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Keith welcomes back Todd Drowlette, star of A&E's The Real Estate Commission, to help demystify commercial real estate for residential investors.  They explore which sectors are most resilient to disruption from AI, automation, and Amazon, why certain office and warehouse assets still work, and how service-based retail like nail salons and quick-service restaurants can offer durable returns.  Todd breaks down the basics and advantages of triple net (NNN) leases, key considerations in office-to-residential conversions, and how rising interest rates are reshaping commercial deals.  He also shares negotiation tactics from large commercial transactions that investors can immediately apply to their next rental property purchase. Episode Page: GetRichEducation.com/616 For access to properties or free help with a GRE Investment Coach, start here: GREmarketplace.com GRE Free Investment Coaching: GREinvestmentcoach.com Get mortgage loans for investment property: RidgeLendingGroup.com or call 855-74-RIDGE  or e-mail: info@RidgeLendingGroup.com Invest with Freedom Family Investments.  For predictable 10-12% quarterly returns, visit FreedomFamilyInvestments.com/GRE or text  FAMILY to 66866  Unlock truly passive real estate income—visit flockhomes.com/GRE today to see if your properties qualify for a 721 exchange with Flock Homes. To get in the best physical, mental, and professional shape of your life, go to DanielThomasHind.com and apply for Daniel's intensive 1-on-1 coaching for burnt-out entrepreneurs and executives. Will you please leave a review for the show? I'd be grateful. Search "how to leave an Apple Podcasts review"  For advertising inquiries, visit: GetRichEducation.com/ad Best Financial Education: GetRichEducation.com Get our wealth-building newsletter free— GREletter.com  Our YouTube Channel: www.youtube.com/c/GetRichEducation Follow us on Instagram: @getricheducation Complete episode transcript:   Keith Weinhold  0:01   Welcome to GRE. I'm your host Keith Weinhold. We're talking with the star of the A&E show, the Real Estate Commission today. What real estate sectors are safe from AI, robots, and Amazon disruption? How many deals on the commercial side are still going to implode due to mortgage rates resetting higher? And some of the best negotiation techniques from $100 million deals that you can use in your own deals, and more today on Get Rich Education. You know, Mid South Homebuyers, that top Memphis turnkey provider. I learned that a secret weapon behind their explosive growth is more than just you buying their properties. It's an executive coach. For nine years now, their CEO Terry Kerr and his COO Pat Nix have worked privately with a coach who I've now learned from too, and he doesn't market himself online anywhere. After 12 years behind the scenes, that coach is now making himself available exclusively for GRE listeners, his name is Daniel Thomas Hind. If you're a hard-charging business owner or investor who wants to get in the best shape of your life, physically, mentally, and professionally, you can fill out an application for a free consult. This is private one-on-one coaching for those willing to go to uncommon lengths to achieve uncommon results. Thanks to Daniel, we've all become better leaders, better operators, and better men. It started by showing up for ourselves. Now it's your turn. Go to DanielThomashHind.com. H-I-N-D. That's DanielThomashHind.com and sign up before spots fill. What if you got your mortgage loans the same place I get mine? You sure can at Ridge Lending Group NMLS 42056 They provided GRE listeners with more loans than anyone because Ridge specializes in investment property. They'll help you build a long-term plan for growing your real estate empire with leverage. Start your prequal and even chat directly with President Caeli Ridge. While it's on your mind, start at ridgelendinggroup.com. That's ridgelendinggroup.com.   Speaker 1  2:19   You're listening to the show that has created more financial freedom than nearly any show in the world. This is Get Rich Education.   Keith Weinhold  2:35   Welcome to GRE from Peoria, Illinois to Peoria, Arizona, and across 188 world nations. I'm Keith Weinhold, and you're listening to Get Rich Education. Though we're a show centered on how to build wealth through residential real estate investing, today we're talking mostly about the commercial side with a guest that's more comfortable investing in commercial real estate than he is residential. We'll learn why. He is the star of the new real estate show called the Real Estate Commission that airs on A&E Network. Todd Drowlette, because he was here with us last year shortly before the show debuted, and he had so many interesting things to tell us then. That's why he's back. Now we know that residential real estate is positioned well at surviving the boom in artificial intelligence's influence because everybody still needs a place to live. You can't download a kitchen or living room, and a chatbot can't replace a roof. But some types of commercial real estate are vulnerable to AI. I'm going to ask Todd which types and businesses are the most resilient to survive AI, robots, and Amazon, because there surely are some. He does a good job of making commercial real estate approachable to those that have never invested in it before.   Keith Weinhold  3:59   Contrary to the narrative, he also likes to talk about why office real estate is not dead. Occupying both worlds, I will ask him about office to residential conversions and also get his take on what is happening with commercial loans because apartment investors have been feeling the pain ever since mortgage rates doubled and nearly tripled in 2022. I'll ask about commercial loans blowing up and just how much more of that is expected to happen because the pain is certainly not over there. Let's meet this week's guest. A series on A and E Television and streaming launched last year called The Real Estate Commission, and it's going well enough that it's gearing up for season two. The star of that show is with us today. He was with us last year just before the show debuted, and that's when he shared all kinds of interesting insights with us, like why. A gas station is on a certain side of the road. He's perhaps the most prolific commercial real estate broker in the nation. He's managing director at Titan Commercial Realty Group in New York, closing deals totaling over $2 billion all across commercial real estate sectors. He's represented everyone from local startups to national reits. Hey, welcome back to Get Rich Education, Todd Drowlette.   Todd Drowlette  5:26   Thank you so much for having me back. I appreciate it. It's always great to talk to you.   Keith Weinhold  5:30   Yeah, same. It was so interesting when you were here last year, and I do want to ask you about how it's going with the A and E show later. Most of our listeners own single family rentals or small multifamily, and I think the commercial side, Todd. Frankly, it it intimidates some people. I know I've thought of it that way before. What are some of the misconceptions that the residential side seems to have about the commercial side?   Todd Drowlette  5:56   So a big misconception is that you have to be smart to do it. You certainly do not. A lot of people also think you have to already be a multimillionaire to do it, right? So the same way with residential, there's levels to it. There's levels to commercial real estate. So I say there's pros and cons, right? So in commercial real estate, if you have an office building or a shopping center or a ground lease, you rent to a McDonald's, whatever. You don't get phone calls at two in the morning saying my hot water tank just exploded, my furnace isn't working. So you still get property management calls, but they're typically from you know Monday through Friday, nine to five type of thing, and you don't need millions of dollars. People think you do. It's like you can buy a small two or three tenant office building or a two or three tenant retail shopping center, maybe something has a nail salon, hair salon in it. Depending on the market you're in, that could be a couple $100,000 to buy. If you're in a tertiary town in the United States, if you're in a major metro, it could be a million, 2  million bucks. But the rent is commiserate with what you're paying. So if you can make an 8 or 10% return, a lot of banks will finance startup people as long they're looking in commercial at the quality of the tenant and what the lease is. So you could have no experience, but if you're going to rent to a Hertz rental car, a Starbucks, a McDonald's, even if you personally have like say a 750 credit score, it's decent. It's not a perfect credit score, but you're financeable. They're lending in commercial real estate based on the credit and the length of the leases, not necessarily on your own financials. And a lot of people don't realize that, and they think, "Oh, bank's never going to approve me because I've never done commercial real estate before. Well, nobody's ever done anything until they do it, right? So as long as you start small, banks will lend to people, you know, on smaller things, there's a ton of pros to being in commercial real estate compared to residential. There's less competition. It's easier to repeat deals because once you know one tenant's looking for something, then you can find the next thing they're looking for, and it's a small knit group. You know, if there's 3 million real estate agents in the United States, I would say across the entire country, maybe 10,000 of us are commercial real estate agents.   Keith Weinhold  8:05   Yeah.   Todd Drowlette  8:06   So if you get into commercial, once you get into that network of people with a deal with the tenants and the whatever, you know, if you're in, you're in. If you're out, you're out. That was a very long answer to a very short question.   Keith Weinhold  8:16   Well, some people even have one of the same hangups about residential real estate investing-they think just to buy income property takes an awful lot of money, not realizing you can start with a single-family home of less than 300k or even less than 200k still today and make a small down payment on it. And you know, Todd, I think one thing that refines commercial real estate for some people and piques interest among residential investors is one of the first things that they learn when they're finding out about commercial real estate investing is the triple net lease. Oftentimes, you see that abbreviated NNN out there, and how that can make things somewhat more hands off for that commercial real estate investor. So, can you tell us about triple net leases?   Todd Drowlette  9:00   I sure can. Number one, the funny thing about triple net leases: none of the three things the N's represent start with an N. So your triple nets are literally your real estate taxes, your insurance, and your commonary maintenance. None of which start with an N. Yet it's called N N N.   Keith Weinhold  9:14   It's kind of like reading, writing, and arithmetic. The 3r is what only one of them starts with an R. It's a terrible acronym, but yes.   Todd Drowlette  9:22   Exactly. So there's different types of triple net properties. So essentially, a triple net property, unlike most residential, where you're responsible, you get X amount of rent, and then out of that rent for your income, you're going to subtract out your school tax, your property tax, your property insurance, liability insurance, you know, snow plowing, lawn mowing, all that type of stuff, right? So triple net properties, you have absolute net properties, which is the best thing you can own from a landlord's perspective. Those are things that are called absolute ground leases or an absolute net lease. Typically, you'll see those in like many gas stations. Will be that a lot of McDonald's. Deals are that where essentially you own a piece of property, you buy a piece of property, and you go here. You have X amount of time to put your building up, do construction, get your approvals. You're going to pay me X per month in a ground rent. You build your own building, you own your own building, you're responsible for it, and I just own the dirt. And those are typically 10 to 20 year leases with options. The downside of a triple net ground lease is you can't depreciate anything because it's just ground, right? So you don't get the depreciation you get with other properties, but you have no risk other than the credit of the tenant. So if you're signing a lease with the United States Postal Service and it's the federal government, you know you're getting that. Those will trade typically about one percentage point higher than U.S. Treasuries because there's very, very little risk in it. But there is some risk, so as an investor, you need a little bit better return than the guarantee of a U.S. Treasury.   Todd Drowlette  10:54   Then you have roof and structure triple net properties, where basically, okay, the roof and the structure I'm responsible for as the landlord. Anything inside of that, or you're responsible for, and then the tenants pay the proportionate share of, like I said, the taxes, the snow plowing, whatever. If that's a multi-tenant building, then you run the risk. Oh, tenant moves out as the landlord, you got to pick up that percentage. If if you have a 10,000 foot building and someone's in 2000 feet and they move out, well, now you're responsible for 20% of that tax and CAM and insurance bill until you replace it with a new tenant. But typically, if you're investing in small strip centers, smaller office buildings, which people say office is dead, I've made a fortune in office. Office is not dead. You just have to own the right office in the right place. A lot of downtown offices are dead, where they're moving to the suburbs for drugs and a lot of other issues. But typically, you know, strip centers today, people are buying those for 8% returns to as much as 10, 12% and a lot of times they're vacancy. That's upside you can add into it as well. But again, these are all things that you can get into for a couple $100,000 down, and there's way more room for error than people think there is. As long as you have a professional that's looking at the lease for you before you buy it, you know you just want to make sure the guarantee is on the lease that you have corporate guarantees. But typically, if a bank will finance it, they're also looking at that. But it's not as scary as people think it is, and it's really a strong alternative to investing in single-family homes. Not that I'm knocking single-family homes. There's pros and cons to literally everything you do in life, as you know. 100.   Keith Weinhold  12:28   A triple net lease, where in commercial property the tenant covers three main expenses or nets: property taxes, insurance, and the maintenance and repairs. And in a lot of the situations, like Todd is describing, that really leaves landlords responsible for little more than the mortgage, really increasing the passivity here. And you know, tenants that are willing to shoulder a triple net lease, I don't think of them as taking on those extra costs for nothing. I think about it is in exchange, tenants typically pay lower rent then, and the tenant also gets more control over the property in a triple net arrangement.   Todd Drowlette  13:08   That's a generally safe thing to say, but I hate saying this. I can't believe I'm even saying this, but you know they say location, location, location. So it really depends on the market. The biggest mistake people make to go, oh, I get asked all the time, should I invest in land? I'm like, hell no, raw land. I go when I develop stuff, I have a use for it. Once I get the approvals, then I'll close and buy the land. Land banking stuff and just going and buying land and hoping it goes up in value. I have a number one rule that I always say to people, and it's anytime you can buy $1 for 50 cents, you buy it, but you don't buy property for $1 hoping it goes to $2 because there's no guarantee that that'll happen. In raw land, you know you have a guaranteed. You're paying taxes every year, so just paying taxes on something that's also not returning you anything is a terrible investment, in my opinion. You're speculating. If you want to speculate, just go to the casino, play roulette, pick black or red, and you have roughly a 50-50 shop minus the three greens, but there's a lot easier ways to make money than buying raw land. But shopping centers, triple net properties, there's definitely ways for people to get into that that are much lower risk, and they're not as scary as you'd think. And many banks will finance them.   Keith Weinhold  14:18   Now, if you had to buy one commercial asset today, what would that be? I know that might depend on some factors, but generally, I've got to say, industrial comes to mind for me as one of the hottest commercial real estate asset classes in quite a while.   Todd Drowlette  14:32   So I would pick two strategies. One would be high bay warehouse, whether it's specifically industrial or just warehouse, but things with high ceilings, open floor plans, like you know, a 20,000 foot warehouse, 30,000 feet, something in that range, that a lot of people want that type of use. Warehouse rents have been increasing way faster than office or retail rents have been in the same markets. And as things get more and more automated, you still need to ship stuff. You still need to. Stuff you still need to get things to people's houses, so with the whole AI boom and the crazy things that are happening, I think there's going to be a lot fewer people with jobs sooner than people realize. But I do think the warehouse is a good thing to be invested in, especially if it's on main streets. It could be retail, could be warehouse, could be whatever. The second thing I'll say that's very low risk are any businesses that Amazon can't compete with you for. So, a small strip center that's two or three tenants, that's a hair salon, a nail salon, service type business, retail tenants, because it's a turnover business. So, like nail salons, they're never going to come to your house and do your nails unless you're a billionaire, because they can make more money with people coming to them in back-to-back appointments. So any type of service business tenant that you can have, and typically nail salons, hair salons, they don't usually go out completely. Usually, if they don't want to do it anymore, they'll sell the business to somebody else, and you keep a tenant. From an ownership standpoint, there's very low turnover and having to pay new brokerage fees or do give tenant fit-ups or free rent to like get their business up and running. So I would either go high bay warehouse with loading docks like 18 foot, 20 foot or higher ceilings, open floor plans, overhead doors, 20, 30,000 square feet, or two or three tenant strip malls with high traffic counts, good suburban locations that have service type businesses. Those are your two. Would be very hard to lose as long as you don't overpay when you buy them.   Keith Weinhold  16:25   This is such an interesting thing to say when you think about a resilient business, something that can't easily be disrupted by AI or Amazon, which something like a nail salon would fit into. Tell us about some of those other types that might fit into a small retail center that are resilient that way.   Todd Drowlette  16:45   End caps, so any kind of like a Popeyes, a McDonald's, anything that's drive-through or food. Even you're starting to see, you know, the Tesla robots, and you're seeing more and more of that. However, people will still buy the food. So whether the employees are actually still in there, it's all robots. They still physically need a place that's close and convenient for people to drive to, or even the food delivery apps. Like a lot of the retail restaurants now are telling me 30, 40% of their orders are delivery through like Uber Eats and whatever. But those are great tenants to have because they're still making money, and as the world's changing, they're adapting. And I want tenants that adapt to the changing world. And honestly, they can afford to pay more. This is terrible. But from a strictly landlord perspective, the fewer employees they have, you don't have workers' comp claims, you don't have the insurance, you don't have all those things. The more you can afford to pay rent to landlords. So as the world's changing, those type of retail, small strip centers, end caps, fast food, QSR type food, quick serve retail. Those are definitely things that I would be considering if I was someone getting into this, and they're things that I also own. So I always recommend what I would do myself.   Keith Weinhold  17:55   Right, and with that commercial tenant, if they're serving fast food, yes, it's not like their customer has to physically show up there at that business for that business to thrive.   Todd Drowlette  18:06   And actually, if you have them as a tenant, because of the delivery, like with a drive-through, you're typically only working off one or two miles. But Uber Eats or these other meal services, they're now going out five, six, even seven miles in some places. So that actually means their sales could be higher. And another thing I didn't mention, but now I'm thinking, a lot of restaurant tenants will pay a percentage rent. So actually, as their sales go up, even though there's not more infrastructure, you know, strains from more customers coming in and out of your property, as they're doing the meal delivery, you're actually potentially be getting cut of that as a landlord with percentage rent, which is a thing that doesn't exist in residential real estate, obviously, there's multiple streams of income for triple net properties at times when you have percentage rent that doesn't exist in warehouse, where it's in retail. It doesn't exist in office, doesn't exist in warehouse, doesn't exist in residential. So that can be a nice bonus, and you see that with supermarkets, restaurants, different types of retailers pay percentage run.   Keith Weinhold  19:05   Okay, so in a sense, Todd, we've been talking about going against the flow, if you will, in being in businesses that are resilient toward disruption from AI or Amazon. But while we're talking about industrial real estate, warehouses do come to mind for me soon afterward, I think generations ago maybe industrial had the connotation of a dirty factory. But today, when I think about warehouses, I think about Amazon fulfillment centers or AI data centers. So, what is the business like for investing in those sort of warehouse deals, and how do those deals even get put together for these warehouse types.   Todd Drowlette  19:42   So you have two types. So you have people who do spec building. So there's guys that will go out and say, "Hey, I'm in the warehousing business, and they'll go through. They'll get approvals and they'll say they'll buy 10 acres, 20 acres, 30 acres, and they'll say, "Okay, we're going to." Put I'm making this up. 500,000 square feet of warehouse on this. They'll go get approved, but they basically will put up a spec building of 40,000 50,000 feet, and then they'll lease it. Depending how long it takes them to lease it, then they'll build the next one. Once you kind of have one building up, it's much easier to prelease. If you just have a piece of dirt and say, hey, I'm going to do a warehouse building here. Unless you have a direct in specifically with Amazon, and they're like, hey, we need to be in Skoda, New York, you know, at this exit within 10 miles of that. And it's like anything. Once you do something for someone once, they're working across the whole country. So if you're particularly good in a specific region as developer, they will often say, "Hey, find me a spot here, here, because they're in the business of getting open and running data centers. They don't care if you're making a profit on the real estate, and they're not set up to locally go through the approvals, know the politicians, know the process, that whole thing. So there's opportunities like that. If you don't know anyone from a hole in the wall, if you have a big piece of property and you start with whatever you're comfortable with to spec out a warehouse, 10,000 feet, 5000 feet. See how long it takes. Do you lease that in six months? Does it take three months? Does it take a year? And then you can kind of take some of the profits from that, either refinance, or if you have a construction loan, then build the next one, build the next one, and build the next one. You can kind of build out as the demand comes along.   Keith Weinhold  21:22   You're listening to Get Rich Education. We're talking to the star of the A and E show, the Real Estate Commission, Todd Drowlette. So much when we come back. He's going to update us on what's happening with office to residential conversions, how much higher interest rate pain is still going to surface in some of these deals, and a negotiation tactic or two that you can use for your own residential deals. I'm your host Keith Weinhold. Flock Homes helps you retire from real estate and landlording, whether it's one problem property or your whole portfolio, through a 721 exchange, deferring your capital gains tax and depreciation recapture. It's a strategy long used by the ultra wealthy. Now, mom and pop landlords can 721 the residential real estate request your initial valuation. See if your properties qualify at flockhomes.com/gre. That's flockehomes.com/gre. Let me ask you something: If you've worked hard to build wealth, is your money positioned to actually support your goals? A lot of accredited investors leave capital sitting in cash because it feels safe, but inflation and missed income opportunities can quietly erode its value. Freedom Family Investments offers freedom notes for investors seeking structured income backed by real estate. It's a straightforward approach built on real assets, not speculation. And full disclosure, I'm an investor myself. What I like is that their team walks you through how it all works, so you can decide if it aligns with your portfolio and income goals. Every investment carries risk, and nothing is guaranteed, but with a track record of consistent, on-time investor payouts, they built real credibility.   Todd Drowlette  24:15   Well, I'll tell you about some of the pitfalls, and I'll tell you the huge opportunities. If you have office buildings that are vacant, you know, particularly in downtown municipalities like in Albany, New York, you know, our state capital in New York. Politicians and the government right now are creating a lot of incentives to convert those, where they're putting up grant and giving away millions of dollars to private developers that you don't have to repay. So there's a huge opportunity to have people take on a lot of the risk for you to do it. Some of the pitfalls people get into are you want to pick the right office building to do it for. So you want to a make sure that that office building either has on site parking garages or on site parking because I've seen people try to do it and that. Downtowns where there's no parking, and you can put a lot of money in a building with no parking. And if you're not in New York City, where people are used to, and you're competing against suburban apartments, that's a tough sell. So that's number one. Number two, for whatever reason, people really want in office buildings and downtown settings floor-to-ceiling windows. So you really want to pick office buildings that already have floor-to-ceiling windows because it can be very expensive. If you get over three floors, it can be very expensive to cut out windows and make them larger. And another, this is a huge money potential pitfall if you're not careful. Many municipalities and states have different codes for elevators for residential buildings than they have for office. It makes no sense to me, but office buildings. It has to do with fitting the elevator has to be large enough that you can get a stretcher if someone had a heart attack and needed to be wheeled out. Ah, for some reason, residential buildings require larger elevators, and if your shaft isn't big enough and your car isn't big enough. You could have a million dollars or more of an unexpected expense to either make the shaft bigger. Some buildings you can't even do it.   Keith Weinhold  26:08   Well, but if it was originally set up for-   Todd Drowlette  26:09   It doesn't make any sense either. This is new. If you have an office building that's 30 stories tall, people could have heart attacks in the middle of the day at the office. So how is that any different than if they're at home in an apartment and have a heart attack, so it doesn't make any sense to me why the code is different for the fire code. But in New York State, the fire code is different, and that can be astronomically expensive, or it can literally stop your project dead in the tracks if it just becomes cost prohibitive to do it.   Keith Weinhold  26:34   That's something that I never would have thought about. I generally like to see office to residential conversions revitalizing central business districts in our cities. You know, you talked about the parking before having less need for parking. If people can walk to work and where they work, that increases the walkability of an area. I like so many things about office to residential conversions, despite all the hardships and the pitfalls you have to avoid.   Todd Drowlette  27:01   Oh, they're great. You just want to make sure you're picking the right building. So my point is, if you have five or 10 vacant office buildings, mostly vacant office buildings, just make sure you're choosing the right one. And before you buy it, do your due diligence and go through with contractors and engineers and architects that understand all the codes and say, hey, the other positive thing that saves money in office conversions is most office buildings. If you have an elevator bank, typically have bathrooms directly across from the elevator bank, so water and sewer can be very expensive when you're running apartments. So having central lines going up through usually concrete floors can save you a ton of money in the design and the layout of how you place the units and do it around central bathrooms, but typically larger office buildings will have plumbing and sewer on different parts of the floor. So it just means you have to go less distance and it saves money. And a lot of office buildings, even older ones, have higher ceilings, which today is very desirable for apartments. So if you can have a building that has natural light, high ceilings, and you can get grant money to do it, that's definitely something people should look into. And even with a smaller building, I've seen people in New York people are converting 5000 foot office buildings into like five units. You know, there's money to be made. You just have to buy right. I always say, you know, if you can buy $1 for 50 cents. Buy it. Don't buy $1 and hope it goes to $2 A   Keith Weinhold  28:25   lot of these physical limitations, oftentimes in the office to residential conversion, and Todd in the residential world, oftentimes apartment buildings have been problematic. A lot of these syndicators have had their deals blow up because in 2022 or earlier they got five to seven year fixed rate debt. Those deals are coming due. The mortgage payments double, and a lot of times the operator just can't meet it, and it blows up. And apartment building values have been down about 30% nationally, largely for that reason, even though an apartment building owner gets a commercial loan, I still want to know from the commercial side and the commercial use type how much higher interest rate pain do you see that has surfaced and is still going to surface.   Todd Drowlette  29:17   So, I'll answer this by quoting my grandmother. She said, "Anytime you want to cook, whatever size pot you think you need, pick twice that size pot and start using that.   Keith Weinhold  29:29   Yeah.   Todd Drowlette  29:29   So I say the same thing when you're financing a deal or you're writing it out and seeing what your returns are. I always say to people, make sure that you have a big enough cushion in there for all the things you can never predict in commercial loans, there's a ton of guys that are about to lose their shirts, and you're starting to see it because, unfortunately, I don't know if it's true in residential real estate, but in commercial real estate, I've seen guys go from nothing to 50 million, 100 million, $200 million net worths, but I've also seen. Lose everything. So what happens in commercial real estate that you don't want to do is so many people say OPM, use other people's money, use other people's money, use other people's money, which is fine as a strategy. But what you don't want to do is cross collateralized loans. So if you have one property and then you go, oh, let me refinance that and then buy a next property and I'll refinance that and buy the next property, and then the bank's like, okay, we'll refinance that, but we're going to now tie all these properties together as one mortgage, or you're going to cross guarantee these properties. Right. The problem with that is, the people who do that strategy, if you started at that, you know, in 2021 when interest rates, you could get things at three and three quarters percent. Well, commercial loans are five-year loans typically, and they might have 20 or 20-five-year amortizations. So, unlike a residential mortgage that's a 15 or 20 or 30-year self-amortizing loan, they're not. At the end of five years, you have a balloon payment that you have to pay off. So, if interest rates are going down, that's amazing because if your tenants are the same, and even if your rents didn't change, and you bought something at 6% and now it's at 5% Your cash flow goes up significantly, and nothing happened other than your refinance. The problem is you have a ton of guys right now, guys, women, people that were financing stuff five years ago at three and three quarters, and now interest rates are hanging six and a quarter, six and a half, depending on the property, is might maybe seven. Same tenant, same everything. You're giving the keys back to the bank because you're broke now. Because all of a sudden you're financing, you squeeze too much out of the deal. I always say you can take on the in in or you can take on the out, but you can't have both. So when people are financing stuff, they just need to make sure. Like here's another thing I'll go off on. A lot of people will buy stuff with tax credits, and you see even with residential apartments, a lot of guys are financing that, selling people tax credits. Economies and things change and things move. If a deal is so tight that you need the tax credits to make the deal make sense, yeah, don't do the fricking deal because tax credits should be an added bonus. That's just, hey, that's a nice adding to the cushion. So many people have razor thin margins. They go, oh well, I do the tax credits. If I can get 70 cents on the dollar, this is how I make the money. I tell people I will have nothing to do with tax credit deals unless it's strictly a bonus. The deal has to stand on its own, and always assume in the course of five years interest rates could go up three points or down three points. Most people will not listen to me and will not do that. If you do that, you'll never get killed and you won't lose a property. It's super conservative, but there's enough money you can make, and if you buy it right, that's how you can afford to figure that spread in when you're financing something. But just so many people get greedy, and I just think back to my friend Bob Bear, who died. I met him when he was like 70-five. He was a billionaire, self-made, and he used to say to me, "It's not what you make; it's what you keep. And when people would ask how rich are you, he knew how rich he was. He would say, "I don't owe anybody in the world a dime.   Todd Drowlette  32:59   And to me, my entire strategy is I don't owe anybody in the world a dime. So I personally look at deals and say, out of my own cash flows, what can I buy? And instead of buying four properties a year, I might buy one property a year. But if I'm buying that and compounding my returns, I'm not paying interest to the banks. So it's just a different strategy. I sleep at night. I'm like the multimillionaire next door. I don't live extravagantly. I don't drive Ferraris and Rolls Royces. That's just not my thing. But I sleep at night and I have peace, which is important to me, knowing I don't owe anybody in the world a dime. But will I get as rich as the guy who's risking everything? No. But real estate to me is musical chairs, and the music always stops at some point. And there's never enough chairs for everybody. But if you're somebody who's in a cash position, which you're going to be going through in the next six months to a year, on the residential and commercial, I think there's going to be blood in the streets. And I think people who are sitting in cash are going to have like a once in a lifetime opportunity to buy things at a deep discount.   Keith Weinhold  34:02   Philosophically, we're different in one way. I use debt and leverage to grow larger, but ensuring that I do have enough income to cover the mortgage and all the operating expenses. But Todd, to your analogy about your grandmother in selecting a bigger pot than what she would need to cook whatever she's going to do, when it does come to debt, the last time I bought an apartment building myself, which wasn't recent, I could have chosen seven-year fixed-rate debt with a balloon at the end, or 10-year fixed-rate debt with a balloon at the end. The 10-year fixed-rate debt cost me one quarter of a percent more in mortgage rate, which dented my cash flow during the entire duration of that loan. But I did indeed choose that 10-year loan in order to have that much more certainty, and I sure am glad that that's what I did.   Todd Drowlette  34:54   That's always the game because it's people think that rich people know what you don't, or it's inside. Whatever I'm like. Number one, if you sit in a room with a bunch of rich people, yes, they will work against you if it benefits them to work together. But if it doesn't, you have egos and separate interests that are all competing. And there's always that thing of I know very very rich people who could buy and sell me 100 times over, and I also know that you don't know what you don't know, and the world has gotten so complicated, and financial markets are all intertwined globally. Anyone to be able to predict, it's like it's a crapshoot when you're like, okay, do I take seven years? Where do I think interest rates will be in seven years? It's hard to say where interest rates going to be tomorrow. You ask a banker tomorrow, they can't tell you. So it's like, what's your best educated guess of seven or 10 years? What's the better play? But I always go the conservative route.   Keith Weinhold  35:43   I think it's easier to predict the future direction of capital prices than it is interest rates. Myself,   Todd Drowlette  35:50   but I will say also, I am the exception. And if you have 100 other guests on here in the next year, well, 50-one more guests in here the next year, yeah, they would all say Todd's an idiot. That's terrible advice. If you want to get rich, literally leverage, leverage. Just do it intelligently, and I acknowledge that. I don't see the world the way other people do, but my end game is to be rich and comfortable, and to sleep at night with peace. And that's why I choose to do what I do, realizing I'm giving up. It's the you know what are you giving up to what do you gain benefit analysis, and I'm realizing I'm giving up some upside in my total potential net worth. But I like peace, and you know I had anxiety for years. I don't have it anymore, and I live my life to be as anxiety free as I can possibly be.   Keith Weinhold  36:34   That's interesting, and that certainly works for you, Todd. What's one negotiation tactic that you get from dealing with, well, let's say Decca or Centa million dollar commercial deals that our listeners could use the very next time that they buy a rental property.   Todd Drowlette  36:53   So the number one mistake I think people make is they assume what's motivating the other person, and they assume it's always price. So anytime I'm going to negotiate a deal from someone, whoever has the most information always wins, and whoever doesn't need the deal always wins. Yeah. So I want to know as much about that other person on the other side as I am. Are they going through a divorce? Are they desperate? Do they hate each other? Is it a partnership breakup? Did somebody inherit it and they live five states away and don't even know what this thing is worth that they have. So the number one thing from a negotiating standpoint is understand exactly who you're negotiating with and what's motivating them. From an actual tactic standpoint, just think logically through whatever the process is, and you can always go up. You can't go down. So the key is to offer as little as you can without insulting the person, so they don't even respond. So figure out what that fine line is, and before you go into the negotiation, know what your walk away number is. That's just the point you're not getting over. The fast way to lose in a negotiation is to get stuck in a bidding war. There's nothing I want so much that I'm going to overpay for it. So when people go, "Well, if somebody else is interested, I go then sell it to them. Yeah, I don't need it. Sell it to them. And then the other thing I'll say is, if you start the negotiation, this is the one piece. Say your number and shut up. So many people are scared of silence. And then, right, if the person doesn't immediately respond, they go, "Oh, well, I guess I offered you 500,000 I mean, I guess I could go 550. As soon as you talk after you give a number, you're negotiating against yourself. So throw the number, let it land wherever it lands, and do not talk until that person responds to you. That's like the number one mistake I see people do. They throw out a number, they get nervous with the silence, and then they immediately go up in their offer. That person could have been thinking, "Oh my God, did I forget to call back my whatever? And they're not even thinking about the number you just threw out. But people just assume, oh God, the number was too low, and then they negotiate against those. Do not do that.   Keith Weinhold  38:48   Risk the awkward silence. And yes, to your point about learning more about the other side, terms are often more important than price for sure. Well, Todd, you know a lot of commercial real estate content in mainstream media it tends to focus on these big institutional deals. But what has made your A and E show interesting, the Real Estate Commission, is what it's called. Is it focuses more on sort of leasing and this negotiation that we're just touching on there, and that's what makes you interesting. So tell us about what audiences can expect for season two of the Real Estate Commission on A and E.   Todd Drowlette  39:24   So, season two, you will 100% see real landlords, real brokers, real investors. You'll see real retailers. You'll see people relocating their offices in New York City. You'll see stuff in upstate New York. It's generally in the Northeast. In the first season, we helped a kitchen cabinet manufacturer relocate their suburban offices in Philadelphia. I sold a 50-unit HUD property that has a HAP contract you might be familiar with. That was crazy going through a bankruptcy foreclosure proceeding two year. That was crazy. Yeah, so you are going to. See more of that. It's a documentary. It's not a reality show, so you're watching the deal as it unfolds. Some things have happy endings. Some things have terrible endings, but they're real endings either way. So people will see a lot of that of deals happening in the Northeast. And if someone's listening and they're a business owner and they want to be part of the show, they can apply. We're announcing the casting will be open for about three weeks across the U.S. They can go to the realestatecommission.com/forward/tv and they can apply to be part of the show.   Keith Weinhold  40:32   Now, since you started this last year, I want to ask: Has this A and E exposure helped you generate more business and create traffic? I would really think so.   Todd Drowlette  40:42   Yeah, I wasn't sure. You know how because you never anything new. You never know, right? Like I put time and energy into it. It definitely did. Definitely, people start to notice you, which is a little weird. I was in a cell phone store, and they literally it was playing, and the guy's like, "Oh, it's you! Like, and then everybody who's walking in, he's like, "Hey, look, it's the guy on TV. He's right here. That was like kind of an awkward. Like, I'm like, "Okay, this is weird. Guy was excited, so that was fine. It's an adjustment of things, but it definitely has increased our overall visibility and people reaching out to do deals with us for sure.   Keith Weinhold  41:18   Is there any last resource you'd like to tell our audience about.   Todd Drowlette  41:21   I would just quickly announce the first season did so well. We're actually doing a spinoff show that'll also air on A and E called the Real Estate Commission New York that we're casting in upstate New York as well as New York City for brokers, agents, home sellers, home buyers that will actually document real buyers, real sellers, same thing. It'll follow our format, which I know there's a million shows on TV about real estate. Those are reality shows, not docu series. And I'll say, without going into the details, there's a very big difference between those two and what you're actually seeing on camera and what's happening. That will air in March of 2027, back to back with our show, I will make cameos in that. But I'm executive producing that show, so from your residential audience, that's a show they should tune into. I think they'll get a lot out of it.   Keith Weinhold  42:12   Congratulations! Your show has had so much success that it's setting the template for another show, and it has been most interesting since we first had you here last year to follow this along, Todd Drowlette. It's been a valuable chat. Thanks so much for coming back onto the show.   Todd Drowlette  42:28   I'd love to come back anytime, and thank you so much for having me on again. I appreciate it.   Keith Weinhold  42:38   Drowlette is spelled D R O W L E T T E. Todd and I talk a good bit off mic as well. In addition to the elevators, sometimes he emphasizes how cumbersome to impossible HVAC system compatibility is when you're doing office to residential building conversions. Too, you just never seem to hear about an easier than expected office to residential property conversion. It is most interesting and rare that Todd is not much of a leverage guy at all. Whereas in the vein of financially free beats debt free, I like to approach deals where the interest cost is lower than the expected opportunity cost. When it comes to negotiating, some of Todd's approach, you know, it's similar to what prominent hostage negotiator Chris Voss shared with you here on the show a few years ago. That silence is powerful in negotiating. In fact, if you feel like you need to say something to fill the silence. Use what Chris Voss calls the mirroring technique, and the mirroring technique that is simply repeating what the other party just said, kind of like a parrot would. For example, if you're trying to buy a property and the seller says that the best they can do is sell it to you for 550k and a delayed 90-day close. Reply with 550k and a 90-day close, and then listen to see if the seller comes down from there. Or instead, you can simply say nothing and just sit there with the silence like Todd recommended. The reason I like these particular negotiating techniques right here is that they're easy to remember and they're easy to do. You either remain silent or, per the mirroring technique, you just repeat the last words that the other party said. Thanks to Todd Drowlette today, you can check out the real estate commission on A and E Coming up here on the show soon. Back to residential, where for the first time ever on the show here we discuss what might be the greatest real estate cash flow strategy because it's becoming quite popular today. Until next week, I'm your host Keith Weinhold. Don't quit your daydream.   Speaker 1  45:08   Nothing on this show should be considered specific, personal, or professional advice. Please consult an appropriate tax, legal, real estate, financial, or business professional for individualized advice. Opinions of guests are their own. Information is not guaranteed. All investment strategies have the potential for profit or loss. The host is operating on behalf of Get Rich Education LLC exclusively.   Keith Weinhold  45:36   The preceding program was brought to you by your home for wealth building getricheducation.com  

Patrick brings listeners into unpredictable conversations surrounding faith, reverence, and Catholic identity, weaving stories of Eucharistic practices, Church scandals, and the tension between belief and public life. He fields raw questions about Eucharistic miracles, college faith crises, and Catholic politicians who support abortion, compelling callers to confront uncomfortable truths. With candid storytelling, Patrick propels the discussion forward, sometimes pausing for reflection, sometimes challenging the status quo, always inviting listeners to grapple with the real-world consequences of faith. Jackie - I have a friend who is Ukrainian Orthodox who received communion at Catholic Mass. I understand that we can't receive at an Orthodox Church. Is that right? (00:36) Tye - Can you advise me on how to make it through my first year of college? (04:49) Audio: 32/35 students failed this professor's midterm using AI because he secretly hid some white font in his text. - https://x.com/stoppfeenin/status/2080089314495742209?s=43%22%3Ehttps://x.com/stoppfeenin/status/2080089314495742209?s=43%3C/a (10:47) Todd - A few Sundays ago, a Eucharistic minister gave someone the Eucharist. He put it in his pocket and took one to ingest himself. Will the host he put in his pocket have the same 'effect' for the person receiving it? (13:36) Ray - I want to know about the silence and tolerance of all the money all the dioceses of the country are giving out to silence abused children. Why doesn't the Pope excommunicate them? (21:39) Jim - I watched Masses on TV and in Pittsburgh, and nobody bows their head at the name of Jesus in churches anymore. Old people were taught to bow their heads, but everyone has stopped. (28:57) Jamie - When I was in high school at a Catholic high school, the priest in charge did some harmful things. He was convicted and put in jail. It happens. Also, why doesn't the church come down hard on politicians that are ultimately for abortion? (36:50) Carla - Here we are attacking politicians. Politicians don't tell you to get abortions. The people make the decision themselves. Why are we attacking politicians? People get them because they want them. They're committing the sin. I'm a Catholic and a Democrat. (45:03)

Liz Peek. Peek critiques New York politician Zohran Mamdani for failing to define the working class, arguing the DSAprimarily represents white, college-educated liberals. She also discusses Kevin Warsh's influence and the likelihood of the Federal Reserve maintaining interest rates despite inflationary pressures and global instability in the Middle East. (2)1900

David Daoud. Iraq has issued a circular to banks to comply with U.S. sanctions against Hezbollah financiers and pro-Syrian politicians. However, David Daoud argues this measure is largely symbolic, as it does not touch powerful local militias like Kata'ib Hezbollah. Furthermore, Iraqi religious shrines continue to provide financial support to Hezbollahthrough various media and charitable branches, allowing Iraq to remain a significant financial channel. (15)1994

They Didn't Just Buy Politicians: They Bought Your Food, Your Health, Your Future, and They're Coming for What's Left. See Privacy Policy at https://art19.com/privacy and California Privacy Notice at https://art19.com/privacy#do-not-sell-my-info.

We endure the ravages of time to deliver you this exhausted Supplementary Material. Bowed but never broken, the decoders persist.The full episode is available to Patreon subscribers (Full Episode: 2hr 20 mins)Join us at: https://www.patreon.com/DecodingTheGurusSupplementary Material 5300:23 Introduction: Matthew the Succulent's Post-Holiday Report02:15 Pickle Ball Injuries & Bouldering Curses07:40 They Won't Let You Talk about Middle-Aged Sports Injuries08:37 New AI Models09:31 Cory Doctorow, Trevor Noah, and Confirmation Bias23:45 The Glorious Past and the Terrible Present28:28 The Horror of Tinned Asparagus30:26 The Collapse of Industries & Stores36:16 Negativity Bias37:11 AI Prompting 10144:30 AI and Research Applications50:28 Nigel Farage vs Count Binface59:10 Nigel Farage Knighted on Russia Today01:02:53 Hasan's Advice for Ukrainians01:07:51 Russian Apologetics01:13:32 Vlad Vexler and soft Anti-Vaxx rhetoric01:19:35 Guru Red Flags01:23:48 Bret Weinstein in 2020 on Vaccines01:28:53 Gary vs Piers Morgan01:30:58 Piers Morgan being a blustering idiot about Elon Musk01:36:55 Gary's Pitch01:41:55 Alternative Tax Proposals01:46:18 Matt and Chris' Economics01:47:22 Gary's Wealth01:52:07 Piers the sleazy liar01:55:25 Gary is the best inequality economist in the UK01:57:08 Gary's Predictions02:00:40 Gary is Very Tired02:07:14 A message from anyone else to finish?02:14:25 Final Takeaways02:16:55 Matt attempts to wrangle another holidayLinksThe Verge: China delivers a one-two punch to America's AI dominance What Now? with Trevor Noah: Why Google, Apple & Big Tech Keep Making Everything Worse — Cory Doctorow and Trevor NoahBaumeister, R. F., Bratslavsky, E., Finkenauer, C., & Vohs, K. D. (2001). Bad is stronger than good. Review of general psychology, 5(4), 323-370.Count Binface on BBC Morning Live — full interviewCount Binface on NewsnightHasan offers Ukraine his advice to “give peace a try”Report on polling from Ukraine in 2025 that does not show what Hasan claimsReport on more recent polling that still does not show what Hasan claimsVlad Vexler tweets about vaccinesBret's Tweets in 2020 on Vaccines (and here)Chris noting Bret's anti-vaccine rhetoric in 2020 (see the comments under the tweet)Kyiv International Institute of Sociology: Ukrainian views on exchanging Donbas for security guaranteesDecoding Academia 34: Matt and Chris' EconomicsPiers Morgan Uncensored: “I'm QUITTING!” Gary Stevenson vs Piers Morgan on Wealth, Economic Growth & Elon Musk

Politicians and policymakers in Africa are increasingly incorporating historical tourism into national development agendas. They are renewing efforts to make museums and archives central to preserving collective memory, fostering cultural identity, and promoting social cohesion, while also seeking to boost economic growth through heritage tourism. Yet, museums and heritage institutions in Africa face hurdles, including underfunding, inadequate climate control, and postcolonial identity crises. These challenges are compounded by urbanization, community disputes over ownership of artifacts, and the struggle to repatriate historical treasures from Europe and elsewhere.However, the main challenges limiting the growth and sustainability of African heritage institutions include reduced government funding, low visitor numbers, and a lack of both public and private patronage. In the Gambia, the National Center for Arts and Culture (NCAC) is leading efforts to advance the country's history and cultural heritage as part of the national development agenda. Established by an Act of Parliament in 1989, the NCAC serves as the primary government body responsible for the preservation, promotion, and development of Gambian arts and culture. Its strategic role involves protecting cultural assets, bridging cultural heritage with national development, and fostering economic growth through tourism.In this episode, our colleague in The Gambia, Osman Kargo, speaks with Hassoum Ceesay, historian and Director General of the NCAC, about the institution's significance and the role of history and culture in The Gambia's national development agenda.

"Spain's national soccer team shared a photo of the team's celebration after winning the 2026 World Cup to social media on Sunday, July 19. Notably absent from the photo was United States president Donald Trump.As expected, Trump helped FIFA president Gianni Infantino present the World Cup trophy to Spain after La Roja won the tournament with a 1-0 victory over Argentina on Sunday.However, Trump lingered on the podium for part of Spain's celebration, despite Infantino's apparent efforts to usher him off the stage that had been set up in the middle of the pitch.""A Senate Democrat — for the second time in four days — criticized CBS's coverage of President Donald Trump's primetime speech on CBS's own air.Speaking with Margaret Brennan on CBS's Face the Nation Sunday, Sen. Mark Warner (D-VA) called out network leadership for opting to air Trump's speech about election integrity — in which numerous fact checkers found the president made a bevy of false claims.“There are so many absurdities and falsehoods in Trump's Thursday night speech,” Warner said. “And I'm glad that most media treated it not as serious news — and I know some folks at your network, the journalists I have huge respect for. I was disappointed that your senior management made the decision to cover it as news.”"Mo'Kelly, Gary Dietrich, and Sarah Kendzior will join to discuss the top stories. Today's Guests LinksLooking for Sarah Kendzior's substack? https://sarahkendzior.substack.com/You can slso find links to Sarah's books at: https://sarahkendzior.com/The Mark Thompson Show 7/20/26Today's Guests LinksGary Dietrich, CBS TV & iHeart Radio Political Analyst https://twitter.com/garydietrichGary Dietrich's segment is sponsored by Bill Campbell at RE/MAX GOLD. If you're relocating in, to or from Northern California you need a highly respected real estate professional… like Bill Campbell of RE/MAX GOLD. Call or text Bill at (530) 448-7474… (530) 448-7474.Patreon subscribers are the backbone of the show! If you'd like to help, here's our Patreon Link:https://www.patreon.com/themarkthompsonshowMaybe you're more into PayPal.  https://www.paypal.com/donate/?hosted_button_id=PVBS3R7KJXV24And you'll find everything on our website: https://www.themarkthompsonshow.comThe Mark Thompson Show has an official new Facebook page.  Please join! Here's the link: https://m.facebook.com/TheMarkThompsonShow/Show sponsors:coachellavalleycoffee.com  - use code MarkT at check out to save 10%Suite 106 Bakery use code MarkT to save 15%Here's a special link:https://suite106bakery.com/discount/MARKT

The mainstream media and politicians alike refusing to acknowledge that GOD has the power over all politics and all world events. See Privacy Policy at https://art19.com/privacy and California Privacy Notice at https://art19.com/privacy#do-not-sell-my-info.

It's becoming harder and harder to know whom to trust. Politicians disappoint us, businesses overpromise, and advertisers often tell only part of the story. We point to the world around […] The post Come Back to Me appeared first on Broken Door Ministries.

This week, Ed Balls and George Osborne hear from a current and former Member of Parliament. Former Tory minister Greg Clark asks if Andy Burnham's pledge for ‘devolution in every postcode' is attainable, while Starmer loyalist John Slinger puts forward his proposals for a ‘youth triple lock' to improve prospects for young people in the UK. Should there be guarantees on above-inflation maintenance loans and free bus travel? And should there be youth advisors in all government departments? Ed and George praise the initiative behind the idea.The pair also hear from a London cyclist frustrated by a council's ban on Lime bikes, the question is: has some devolution given away too much control? George recalls his approaches to devolution during the coalition government, while Ed evaluates the regulation of e-bike rentals.And lastly, Ed and George explain why politicians resist apologising - citing Nick Clegg's now infamous apology on student loans as an example. Can senior politicians ever recover from apologising about a decision they have made?We love hearing from you, so please don't forget to send all your EMQs to questions@politicalcurrency and make sure to include a voice note of your question or send a question to our social media handles:

The money to support the fund isn't keeping up with demand, and massive cuts could result. Former Congressman Tim Penny joined Susie Jones to discuss his work on this issue with the non partisan, Committee For A Responsible Budget.

Writer Danyl McLauchlan has put together a list of the country's most effective political operators for The Listener.

Andy Burnham has replaced Keir Starmer as Labour leader, and will soon be PM. Newport West and Islwyn MP Ruth Jones looks back at Starmer's legacy and ahead to Burnham's tenure. Police are investigating a death threat against a Senedd member, and Conservative MS Natasha Asghar has had her office window smashed. She tells us about her experience. Gorffwysfa is the original name of Canada's official residence for their prime minister. Monocle's man in Toronto Tomos Lewis knows all about how that name came about and how the building is in great need of repair. Gwynfor Evans won Plaid Cymru's first parliamentary seat in Carmarthen in July 1966. His son Guto Prys ap Gwynfor was there and recalls its significance.Continuing our series meeting new MSs, we hear from Cristiana Emsley, one of Reform's two new members in Fflint Wrecsam.

Violent crime is falling—but anti-gun politicians keep pushing gun control. Mark Walters and Paul Markel expose the facts behind crime, self-defense, firearms training, and the Second Amendment while explaining what every gun owner needs to know about America's fight for freedom.

Welcome to HBR News where we give the badger treatment to the news of the week! This week we will be talking about the passing of multiple prominent figures like Ann Widdencombe, Lindsey Graham, and more!

July 17th, 2026 - We welcome back Dr. Anthony Stine to react to Pope Leo saying that his job is to be political. Then, we welcome Niwa Limbu to discuss Archbishop Iannone's belief that women bring "different sensitivities" to choosing bishops. Links, Show Notes & More - https://thestationofthecross.com/act Email Us! ACT@TheStationOfTheCross.com

The debate about how old is too old to serve in public office has resurfaced this week after the shock death of the Republican Lindsey Graham and the surprise return of Mitch McConnell, the 84-year-old senator who published a photo of himself in hospital after a long absence from the spotlight. With rumours continuing to swirl around Donald Trump's health, why is it that US politicians seem to cling on to power for so long? Jonathan Freedland speaks to Alexis Coe, a presidential historian and columnist for the New York Times Book Review, about whether the US is becoming a gerontocracy

Plus: Trump primetime speech, Britain will have a new PM, recommendations for a public Alzheimer's drug plan, and the World Cup wraps up this weekend. We love feedback at The Big Story, as well as suggestions for future episodes. You can find us:Through email at hello@thebigstorypodcast.ca Or @thebigstory.bsky.social on Bluesky

What a statement! But we're not talking about a presidential address. A recent remark from a Deputy Chief of Staff has sparked a conversation that goes far beyond politics. Speaking at a conference, he suggested that those who perpetrate evil often reveal themselves through outward manifestations that reflect an inner rebellion.Why does the backlash become so intense when the church addresses certain cultural and moral issues? Is it the result of deception, being duped by false narratives, or a willful rejection of truth? In this episode, we explore these questions with a little tongue-in-cheek humor and a lot of biblical truth.Join us as we examine the signs of the times, discuss the spiritual realities behind today's controversies, and consider why discernment is more important than ever. Stay alert, stay grounded, and don't miss this thought-provoking conversation.The Voice in the Wilderness does not endorse any link or other material found at buzzsprout.More at https://www.thevoiceinthewilderness.org/

Jonathan Kite is an American actor, stand-up comedian, and impressionist best known for playing Oleg Golishevsky on the sitcom 2 Broke Girls. He has also built a career through voice acting, television appearances, and live comedy performances, earning recognition for his wide range of celebrity impressions. Check out his website jonathankitecomedy.com for his tour dates. IN THE NEWS: Joe Rogan and JD Vance break down the insane LA election and Gavin Newsom's lies, John Leguizamo says his odyssey in Hollywood has been fighting for Latino representation, Joe Biden announces he has "written a book" about his time as president.FOR MORE WITH JONATHAN KITE:DATES: July 23rd/24/25th-Rosemont, IL-ZaniesWEBSITE: JonathanKiteComedy.comTWITTER & INSTAGRAM: @JonathanKiteFOR MORE WITH RUDY PAVICH:WEBSITE: RudyPavichComedy.comINSTAGRAM: @Rudy_Pavich PUNCH UP LIVE: https://punchup.live/rudypavichLIVE SHOWS: July 17 - Austin, TX (2 Shows)July 18 - Austin, TX (2 Shows)July 25 - Huntington Beach, CAJuly 26 - Torrance, CA (2 Shows)Thank you for supporting our sponsors:Protect your family with life insurance from Ethos. Get up to $3 million in coverage in as little as 10 minutes at https://ethos.com/adam . Application times may vary. Rates may vary. Trustpilot rating as of 6/1/2025.HomeServe.com/adamForThePeople.Com/ADAMSHOPIFY.COM/carollaoreillyauto.com/ADAMPluto.tvPodcastOneSee Privacy Policy at https://art19.com/privacy and California Privacy Notice at https://art19.com/privacy#do-not-sell-my-info.

Judy Dempsey highlights increasing threats against European politicians, particularly in Germany from the far-right AfD. Despite the current prominence of "strong men," she maintains that authoritarian systems are unsustainable because the human spirit fundamentally requires freedom, which dictatorships cannot provide or permit in the long term. (16)19051

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In 2023, Ohio's legislature stripped its homeschool oversight down to a notification — no proof of curriculum, no demonstration of qualifications, nothing but a form. In 2026, deputies found sixteen children who had never seen a classroom, some of whom can't read, one of whom can't write her own name at eighteen. And before a single indictment has come down, a senator who voted for the rollback is already telling reporters the law might need "revisiting." Tony and Robin go live on what that speed-run reversal actually signals.Politicians don't walk back votes because of introspection. They walk them back because someone showed them their exposure. The live conversation reads the early tells across every institution in this case — the hospital systems reviewing eighteen years of delivery records, the state agencies auditing what benefits went where, the county offices checking what reports were or weren't filed as the family bounced between jurisdictions.The audience gets the watchlist: the carefully lawyered statement, the "commitment to reviewing our processes," the timeline released on a Friday afternoon. When those start appearing, the chat will know exactly which agency blinked first — and why.Join Our SubStack For AD-FREE ADVANCE EPISODES & EXTRAS!: https://hiddenkillers.substack.com/ Want to comment and watch this podcast as a video? Check out our YouTube Channel. https://www.youtube.com/channel/UC8-vxmbhTxxG10sO1izODJg?sub_confirmation=1 Instagram https://www.instagram.com/hiddenkillerspod/ Facebook https://www.facebook.com/hiddenkillerspod/ Tik-Tok https://www.tiktok.com/@hiddenkillerspod X Twitter https://x.com/TrueCrimePodThis publication contains commentary and opinion based on publicly available information. All individuals are presumed innocent until proven guilty in a court of law. Nothing published here should be taken as a statement of fact, health or legal advice.#SidersFamily #GarySiders #HiddenKillersLive #TrueCrime #OhioHouseOfHorrors #16KidsOhio #OhioLegislature #HomeschoolLaw #CoverUp #Accountability

Clement Manyathela hosts acclaimed politician and US ambassador designate Roelf Meyer to reflect on his life and career over the years as he prepares to leave for the US.The Clement Manyathela Show is broadcast on 702, a Johannesburg based talk radio station, weekdays from 09:00 to 12:00 (SA Time). Clement Manyathela starts his show each weekday on 702 at 9 am taking your calls and voice notes on his Open Line. In the second hour of his show, he unpacks, explains, and makes sense of the news of the day. Clement has several features in his third hour from 11 am that provide you with information to help and guide you through your daily life. As your morning friend, he tackles the serious as well as the light-hearted, on your behalf. Thank you for listening to a podcast from The Clement Manyathela Show. Listen live on Primedia+ weekdays from 09:00 and 12:00 (SA Time) to The Clement Manyathela Show broadcast on 702 https://buff.ly/gk3y0Kj For more from the show go to https://buff.ly/XijPLtJ or find all the catch-up podcasts here https://buff.ly/p0gWuPE Subscribe to the 702 Daily and Weekly Newsletters https://buff.ly/v5mfetc Follow us on social media: 702 on Facebook https://www.facebook.com/TalkRadio702 702 on TikTok https://www.tiktok.com/@talkradio702 702 on Instagram: https://www.instagram.com/talkradio702/ 702 on X: https://x.com/Radio702 702 on YouTube: https://www.youtube.com/@radio702 See omnystudio.com/listener for privacy information.

NWI trade unions demand politicians support Bears stadium full 47 Thu, 16 Jul 2026 18:20:12 +0000 L8qjnM56pLc9txuYkueNKSBBxP5hrVuH news Chicago All Local news NWI trade unions demand politicians support Bears stadium A dive into the top headlines in Chicago, delivering the news you need in 10 minutes or less multiple times a day from WBBM Newsradio. 2024 © 2021 Audacy, Inc. News https://player.amperwavepodcasting.co

For the latest and most important news of the day | https://www.thecanadianpressnews.ca To watch daily news videos, follow us on YouTube | https://www.youtube.com/@CdnPress The Canadian Press on X (formerly Twitter) | https://twitter.com/CdnPressNews The Canadian Press on LinkedIn | https://linkedin.com/showcase/98791543

America's elderly political class is only the most visible symptom. The deeper problem is a government built to transfer wealth from younger Americans to a caste of older, wealthier generations.Original article: https://mises.org/mises-wire/americas-gerontocracy-goes-deeper-aging-politicians

British counter-terrorism police continue their investigation into the murder of former MP Ann Widdecombe. Plus: Iceland gears up for further EU talks. And: we examine the brightest stones at Paris’s High Jewelry Week.See omnystudio.com/listener for privacy information.

America's elderly political class is only the most visible symptom. The deeper problem is a government built to transfer wealth from younger Americans to a caste of older, wealthier generations.Original article: https://mises.org/mises-wire/americas-gerontocracy-goes-deeper-aging-politicians

On Monday's Mark Levin Show, Senator Lindsey Graham, a loyal friend and loyal ally to democratic and peace-loving countries around the world, has passed away. He was a friend to Israel, Ukraine, Taiwan, and others. He was a counterbalance to naive Woke Reich isolationists who talk about American sovereignty but don't realize you have to fight for it. Graham had a lot in common in national security matters with Ronald Reagan. Not even a nation as powerful as the United States can go it alone, and Graham understood we have alliances for a reason. Marxists/Islamists like Hasan Piker and Woke Reich isolationists wasted no time attacking him, but he was popular in South Carolina and all over the world. He and his sound advice will be truly missed. Also, compare Graham's friendship with Israel to Rep Ro Khanna, who took it upon himself to visit Judea/Samaria, incorrectly called the "West Bank." Khanna didn't bother telling the IDF or police, but he did go with Palestinian activists and NY Times reporters with cameras for good measure. Khanna claims he was "kidnapped" by Israeli "settlers" -- another wrong term, how can you settle on your own indigenous land? -- detained by police and mistreated by the IDF. Video shows Khanna is a liar. Why did he do all this? One, to build support for himself among Jew-hating left wingers and also to defeat Benjamin Netanyahu in Israeli elections. Israel needs friends like Lindsey Graham. Then, we can criticize a document without criticizing the President, who is doing a wonderful job. Trump said he only agreed to the MOU as a "test." The MOU never made sense because this regime was never going to live up to it. Why go through all this for a test? As much as we want to believe a deal can be negotiated, you can't negotiate with a seventh-century ideology. If we don't take this regime out now, our children and grandchildren will still be dealing with them. Also, former Iranian President Mahmoud Ahmadinejad has been arrested reportedly over ties to Mossad. According to reports, Mossad wanted him to possibly lead a new Iranian regime. Another report says Israel has signed an agreement with the son of the Shah of Iran, Crown Prince Reza Pahlavi, recognizing him as leader of a new Iranian government. It's clear that Israel isn't waiting around to see if any MOU will take effect. Then, there are a lot of mosques in this country that preach anti-American hate, and many of them are celebrating Lindsey Graham's death. But these mosques have a lot of sympathy. A new survey shows almost half of American Muslims - 44% - support Hamas. Only 26% of American Muslims have a favorable view of Israel. Support for Israel is even dropping among younger Republicans. Is Israel losing the PR war among Americans? Finally, Abdul El-Sayed is the left-wing Marxist/Islamist running for the Senate from Michigan. He pushes Medicare for all from cradle to grave, yet his psychiatrist wife doesn't accept Medicare...or any other insurance. Her patients have to pay her out of their own pocket. Furthermore, while El-Sayed hasn't released his tax returns, we find out he and the wife are wealthier than when he first ran for statewide office, and he owns two rental properties worth almost a million dollars. The hypocrisy of the left has to be seen to be believed. Learn more about your ad choices. Visit podcastchoices.com/adchoices

In this episode, Scott Becker discusses concerns around politicians profiting while in office, the intersection of politics and personal wealth, and the importance of accountability and public service.

A U.S. Congressman wants Quebec to lift its restrictions on U.S. wine sales in the province. We'll ask him how he recommends Canada should fight back against the tariffs enacted by his Commander-in-Chief. For the second time in a week, U.S immigration agents shoot and kill a driver -- and later say that neither of the men were actually who they were after. More than 150 years ago, Newfoundlanders saved a Scottish stowaway who was found walking barefoot on the sea-ice. Now, his great great grand-daughter has visited the island to say thank youWashington State's attorney general tells us why he thinks the courts are the best place to try to stop the mega-merger between Paramount and Warner BrothersLater this year, 80 athletes will descend on an IKEA in England -- and run a marathon entirely inside the store. Norwegian superstar Erling Haaland returns home with a World Cup souvenir: a taxidermied raccoon hugging a bottle of booze. We'll talk to the Dallas store owner who sold it to him. As It Happens, the Tuesday edition. Radio that discovers one man's trash panda is another man's treasure.

Tuesday 3pm Hour: Alix Kendall is in for Jason. She talks with listeners about if the passing of Sen. Graham is a pretext for finally setting a mandatory age limit for politicians? Then she talks about parents creating a soft landing for their kids - should we be like the birds and nudge the kids "out of the nest" sooner?

On Tuesday's Drivetime with DeRusha... 3pm Hour: Alix Kendall is in for Jason. She talks with listeners about if the passing of Sen. Graham is a pretext for finally setting a mandatory age limit for politicians? Then she talks about parents creating a soft landing for their kids - should we be like the birds and nudge the kids "out of the nest" sooner? 4pm Hour: The BWCA has been closed by wildfires - Christine Kolinski from the US Forest Service has the latest. Then Matt Taraldson from the MPCA talks about the air quality alerts that have stemmed from those fires. Finally she finds out more over a construction controversy in Uptown with Stefani Pennaz. 5pm Hour: Alix talks with Patrick Rehkamp from Old National Bank about today's inflation numbers. What led to the drop and will those numbers hold? Then she talks with listeners about how it appears smoking has become "cool" again with young celebrities. Is that translating to listeners' lives?

Alix Kendall is in for Jason. She talks about the death of Lindsey Graham and if that and other stories are a pretext to create a mandatory retirement age for politicians?

As counterterrorism police now lead the investigation into Ann Widdecombe's death, Reform UK MPs are raising concerns about their own safety. Is it time to rethink how Britain's politicians are protected?Hugo Rifkind unpacks the politics of the day with Charlotte Ivers and James Marriott.You can hear more of Hugo on Times Radio from Monday to Thursday, 10am-1pm. Hosted on Acast. See acast.com/privacy for more information.

AP correspondent Charles de Ledesma reports British counterterror police say former politician and reality TV contestant Ann Widdecombe was the victim of a targeted attack.

Keith Weinhold explains why inflation has become a permanent part of the post–World War II economy and what that shift means for today's financial system.  He breaks down economist Dr. Mark Skousen's five structural reasons behind never-ending inflation and ties them to the hollowing out of the middle class and the "last generation to live normally" concept.  Keith then introduces opportunity cost as the biggest financial expense most people overlook and illustrates how leveraging low-cost, long-term debt to buy productive real assets can turn inflation into an advantage.  He closes by outlining a practical hierarchy for which debts to eliminate first and which to keep as tools for long-term wealth building. Episode Page: GetRichEducation.com/614 For access to properties or free help with a GRE Investment Coach, start here: GREmarketplace.com GRE Free Investment Coaching: GREinvestmentcoach.com Get mortgage loans for investment property: RidgeLendingGroup.com or call 855-74-RIDGE  or e-mail: info@RidgeLendingGroup.com Invest with Freedom Family Investments.  For predictable 10-12% quarterly returns, visit FreedomFamilyInvestments.com/GRE or text  FAMILY to 66866  Unlock truly passive real estate income—visit flockhomes.com/GRE today to see if your properties qualify for a 721 exchange with Flock Homes. To get in the best physical, mental, and professional shape of your life, go to DanielThomasHind.com and apply for Daniel's intensive 1-on-1 coaching for burnt-out entrepreneurs and executives. Will you please leave a review for the show? I'd be grateful. Search "how to leave an Apple Podcasts review"  For advertising inquiries, visit: GetRichEducation.com/ad Best Financial Education: GetRichEducation.com Get our wealth-building newsletter free— GREletter.com  Our YouTube Channel: www.youtube.com/c/GetRichEducation Follow us on Instagram: @getricheducation Complete episode transcript:   Keith Weinhold  0:01   Welcome to GRE. I'm your host Keith Weinhold. In less than 40 years, America has gone from 75% gasoline to permanent inflation. Then learn about the biggest financial expense you will ever have in your life. It's not taxes, housing, interest charges, inflation, children, or healthcare. Most people have never heard of it today on Get Rich Education. You know, Mid South Homebuyers, that top Memphis turnkey provider. I learned that a secret weapon behind their explosive growth is more than just you buying their properties. It's an executive coach. For nine years now. Their CEO Terry Kerr and his COO Pat Nix have worked privately with a coach who I've now learned from too, and he doesn't market himself online anywhere. After 12 years behind the scenes, that coach is now making himself available exclusively for GRE listeners. His name is Daniel Thomas Hind. If you're a hard-charging business owner or investor who wants to get in the best shape of your life, physically, mentally, and professionally, you can fill out an application for a free consult. This is private one-on-one coaching for those willing to go to uncommon lengths to achieve uncommon results. Thanks to Daniel, we've all become better leaders, better operators, and better men. It started by showing up for ourselves. Now it's your turn. Go to DanielThomashHind.com. H-I-N-D. That's DanielThomashHind.com, and sign up before spots fill.   Keith Weinhold  1:41   What if you got your mortgage loans the same place I get mine? You sure can at Ridge Lending Group NMLS 42056 They provided GRE listeners with more loans than anyone because Ridge specializes in investment property. They'll help you build a long-term plan for growing your real estate empire with leverage. Start your prequal and even chat directly with President Chaley Ridge. While it's on your mind, start at ridgelendinggroup.com. That's ridgelendinggroup.com.   Speaker 1  2:14   You're listening to the show that has created more financial freedom than nearly any show in the world, this is Get Rich Education.   Keith Weinhold  2:31   Welcome to GRE from Bavaria, Germany, to Batavia, New York, and across 188 world nations. I'm Keith Weinhold, and you're listening to Get Rich Education. In the 19 the 1988 movie Die Hard, there's a California gas station sign in the background that's visible. You can see it there. The gas price on this sign is a jaw dropper. Unleaded 77.9 cents per gallon, regular 70-4.9 cents per gallon. That now looks like it belongs in a museum next to rotary phones and blockbuster video cards. Yes, California gas for 75 cents, and the movie Die Hard. It had all these actors from yesteryear, like Bruce Willis and Reginald Vel Johnson. Yet you, depending on your age, you might remember 1988. It's not like ancient history. Now we all know that inflation is always and everywhere a monetary phenomenon, like Milton Friedman said, but is there more to this? Is there more than the Fed targeting 2% inflation, just like it says on their website? Oh, there sure is. And by the way, with a little research, it looks like California Gas averaged 95 cents in 1988, not 75 like it shows in Die Hard, but in any case, the point is still there. And today, inflation keeps running hot. Four years ago, the pandemic made CPI inflation peak at 9.1 percent. Today, the hangover effects of tariffs push it up, and the Iran war are turning up the heat even more, with the latest reading above 4% Inflation is running at more than double what the Fed wants. You can even make the case now that inflation is out of control. But here's the thing: inflation has exceeded that 2% target for 60-three consecutive months now. I mean, think about what that means. My gosh, just imagine having an important target that affects every American and missing it 60-three times in a row. That's kind of what's happening now, and they're. Going to keep missing it. So this streak of inflation above 2% started back in March of 2021 during the pandemic hangover, and it is still going strong after 63 months. Nobody knows where this is going to end. Most Americans get crushed by rising prices because their wages don't keep up, and you know collectively they sort of think we are concerned, but then they mostly keep doing the same thing while their lifestyle quietly shrinks. So consumers despise inflation. Everyday investors are lukewarm about inflation, and leverage real estate investors are smiling like they found a 20-dollar bill in last winter's coat. Leverage real estate investors are pretty ecstatic about inflation. Now the history gets super interesting.   Keith Weinhold  5:59   Okay, how did we get into this, where we just always seem to have inflation? So learn the history, and then I'll tie it back to how it affects you as an investor. Because before World War II, inflation behaved differently. The old pre-1945 pattern was that we had inflation during wars and booms. We had deflation after panics and depressions. So therefore, the result was that over long stretches, price levels often just moved sideways. We used to have recessions more often back 80 plus years ago than we do now. So therefore, you just had these price levels move sideways because a recession even prompted deflation, actually a strengthening of purchasing power. But then after World War II, inflation basically went permanently positive. I mean, yeah, permanently positive, where inflation is just always turned on with very few exceptions to that. In wartime, now we have inflation. In peacetime, now we have inflation. During the Super Bowl, now we have inflation. It is inflation, no matter what is going on. Right then, so what changed? Prominent economist and GRE podcast guest here, Dr. Mark Skousen. He has cited five major reasons that inflation became a permanent fixture from 1945 until today. And Mark Skousen was here on the show with us almost exactly two years ago because he's also the founder of a great event called Freedom Fest that Nareesh and I broadcast a show from, the five reasons that Scowson cites for never-ending inflation are first, never-ending wars. Now this doesn't only mean formally declared boots on the ground wars where tanks are rolling, never-ending wars. It means this permanent state of global military readiness that we have today, where we have overseas bases, defense contractors, right with the military-industrial complex. We have NATO commitments.   Keith Weinhold  8:17   We have anti-terror operations, naval patrols, intelligence agencies, and all this enormous machinery that's required to keep America as the world's security backstop. Well, all that costs an awful lot of money, and when government wants more money than it collects, it has a favorite trick: just create more dollars and create them out of nothing. I mean, it's like ordering another round of drinks for the table and then putting it on the unborn grandchildren's tab. The second reason for the never-ending inflation is the 1913 creation of the Federal Reserve and how that's changed over time because the Fed they were originally supposed to defend the dollar, defend the gold standard, and act as lender of last resort. Today it mostly just does the last one. It acts as the lender of last resort, and it's really not even last resort. I mean, she shit seems to patch any significant hole in the economy by creating more dollars and then pumping them into the system. When markets wobble, banks panic, or politicians overspend, or the economy catches any kind of cold, you know, the Fed often just shows up with this fire hose of liquidity. Now, sometimes that's necessary, but either way, it means more currency creation. So, the Fed it began as this sort of sober hallway monitor, but now they're often the responsible party that needs monitoring. But no. No one is going to stand up and do it because no one in power wants austerity under their watch because that is extremely unpopular. The third reason for permanent inflation is the Bretton Woods Agreement. You've probably heard of this, but let me summarize what it briefly means. Okay, Bretton Woods was the 1944 deal that basically created the post-World War II global monetary system? It made the U.S. dollar the world's reserve currency. If you remember anything from Bretton Woods, just remember that it did that. It made the U.S. dollar the world's reserve currency, and the dollar was pegged to gold at $35 per ounce.   Keith Weinhold  13:29   And finally, the fifth reason for never-ending inflation post World War II is Keynesian economics. I mean, you probably at least heard the term before. It's been thrown around here from time to time. Named after John Maynard Keynes, K E Y N E S. And before I go on, I invested in real estate for a long time before I learned all this stuff. Probably close to a decade of investing first. So I taught myself this material, Keynesian economics. That's the belief that demand is what drives economic output and employment. So, if you only remember one thing about Keynesian economics, it's that you need demand, and it stokes demand. It says demand drives everything, and what I mean by that is the spending, spending from households, corporations, and government. So, in plain English, when private demand weakens, the government should step in and spend. That's what Keynesian economics says. Well, that means deficits, borrowing, stimulus, support, programs, relief, rescue packages, emergency measures, and see what happens is that temporary measures somehow become permanent measures wearing a fake mustache. Remember, even Nixon said removal from the gold standard is temporary. Well, that was now 50. 55 years ago, in theory, the government runs deficits in bad times and then tightens up in good times. But that doesn't really happen because, in practice, government often runs deficits in bad times and good times, war times, peace times, election years, non-election years, leap years, all the time running deficits, spending more than we take in, and when deficits become normal, well, then currency creation has got to follow. That's the consequence. Well, these five forces that I told you about for never-ending inflation, the reasons that I just shared with you-they are now structurally embedded. They are not going away.   Keith Weinhold  19:03   I mean, there is even political resistance to deflation in this system. Investors benefit the most when they own one thing: real assets tied to long-term debt. You probably knew that I was going to say that because if the dollar is designed to slowly melt. You don't want to be the one holding the ice cube. You want to own the freezer. That's the control that you have. The first half of the year recently ended. It's time for our asset class rundown. From the midpoint of last year to the midpoint of this year, single-family home values are up only about one and a half percent. That's the average of Case-Shiller and FHFA. Apartment building values are down 1% in the past year. When it comes to rents per Zillow, single-family home rents are up 2.8% in the past year to an all-time record of almost 20-$300 Apartment rents are up just. 1.3% nationally. Sunbelt Apartments were the weak spot. Apartments.com said the South was down seven tenths of 1% year over year, and the mountain region down one and a half percent. With San Antonio, Denver, Austin, and Phoenix among the weaker markets, that's due to oversupply in those areas. 30-year mortgage rates down from 6.8 to 6.6% The S S&P 500 up 21 percent on AI optimism, despite a war in Iran. Though down in past months for the year, gold is still up 21 percent, silver soared 63 percent, Bitcoin down 45 percent. I mean, speculative digital assets have really gotten a cold shoulder. Oil up 4% although it went on a wild ride, and CPI inflation reheated to 4.2% That's our asset class rundown.   Speaker 2  22:59   This is our rich dad poor dad author Robert Kiyosaki. Listen to Get Rich Education with Keith Weinhold. Don't quit your daydream.   Keith Weinhold  23:17   Welcome back to Get Rich Education. I'm your host Keith Weinhold. I want you to listen to something along with me, and then I'll come back to comment. This is from the parallel truth. It's called the last generation to live normally, and it's less than two minutes in length.   Speaker 2  23:32   We have to talk about something that sounds dramatic, but it is becoming true. Your parents may have been the last generation to live a normal life-not an easy life, not a perfect life, but a life where the basic deal still made sense. You could get a stable job, you could buy a house, you could raise children, you could save some money, you could retire one day. And even if life was hard, most people still believed that if they worked honestly, their future would slowly get better. But look at what happened to your generation. You work more, but own less. You study more, but feel less secure. You have more technology than any generation in history, but less peace, less time, and less confidence about the future. Your parents were told, "Work hard, and you will build a life. But you are being told that, "Work hard, and maybe you can afford rent. And the most disturbing part is that this did not happen overnight. It happened slowly. First, housing became an investment instead of a basic need. Then, education became a debt trap. Then, healthcare became too expensive. Then, stable jobs disappeared. Then, everything became a subscription: your house, your car, your software, your entertainment, even your future. Everything slowly became something you rent but never truly own. And while ordinary people were falling behind, the economy kept looking strong on paper. The stock market went up, billionaires got richer, companies made record profits. Politicians kept saying that everything was fine, but if everything is fine, why does an entire generation feel like it is drowning? The truth is, your parents did not live through normal history. They lived through a rare window where ordinary people. People were allowed to share in the wealth of the system, but that window is now closing. The old promise was simple: work hard, buy a home, raise a family, retire with dignity. The new promise is different: work forever, rent everything, delay children, carry debt, and call it freedom. So maybe young people are not lazy. Maybe they are just the first generation honest enough to admit that the old deal is dead. Your parents were not lucky because life was easy. They were lucky because they were the last ones who got the deal before it was taken away.   Keith Weinhold  25:27   Yeah, there it is-the last generation to live normally. That's really a fresh slant on the hollowing out of the middle class. The rules have changed. Inflation is entrenched. Now you know why. Back in 2020, the pandemic accelerated that effect, and yet it's just unbelievable to me that people think working hard and saving money is enough to get you the lifestyle that you desire. Now I am not against hard work, it's the fact that people think that that's all that it takes. Before we hit the permanent inflation era, it might have made sense for you to say, save your money, pay all cash for a cheap fixer-upper property, and work hard for years to fix it up yourself. Oh, and then you could own a modest home debt-free. Today, even if you could do that, why would you? Instead, you can just prudently finance your way through life. You could have instead borrowed for two or three already renovated properties and let debt, inflation, and perhaps even tenants do the work for you. Above all, do the right thing before you do things right. That's what I like to say. Well, the way you get wealthy is by owning a lot of assets, not by grinding in the salt mines to pay off your debt. Those that are debt free are often asset poor. The biggest financial expense that you will ever have in your life. Do you know what it is? It is not taxes or interest charges. It's not even inflation or housing or healthcare or having children, most people have never heard of it. You probably have, but most people have never heard of this biggest financial expense you'll ever have, and they certainly don't know how to avoid it.   Keith Weinhold  27:34   Say that you're 35 years old and you put 100k under a mattress for 30 years until you're 60- years old. Instead, if that would have been invested at a 12% annual return, do you know how much that would have grown to? That would have grown to $2.996 million All right, basically 3 million bucks, a 30x increase. Therefore, it would be a 2.9 million dollar mistake to save money, and what this means is that the biggest expense you'll ever pay in your life is called opportunity cost. Yeah, opportunity cost is life's biggest expense. It's the return that was foregone when you chose one option over another. So opportunity cost is not what you spend; it's what your money could have become had you put it somewhere more productive. All right, now that was a pretty extreme example of 100k under a mattress. As a listener to this show, you are probably more savvy than a person that would save big lumps of money for close to zero return. Let me give you a better example of how when you pay all cash for something, you've usually just made your future self poorer. A friend of mine heard the episode last year where I talked about buying a new car for myself, a BMW X3 SUV. As it is, you probably remember that episode. Though I could have paid all cash for the car, I put the minimum down payment in there and then financed as much as I could because of a favorable 4% interest rate that I got on a car loan. Well, my friend Jesse heard that episode. This influenced him. So what he did is he bought a Subaru for his wife. Although he had planned to pay all cash and could have paid all cash for the car, Jesse got financing, and he did better than me. He got just a 1% interest rate somehow. Wow! It was actually nine tenths of 1% but let's just call it 1% What a deal! Instead of paying all cash for the car, he held on to that chunk of money. Instead of tying it up in a depreciating asset, he is financing it all. Now I don't. How much the Subaru costs, but let's just say it was 50k to keep the numbers simple. Well, look, if Jesse feels like he can get a 10% return over time by investing his money instead of sinking it into a car, how much does he profit by borrowing? Of course, he has the advantage of keeping his funds more liquid as well, but how much does he actually profit from this arrangement?   Keith Weinhold  30:24   Well, the math is so easy that you can even visualize it in an audio format here. Now it depends on the loan term, but the simple spread is a 10% investment return minus a 1% car loan cost. That is a 9% positive spread on 50k. That's roughly $4,500 per year in benefit. That's before any taxes, risk, or fees. $4,500 a year just for doing some loan paperwork. Like if you wonder whether the loan paperwork is worth it or not, that's what we're talking about here, and that's 375 bucks a month. So if you're wondering if it's even worth it taking the time to get a car loan when you could pay all cash, it probably is. All right, now that's the upside. What about the risk that's associated with taking a loan instead of paying all cash, well, the caveat here is that the 1% loan is guaranteed, but the 10% return is probably not, and that risk gap does matter. If you're financially fragile and you can't make the payment with another pot of money, well, then you risk default. That is over leverage risk. That's the worst case scenario. All right, what's the flip side? The flip side is that you could earn a return even better than 10% As we know, with real estate pays five ways on investment property. If you earn a 20% return, now you're making $9,500 a year on the spread, not $4,500, but a 10% return. That is the base case. So again, by paying all cash instead of getting the loan, your future self would be poorer by $4,500 a year. And now, my friend Jesse, that learned this from me, he's actually a CFA, a chartered financial analyst, a sophisticated money guy. But he had simply been overlooking this. And said another way, what you're doing here is that over time, your investment is paying you more than your interest is costing you, and in my life, I have been doing exactly this sort of thing all over the place for decades. An interesting thing that I hear about this, although it makes me scratch my head, I've heard a few people say this. It's just like, oh well, I don't want to have to deal with a car payment? I just rather be done with it and move on. What is there to deal with? Just set up auto pay with preserving funds for say a 10% return. You're then going to see more dollars flowing into your account than you will out of it. I mean that part can just be automated.   Keith Weinhold  33:19   My life and finances are set up this way. In fact, when I get a loan for a rental property, I have had mortgage loan officers that are looking at my finances. They tell me that I have more stuff flowing into and out of my checking account than they've ever seen anyone have. I'm I'm financing and arbitraging my way through life passively. This is thanks in part to inflation. I am not paying very much at all in that biggest financial expense that we all have in our lives-not taxes or children or housing, but opportunity cost. I am avoiding paying that. This is the world that we live in today, a lot of times debt reduction is horrible advice. Debt free that can keep people from falling over a cliff, but it stalls any wealth creation. Now the debts that usually make the most sense to pay down they're the ones with high interest, variable rates, no tax benefit, and no productive asset attached. And here is the priority order that I use for paying down debt or paying off debt. First, it is credit cards. Pay down these first almost every time. I mean, a 20% or even 30% credit card rate. This is like financial quicksand. You don't need a sophisticated investment thesis when you can get a guaranteed 20-4% quote-unquote return by eliminating this debt. The next place I would pay down are payday loans, personal. Loans and consumer finance debt. I mean, these are usually bad debts because they're at a high rate, have a short amortization, and they're usually tied to consumption instead of an income-producing asset. Pay these aggressively too, and then next in priority is paying variable rate debt that could reset higher. This isn't quite as important to address.   Keith Weinhold  35:24   We're talking about things like HELOCs, adjustable rate loans, margin debt, and some business lines of credit. Some of those can become dangerous when rates rise, even if the rate's tolerable today. The uncertainty can be a bit of a problem. Now, when it comes to should you pay down student loans, consider that. low fixed-rate student loans that might not be urgent. It sure wasn't for me. High-rate private student loans that could be different. That could get more of your attention. You also got to weigh things like tax benefits. Look out for forgiveness programs when it comes to student loans, those haven't been quite as available lately under this administration. Also, look at employer repayment benefits before you rush to pay down student loans, and then really the last one: low fixed-rate mortgage debt. Pay that last if you ever do. In fact, it is quite possible that I will always keep this debt type around that low fixed rate mortgage debt. So really, my rule of thumb here is to kill toxic debt. Be careful with unstable debt, and don't rush to pay off cheap fixed productive debt if you ever pay it off at all. You and I covered a lot of ground today, starting with 75 cent gasoline in California, all the way to the biggest expense you'll ever pay throughout your life, being something that most people have never heard of: opportunity cost. Coming up on the show here, a lot of good episodes, including a great guest and I are going to discuss a new way to invest in residential real estate that we haven't discussed before, and it will massively boost your cash flow. If you found today's show valuable, whether it was the history of why we have permanent inflation or the idea of passively financing your way to wealth, rather than only working harder. I would be grateful if you share this episode with a friend. Just tap the share button in Spotify, Apple Podcasts, or wherever you listen, and send it to someone who would benefit from hearing it. Or take a screenshot of this episode and post it on social media. It helps more people find the show, and it gives you and your friends something smart to talk about with each other. Until next week, I'm your host Keith Weinhold. Don't quit your daydream.   Speaker 1  37:53   Nothing on this show should be considered specific, personal, or professional advice. Please consult an appropriate tax, legal, real estate, financial, or business professional for individualized advice. Opinions of guests are their own. Information is not guaranteed. All investment strategies have the potential for profit or loss. The host is operating on behalf of Get Rich Education LLC exclusively.    Keith Weinhold  38:21   The preceding program was brought to you by your home for wealth building at getricheducation.com.  

Live July 13, 2026 | Yaron Brook Show(Season 12, Episode 122)Graham; Ukraine; Iran; Oil; ICE; 1776; Greedflation; Cronyism; Ebola; Achievement | Yaron Brook ShowFrom Ukraine to Iran, Oil Shocks to "Greedflation"—Can Politics Solve the Crises It Creates?The headlines never stop—but are we asking the right questions?Ukraine continues to innovate while Russia adapts. Iran threatens global shipping and energy markets. Politicians blame "corporate greed" for inflation while expanding government power. ICE dominates the news, Ebola returns, stem cell breakthroughs offer hope, and the debate over capitalism versus cronyism has never been more important.In this episode, Yaron Brook cuts through the noise to examine the ideas driving today's biggest stories—from Lindsey Graham's political legacy and the future of Ukraine to oil markets, inflation, state capitalism, and why blaming "greed" misses the real culprit.If you want analysis rooted in reason rather than political tribalism, this episode delivers.Watch here: https://youtube.com/live/Ij2RO3HJI1gMain Topics:0:28 Welcome1:08 Lindsey Graham's death, conspiracy theories & political legacy5:08 Graham's Trump alliance and public reaction9:46 Who replaces Graham? Political implications14:21 Ukraine's battlefield innovation and military technology22:29 Russia's strategy, Iran and the Strait of Hormuz28:51 Trump's Iran strategy and proposed shipping fees33:43 Iran's ports and US Central Command37:42 Israel's reported plans involving Iran45:44 Yemen conflict and Houthi retaliation47:32 Supporting the Yaron Brook Show48:33 Oil, helium and the economic impact of closing Hormuz51:12 Markets, bonds and rising interest rates55:18 ICE operations and the Maine controversy1:00:09 Trump's IRS settlement and legal questions1:06:00 Inflation, "greedflation," corporate greed and cronyism1:12:29 Ayn Rand, political activism and state capitalism1:17:56 Ebola outbreak and vaccine innovation1:24:28 Stem cell breakthroughs and infertility treatmentLive Audience Questions1:36:32 Was the 1980s the greatest decade for music?1:38:03 How much government debt is actually healthy?1:38:30 Fractional reserve or full reserve banking—which is better?1:39:33 Was the German mark truly one of history's strongest currencies?#Ukraine #Iran #Capitalism #Objectivism #Inflation #OilPrices #Greedflation #Economics #Politics #AynRandSubscribe for daily analysis on economics, politics, philosophy, technology, investing, and current events.The Yaron Brook Show is Sponsored by[The Ayn Rand Institute](https://www.aynrand.org/starthere)[Energy Talking Points, featuring AlexAI, by Alex Epstein](https://alexepstein.substack.com/)[Express VPN](https://www.expressvpn.com/yaron)[Hendershott Wealth Management](https://www.youtube.com/watch?v=X4lfC...) &(https://hendershottwealth.com/ybs/)[Michael Williams & The Defenders of Capitalism Project](https://www.DefendersOfCapitalism.com)[Support the Show]( / yaronbrookshow )[Sponsor the Show](askyaron@yaronbrookshow.com/)[One-time donation](https://bit.ly/2RZOyJJ)Join the [Yaron Brook Show YouTube channel]( / @yaronbrook )Like what you hear? Like, share, and subscribe to stay updated on new videos and help promote the [Yaron Brook Show](https://bit.ly/3ztPxTx)Continue the discussion by following Yaron on [Twitter](https://bit.ly/3iMGl6z) and [Facebook](https://bit.ly/3vvWDDC )Want to learn more about Ayn Rand and Objectivism? Visit the [Ayn Rand Institute](https://bit.ly/35qoEC3)Become a supporter of this podcast: https://www.spreaker.com/podcast/yaron-brook-show--3276901/support.Yaron is the executive chairman of the Ayn Rand Institute and a world class speaker. He is the coauthor of the national best-seller Free Market Revolution: How Ayn Rand's Ideas Can End Big Government, Equal is Unfair: America's Misguided Fight Against Income Inequality and In Pursuit of Wealth: The Moral Case for Finance. He speaks around the world on a variety of topics including the morality of capitalism, Ayn Rand and her philosophy, finance and economics, and the value of inequality.

The hormone testosterone is figuring prominently in conversations about the “manosphere.”Politicians and influencers are turning to testosterone and peptides in pursuit of an idealized masculine image.On this hour of All Sides, we're talking about the national obsession with testosterone.We'll meet actor and screenwriter Brock Yurich. His movie Test, filmed here in Ohio, follows one man's personal battle with steroid abuse.Guests: Dr. Benjamin Bring, board-certified physician in family and sports medicine, Ohio Health Brock Yurich, actor, model, screenwriter of the film Test(photo: Jim Norrena Act Out Photography)

Sen. Lindsey Graham died suddenly this weekend, leaving a legacy as a rare politician these days who reached across the aisle. What happens next?

Sen. Lindsey Graham died suddenly this weekend, leaving a legacy as a rare politician these days who reached across the aisle. What happens next?

President Trump has paid tribute to the US senator, Lindsey Graham, who's died aged 71 after a brief, sudden illness. Mr Trump said the Republican from South Carolina was one of the greatest people he'd ever known. Former US National Security Adviser John Bolton reflects on Mr Graham's political career and legacy.Also in the programme: a campaigner against female genital mutilation tells us about efforts to prevent a ban on the practice being overturned; and we report live on the final day of the Wimbledon tennis championships.(Photo: U.S. Senator Lindsey Graham (R-SC) joins President Donald Trump to speak to reporters aboard Air Force One en route from Florida to Joint Base Andrews, Maryland, U.S., January 4, 2026. Credit: REUTERS/Jonathan Ernst)

Barack Obama is America’s most popular politician and a Black officer is ordered to pay $21M for paralyzing unarmed man. See omnystudio.com/listener for privacy information.

This is a free preview of a paid episode. To hear more, visit jimhightower.substack.comGreetings, Lowdowners! When I was down visiting with Hightower in May, I asked him a question that I've always wanted to know the answer to, but never put directly to him: Why did he decide to run for office? Before he became Agriculture Commissioner, he had been a legislative aide to Sen. Ralph Yarborough in Washington, the founder and co-director of the Agribusiness Accountability Project (which produced Hard Tomatoes, Hard Times), then a journalist and editor at the Texas Observer. What brought on the desire to become an elected official? And why this office?His answer took us through an adventure of what activism can look like when you take the outside inside, and you run a real grassroots campaign based on the values of the people you're hoping to represent.Transcript:Well, for me, I was born a populist. I didn't know it. And I was taught about populism.The essential political essence of populism is that too few people control too much of the money and power, and they use that control against the rest of us to get more money and power for themselves. So that's the great fight of American politics, in the big scale, but also in the very local scale.

The US and Iran are once again trading threats and strikes with a peace deal in the balance. CNN's Fred Pleitgen regional expert Mehran Kamrava report on the state of play. Then, we discuss terror in the West Bank, where Palestinians live under constant threat. Politician Mustafa Barghouti joins Christiane from Ramallah. And with the far right ascendant in Europe, can the center hold? Learn more about your ad choices. Visit podcastchoices.com/adchoices

As America marks 250 years of existence, it is worth pausing to ask a question that most people avoid: what is actually true about this country versus what we have been conditioned to believe? The noise coming from cable news, social media algorithms, and political fundraising machines has created a version of America that feels perpetually on the brink of collapse. But the data tells a radically different story. America 250 is not a eulogy. It is a celebration grounded in economic history, human ambition, and the rare national DNA that makes this country unlike any other on earth. The story of America 250 is not just about survival. It is about a country that has repeatedly invented entirely new categories of value from nothing, attracting dreamers from every corner of the globe who recognize something that many native-born Americans take for granted. Understanding what America actually is, rather than what the anger merchants want you to believe, is the starting point for seeing where it is going next. You're listening to Christopher Lochhead: Follow Your Different. We are the real dialogue podcast for people with a different mind. So get your mind in a different place, and hey ho, let's go.   The Anger Industrial Complex Is Manipulating You The most important thing to understand about the current state of American political culture is that the division you feel is largely manufactured. Politicians, legacy media, and social media algorithms have built extraordinarily profitable business models on your outrage. Fundraising emails do not celebrate progress or bipartisan cooperation. They warn you that the other side is coming for everything you love. Cable news stopped booking reasonable people because screaming is more watchable. Then social media arrived with algorithms engineered to identify with inhuman precision exactly what makes you angry, and serve you more of it every hour. Here is what those category leaders of manufactured rage never want you to know. On guns, taxes, immigration, abortion, equal rights, policing, gay marriage, the national debt, and entrepreneurship, Americans mostly agree. 91% of Americans believe anyone regardless of race deserves an equal opportunity to succeed. 94% approve of interracial marriage, up from just 4% in 1958. 81% of Americans support universal background checks, including 80% of Republicans. 94% believe every citizen deserves a fair shot to start and grow a business. These numbers cut cleanly across party lines and receive zero coverage because agreement does not generate revenue. The pattern is consistent and deliberate. Every time Americans broadly agree on something, the machine finds the 5 to 15% on either extreme of the bell curve who do not, puts them on television, feeds them into the algorithm, and collects revenue by monetizing anger manufactured from nearly nothing. A citizen who stops being angry is a bad customer, and that is precisely why the machine never stops running.   America Is a Catapult, Not a Club What makes America 250 worth celebrating is not just its age. It is its architecture. In Gallup surveys conducted across 150 countries since 2007, one question has been asked consistently: if you could move anywhere on earth, where would you go? Every single year, 170 million people choose the United States. The runner-up draws half that number. China has four times America’s population and a foreign-born population of just 0.1%. The United States sits at 15%. People do not want to move to America because it is the best. They want to move here because it is different. Nearly every other country on earth functions like a club, one you are born into or spend a lifetime trying to enter. America was purpose-built as a catapult for people driven by dreams, pirates, innovators, and those desperate enough to bet everything on a different future. The founder of SoftBank, one of the wealthiest people in Japan, was born ethnically Korean and was bullied to the point of contemplating suicide, denied credit in Japanese business specifically because of his ethnicity. That story plays out differently in America, where meritocracy at its best does not ask where you came from or what school you attended. Two families, two wars, two bets on a different future in the same country capture this perfectly. One grandfather left Scotland after World War Two for a rubber factory job in Montreal. One father left Korea to become a janitor and a limo driver in Hawaii. Neither came for comfort. Both came for the removal of limits on what their children could become. America 250 is the story of those bets paying off across generations.   The Jevons Paradox and the Next 250 Years In 1865, British economist William Stanley Jevons noticed something counterintuitive. As steam engines became more efficient and required less coal to do the same work, experts predicted coal consumption would fall. Instead, it exploded. Greater efficiency lowered the cost of power, which expanded adoption, which created entirely new categories of economic activity that had not existed before. Jevons called it a paradox, and it is the single best framework for understanding America’s economic history. From a GDP of roughly 193 million in 1790 to over 30 trillion today, America did not simply get better at existing industries. It invented the railroad, then electricity, then the automobile, then the computer, then the internet. Each one was a new category. Each one created massive value from nothing. The internet alone generated approximately 16 trillion in new global economic value over 30 years, more than half of total world GDP in 1995, built entirely from scratch by entrepreneurs. Before the internet, no one needed a web engineer, a search algorithm, or a social media manager. New categories create new categories. AI is now the next expression of the Jevons paradox at a civilizational scale. Goldman Sachs projects AI will raise global GDP by 7% over the next ten years. PwC projects AI could contribute 15.7 trillion by 2030 alone, nearly matching the internet’s entire 30-year impact in under a decade. If AI creates twice the proportional value the internet did, that is 110 trillion in new economic value built on top of the existing world economy. America 250 is not the end of a story. It is the opening chapter of the most consequential economic category in human history, and America is positioned at its center. To hear more from Christopher Lochhead and about America 250 & beyond, download and listen to this episode. You can also check out his thoughts on America as a Different Category of Country.   We hope you enjoyed this episode of Christopher Lochhead: Follow Your Different™! Christopher loves hearing from his listeners. Feel free to email him, connect on Facebook, X (formerly Twitter), LinkedIn, and subscribe on Apple Podcast / Spotify!  

Trump just declared the Iran peace deal is over and said he's done dealing with “sick people.” Iran attacked commercial ships in the Strait of Hormuz, prompting President Trump to order U.S. airstrikes on over 80 Iranian targets. This comes after a preliminary peace deal signed in June that aimed to reopen shipping lanes and address Iran's nuclear program. But Iran violated it by pushing for control and fees over the vital waterway. At the NATO summit in Ankara, Trump didn't hold back, calling the Iranians scum, vicious, violent people, liars, cheats, and sick people. He made it clear he thinks it's over and doesn't want to waste any more time negotiating with them. Pat also covered: Pat Gray talks to Mitch McConnell for 6 hours over the phone??? Bigfoot corpse found — now headed to New York display. Mamdani tells Platner to drop out after assault allegation. Ken Paxton and mistress spotted in London over July 4th. Walmart slashed prices on hundreds of items including ground beef, and Trump is taking credit. Do you think Trump is right to walk away from any further deals with Iran? What do you believe America should do next to protect our shipping lanes and push back against this kind of aggression? If you want unfiltered truth and common-sense analysis that cuts through the noise, hit subscribe and turn on notifications. 00:00 Pat Gray UNLEASHED! 00:32 The Ceasefire is OVER!!! 03:48 Iran Attacks Three Ships in Strait of Hormuz 06:51 Americans Leading "Death to America" Chants in Tehran 07:55 More Info on Jackson Hinkle 12:13 Mitch McConnell is Talking with Everyone (Supposedly) 25:14 Democrats Turning their Backs on Graham Platner 27:26 Democratic Voter in Maine Talking about Graham Platner 31:28 Chewing the Fat 48:17 ABC VS. FCC 51:34 Sunny Hostin Doubles-Down on Graham Platner 53:41 Ken Paxton Travels Europe with his Mistress 57:17 James Talarico's Pink Scarf 1:00:08 James Talarico's "Real" Girlfriend 1:04:03 Paxton & Talarico Discussion 1:07:04 Candace Owens' Bizarre 4th of July Statement 1:12:09 Sammy Hagar's Planned Freedom 250 Performance 1:14:33 Roof Collapse in New Jersey 1:17:01 Unstable Buildings in New York 1:21:20 Cory Booker on Graham Platner 1:23:40 Democrat Dirtbag Speech Template 1:25:23 Is Mitch McConnell REALLY Okay??? 1:27:19 Politicians that Willingly Stepped Down 1:29:25 Current College Students are as Smart as 10-Year-Olds Learn more about your ad choices. Visit megaphone.fm/adchoices