professor of Geosystem Science at the University of Oxford and Director of theOxford Net Zero initiative, discusses the controversy over carbon offsets and how the OxfordOffsetting Principles can help organizations reduce risk and improve transparency in their use of carbon offsets to support their net zero goals. Myles also talks about what the University of Oxford is doing to address its own emissions, and shares the advice he gives his students interested in embarking on climate change careers. For transcripts and other resources, visit; climaterising.org. Guest: Myles Allen, Professor of Geosystem Science in the School of Geography and the Environment and Department of Physics at the University of Oxford, and Director of the Oxford Net Zero initiative.

In this episode, we spoke to Christian, the CEO of Precycle. Precycle allows a brand or individual to offset their plastic footprint through plastic credits. We discussed how this is tackling the plastic crisis and the application of their triple impact plan - social, economic and environmental. More of Precycle: precycle.today Instagram: @precycle.today More of Sustainability Speaks: sustainabilityspeaks.co.uk Instagram: @sustainabilityspeaks.uk

Building unity to revoke Haman's decree. Ely's Fine Foods Serving the Toronto Jewish community for over 25 years. Experience the difference!Dorplex Entry Systems With over 30 years experience, we build entry doors that are built to last and protect your family.Support the show (https://www.paypal.com/cgi-bin/webscr?cmd=_s-xclick&hosted_button_id=DB9GZ7TJG8T36&source=url)

Since 2011, vast masses of the free-floating algae Sargassum have been washing ashore on Caribbean beaches – some leaving coastlines three-feet deep in seaweed. When it isn't rotting on beaches, Sargassum has incredible properties and could fuel an entire new blue economy. The Sargassum Podcast aims to cure marine science blindness by providing listeners with an in-depth look into how sargassum impacts local communities, coastal biomes, and the world at large – and how we can harvest it to build a diversified blue economy. Join us today as we talk to Dr. Shelly-Ann Cox, an experienced ocean professional and fisheries management specialist. She holds an interdisciplinary Ph.D. in Natural Resource Management from the UWI Cave Hill Campus, and a BSc (Hons) in Environmental and Natural Resource Management with Marine Biology from the UWI St. Augustine Campus. Shelly-Ann has ten years' experience in applied interdisciplinary climate-related research and fisheries management research. Listen to The Sargassum Podcast's latest episode to hear about: -Introduction to Shelly-Ann Cox: 2:14 -What sargassum means for Shelly-Ann and her community: 3:40 -The impact of sargassum on dolphinfish and flying fish landings: 7:30 -Sustainable fishing, marine catching, and marine reproduction cycles: 10:30 -Fishers, sargassum, and creating tracking mechanisms for sargassum drift: 11:15 -Blue Shell Productions and fisheries management consulting: 18:10 -Blue guerrilla marketing and blue weddings: 22:55 -Offsetting carbon emissions with blue-conscious events: 29:07 -Wrap-up and debrief: 35:00 And from our team, welcome to #SargassumSeason2! Learn more about Dr. Shelly-Ann Cox: Facebook Linkedin Instagram Website Research gate Sargassum outlook bulletin We love to hear from you, feel free to drop us an email to SargassumPodcast@gmx.net, Connect with us on social media: Facebook Twitter Instagram LinkedIn Can't get enough? Become one of our patrons for as little as $1 a month. Patrons get to submit questions to us prior to the interviews that we will then ask our guests. We are grateful for each supporter and look forward to connecting with you.

Dave and Justin sit down with Senator Josh Kimbrell (Spartanburg) to discuss a new tax reform bill that was introduced in the SC Senate on Thursday morning.What does this do for you? And why is this tax cut so important for a biblical worldview?Follow Palmetto Family on Facebook, Instagram and Twitter.Download the Palmetto Family Council App from your App Store today!

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What happens when the Hunter becomes the hunted? Join us today for Richard Connell's classic short story "The Most Dangerous Game!"Richard Connell's "The Most Dangerous Game" and published in 1924 in The Saturday Evening Post and was adapted into a film of the same name in 1932, starring Joel McCrea, Fay Wray, and Leslie Banks. He began his writing career when he was 13 years old when he covered a local murder trial for his father's newspaper in Poughkeepsie, New York in 1906. By the age of 15, he was a seasoned crime and sports reporter. His father became a Congressman and Richard then attended Harvard and went on to serve a year in France during World War One where he edited a camp newspaper called “Gas Attack.” When he came back to America, he got married and moved to Hollywood where he worked on many projects, his most notable being “Meet John Doe” in 1941.    John Bell is our narrator and he is also the writer, producer, and actor on the award-winning "Bell's in the Batfry" podcast, which can be found at http://thebatfry.libsyn.com/We are always looking forward to discovering our next writer, so if you are interested in contributing, please send us your short story of fewer than 5,000 words to cathy@widowmakerindustries.com Looking for your next book? Check out this review of the 1st book in the C. Mack Lewis's Fallen Angels Series, Gunning for Angels:   Top reviews from the United StatesWilliam E. Wallace5.0 out of 5 stars C. Mack Lewis is on the Side of the Angels in Her Debut NovelPrivate eye Jack Fox has a problem. He just can't seem to keep his business end inside his pants, and winds up flopping into the sack with just about every female he meets.But his overactive libido isn't Jack's real challenge. The thing that is turning his life inside out is the fact that Enid, the daughter that resulted from one of those one-night stands sixteen years earlier, has run away from her alcoholic mother and taken the Greyhound to Phoenix looking for the father she only recently learned she had.For his part, Jack didn't even know Enid existed.This is the situation at the beginning of “Gunning for Angels,” a fast-moving detective yarn by Lewis, a New Jersey native transplanted to Scottsdale, Arizona, who deftly juggles plot twists, humor and mayhem in this enjoyable debut novel.The story involves unwanted children and a few that are wanted far too much for comfort.Lewis's character, Jack Fox, is a solo operator working out of a hole-in-the-wall office staffed only by his secretary receptionist.A Lothario from the get-go, Fox is described by Lewis as "not handsome enough for Hollywood but too handsome for his own good." Practically the only women in the story he doesn't get between his sheets are his daughter and the receptionist.This lust-struck peeper is between clients when Enid, the result of his blast in the past, walks into his office, coat-tailing on a woman who wants to hire him to identify her birth mom.Eventually the two enter into an uneasy alliance. Jack, who was rejected by his own birth father, a cop and bigamist, can't seem to work past his guilt at having a teenage daughter he's never met. Enid, who is used to cleaning up her drunken mother's messes, is distraught by her abandonment.Despite their mutual distrust and fear, they join forces and struggle to come to grips with what seems to be a simple parental abandonment case but turns out to involve trafficking in child prostitutes, pedophilia and fraud.Oh, yes: and murder; lots of murder.The basic plot of Lewis's book is pretty grim stuff, but she manages to serve it up with dashes of wit that leaven the violent and gruesome nature of the story. Just when you are beginning to think that Fox is a competent investigator and all-around cool guy, he hits a banana peel and does a pratfall – usually with his newly-acquired daughter looking on.Case in point: in one scene Jack is boffing a client while Enid who has managed to sneak into the bedroom before him, hides in the closet, trying to keep from blowing her lunch. Good times!And unlike the female partners in many detective yarns, Enid doesn't exist just to be menaced by the villains. She is manhandled, abused and subjected to violence in the novel, but manages to escape on her own. In fact, she does at least as much to solve the mystery and obtain justice as her gumshoe dad does.The characters in the book are all colorful and neatly rendered, particularly Jack and Enid. Unfortunately, as is the case with many novels these days, this one could have benefitted by a final editing pass to eliminate some of its tendency toward repetition. For example, at the beginning of the book, a death scene is described in which a “baby's fist spasmodically beat[s] against the dead woman's face, splattering rips and reams of blood in every direction of the tiny kitchen.”Nearly three quarters of the way through the book, Jack finds the corpse described in the initial passage and picks up the infant, whose “tiny fists beat against him, splattering rips and reams of blood across his face as she wailed at full volume.”I like the phrasing, but that's a few too many rips and reams of blood being splattered for my comfort.These are minor points, however. Offsetting them is the fact that Lewis has laced her novel with really fine writing that shows her eye for the telling detail and a facility for original language. It would have been easy to sketch the plot in a series of clichés, using tired metaphors hundreds of other authors have used before. Instead, Lewis opted for originality and flare.For instance, only a couple of sentences into her novel she gives us:“Eyes full of empty stared upward as she lay sprawled out like some grotesque pin-up girl. An all-American beauty served up on cheap linoleum, a Jackson Pollock canvas of bullet holes and blood spatter.”“Eyes full of empty;” “A Jackson Pollock canvas of bullet holes and blood splatter;” Now that's writing. An author capable of turning two phrases like that in a single paragraph knows what she's doing. What's more, Lewis does it over and over again in spinning out her story.She's on top of things from the very beginning. I'm looking forward to her next novel already.Read a sample of Gunning for Angels now (also available on Audible):https://read.amazon.com/kp/embed?asin=B00I84NSE0&preview=newtab&linkCode=kpe&ref_=cm_sw_r_kb_dp_PW1M5AAVMJ81S3AEJ4X9&tag=podiat_ad2-20 

On average, everything you are buying today costs 7% more than it did a year ago. In this show of the Young Lawyer Rising Podcast, financial speaker-writer-consultant Eric Rosenberg joins host Mathew Kerbis to discuss the effects of rising inflation and how best to beat these effects through good investment decisions and mitigated risk. Learn how to fine tune your portfolio to offset inflation and weather whatever the markets throw at you! Special thanks to our sponsor, The Velvet Hammer.

On average, everything you are buying today costs 7% more than it did a year ago. In this show of the Young Lawyer Rising Podcast, financial speaker-writer-consultant Eric Rosenberg joins host Mathew Kerbis to discuss the effects of rising inflation and how best to beat these effects through good investment decisions and mitigated risk. Learn how to fine tune your portfolio to offset inflation and weather whatever the markets throw at you! Special thanks to our sponsor, The Velvet Hammer.

Welcome to The Nonlinear Library, where we use Text-to-Speech software to convert the best writing from the Rationalist and EA communities into audio. This is: Demand offsetting , published by paulfchristiano on the AI Alignment Forum. For the last few years I've been avoiding factory farmed eggs because I think they involve a lot of unnecessary suffering. I'm hesitant to be part of that even if it's not a big deal on utilitarian grounds. This is a pain since factory-farmed eggs are used all over the place (e.g. in ice cream, pastries, pasta.). I'd prefer just spend a bit of money and not think too much about what I eat. In this post I'll describe a possible offsetting strategy that I think is unusually robust and should be satisfying for many moral perspectives. The same proposal would also apply to many other animal products and potentially to the environmental impacts of consumption. Proposal I think it's possible to produce humane eggs where hens have positive lives and nothing horrifying happens to anyone. So my ideal would be to buy and use humane eggs. But this is tough since most of the time I'm eating eggs that someone else used as an ingredient (and even when I'm using them myself acquiring really humane eggs is kind of a pain). So here's an alternative that seems easier and just as good: Some people raise humane eggs. They sell these on the wholesale market as if they were totally normal eggs. An inspector verifies that hens are treated extremely well and that they have sold N eggs on the wholesale market. The inspector issues N “humane egg” certificates to the producer. The producer sells these certificates in an online marketplace in order to cover the extra costs of humane eggs. Whenever I eat an egg, I buy a humane egg certificate to go with it. Analysis If I buy an egg and a humane egg certificate, what is the net effect on the world? Buying the egg increased demand for eggs. If I hadn't also bought a certificate, that would indirectly cause someone to make one more factory-farmed egg. Buying the positive-welfare certificate means that someone sold a wholesale egg on my behalf and increased the supply of eggs. If I hadn't also bought an egg, that would indirectly cause someone to make one less factory-farmed egg. So my net effect on factory farmed eggs is zero. It's as if I was making my own positive-welfare egg and eating it, with no effect on how many factory-farmed eggs other people make or eat. (In reality both of these actions will have other effects, e.g. causing other people to eat more or fewer eggs, but I think they still cancel out perfectly.) This is an unusually pure form of offsetting. I'm ensuring that every hen who comes into existence because of me is living a positive life. Put differently, buying eggs only hurt hens via some indirect market effects, and I'm now offsetting my harm at that level before it turns into any actual harm to a hen. I think this form of offsetting is acceptable on a very broad range of moral perspectives (practically any perspective that is comfortable with humane eggs themselves). Cost to the consumer I'd guess that positive welfare eggs cost something like 3x more than typical eggs. For example I think Vital Farms sells eggs for around $6/dozen vs $2/dozen for more typical eggs. So for each $1 that I would spend on eggs, I'd need to spend $2 to buy an egg-offset certificate. I haven't looked into it but I could imagine wanting to go even higher to have a margin of error and shoot for even higher welfare standards. Let's call it $0.50/egg, suggesting a 4-5x markup over typical eggs. (I'm also not sure about relative egg sizes and didn't look into prices very precisely, for me personally the numbers are low enough that it doesn't matter too much even if being conservative.) How much would that cost in practice? Here are some estimates from quick googling of recipes: $0.03 for a croissant (16 croissants / egg)

Dr. Nupur Mehta, internal medicine physician, co-founder of Heyday Health, shares how his company and the healthcare industry can do better in providing services for the 3Ps:  Providers, Payers, and Patients. More about our guest:Dr. Nupur Mehta is an internal medicine physician dedicated to improving the quality of life and wellbeing of all patients but especially older adults. He has spent his career innovating within the healthcare industry to align incentives between patients, providers, and healthcare payors. Most recently, he co-founded Heyday Health, a virtual first primary care start-up practice dedicated to meeting the needs of older adults. The unique challenges identified during the COVID-19 pandemic have generated significant opportunities to improve patient outcomes and experience while reducing costs, and organizations like Heyday Health are innovating rapidly to shift the delivery model to refocus on the needs of patients. When he's not trying to fix healthcare, you can find him on the tennis court, in front of the stove/grill, or chasing after his two daughters.------------------------------------------------------------Episode Guide:1:44 - What Is Innovation2:43 - Consumer back view of innovation  3:02 - 3Ps: Providers, Payers, and Patients5:21 - USA: Health care = Sick care7:40 - 'External' light on the process: Innovation and Collaboration10:38 - Opacity from providers and high healthcare costs12:03 - Provider internal change: motivators beyond altruism13:18 - 'Global' budget for proactive vs reactive response to healthcare16:39 - Offsetting incentive to invest in 'sick care'20:57 - Altruism in the current medical field22:59 - 2 year difference in healthcare: COVID changes24:25 - Reliance on face-to-face patient care27:35 - New model on 'being able to do what's right for patients more often'29:07 - 25 mins of conversation vs 5 mins of examination  30:07 - Physical exam in practice31:54 - Local service coverage33:19 - Advice to Innovators--------------------------OUTLAST Consulting offers professional development and strategic advisory services in the areas of innovation and diversity management.

Summary: This is a mindset video for investors to get the gears turning on how to approach taxes.

How do we begin to address the insurmountable plastic pollution problem? What is plastic offsetting and is it a viable solution? And should we be buying recycled ocean plastic clothing? Big questions that we are deep diving into with Tom Peacock-Nazil, founder of Seven Clean Seas - on a mission to clean up our oceans from plastic pollution. In this episode, we deep dive into being an accidental environmentalist, the scale of plastic pollution in our oceans and the trajectory we're on if things don't change, what plastic offsetting is and where individuals and companies can put their effort. It's time to live wide awake. Stay connected with Tom Website: https://www.sevencleanseas.com/ Instagram: https://www.instagram.com/sevencleanseas/ | https://www.instagram.com/tomcleans/ Stay connected & support the show Instagram: http://instagram.com/livewideawake Support: If you enjoyed the show do consider making a contribution so we can keep having conscious conversations - https://www.patreon.com/livewideawake Reach out: hola@stephldickson.com Resources Breaking The Plastic Wave | Research paper by PEW Mindset Mentor | Podcast

Mimi Tran Zambetti is a co-founder at Wren, a Public Benefit Corporation dedicated to helping end the climate crisis. Wren is a website that lets you calculate your carbon footprint and easily fund tree planting and rainforest conservation to offset your carbon footprint. Mimi and her two co-founders launched Wren in 2019, and have since participated in YCombinator's Summer 2019 batch. Mimi and Nathan grapple with a couple of the hardest questions a sustainability minded person can ask of themselves: What can one singular person do to save the environment? And how much responsibility do I hold for each bit of carbon I emit? As they explore these and other questions, Nathan and Mimi touch on values, start up life, and the potential for positive monetary value for carbon sinks. You can get in touch with Mimi on LinkedIn or by email, mimi@projectwren.com. Keep up with the show by following The Net Zero Life on Twitter, Instagram and Clubhouse (@thenetzerolife).  You can also get in touch at www.thenetzerolife.com or via email at nathan@thenetzerolife.com.

Hear how Reforest The Tropics carbon offset reforestation projects in Costa Rica are helping U.S emitters offset their footprints.