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Last time we spoke about Operation Chahar. In the turbulent year of 1935, tensions surged in North China as the Kwantung Army defied Tokyo's orders, encroaching deeper into Chahar province. This period was marked by widespread anti-Japanese sentiments, fueled by local revolts and the assassination of pro-Japanese figures, which infuriated Japanese authorities. On May 20, the Kwantung Army launched an offensive against a bandit group led by Sun Yungqin, seeking to exert control over the demilitarized regions established by earlier agreements. Their swift victory forced the resignation of local officials opposing Japanese interests. As chaos escalated, the Chinese government, under pressure to appease Japan, dismantled anti-Japanese factions and dismissed key leaders. The climax in this saga came with the signing of the He-Umezu Agreement, stripping China of authority in Hubei and Chahar, signaling Japan's increasing dominance and setting the stage for further exploitation of the region.   #150 The February 26 Incident Welcome to the Fall and Rise of China Podcast, I am your dutiful host Craig Watson. But, before we start I want to also remind you this podcast is only made possible through the efforts of Kings and Generals over at Youtube. Perhaps you want to learn more about the history of Asia? Kings and Generals have an assortment of episodes on history of asia and much more  so go give them a look over on Youtube. So please subscribe to Kings and Generals over at Youtube and to continue helping us produce this content please check out www.patreon.com/kingsandgenerals. If you are still hungry for some more history related content, over on my channel, the Pacific War Channel where I cover the history of China and Japan from the 19th century until the end of the Pacific War. While this podcast is supposed to be given through the Chinese perspective, I apologize but yet again I need to jump over to the Japanese side. You see, a very pivotal moment during the Showa era would occur in the year of 1936. I think it's crucial to understand it, and the underlying issues of it, to better understand what we will be stuck in for the unforeseeable future, the Second Sino-Japanese War. I've briefly mentioned the two factions within the Japanese military at this time, but now I'd really like to jump into them, and a major incident that made them collide. In the aftermath of WW1, 2 prominent factions emerged during this tumultuous period: the Kodoha, or Imperial Way Faction, and the Toseiha, or Control Faction. Each faction represented distinct visions for Japan's future, deeply influencing the nation's course leading up to World War II. The Kodoha rose to prominence in the 1920s, driven by a fervent belief in Japan's divine destiny and its right to expand its imperial reach across Asia. This faction was characterized by its adherence to traditional Japanese values, rooted in the samurai ethos. They viewed the Emperor as the embodiment of Japan's spirit and sought to return to the moral foundations they believed had been eroded by “Western influence”. The Kodoha was often critical of the West, perceiving the encroachment of Western thought and culture as a threat to Japan's unique identity. Their ideology emphasized a robust military force, advocating for aggressive campaigns in regions like Manchuria and China to assert Japan's dominance. Contrasting sharply with the Kodoha, the Toseiha began to emerge as a more dominant political force in the late 1930s. The Toseiha embraced a pragmatic approach, advocating for a disciplined military that could engage effectively with the complexities of modern warfare. They recognized the importance of retaining some traditional values while also integrating Western military techniques. Rather than rejecting Western influence entirely, the Toseiha believed in adapting to global shifts to ensure Japan's strength and security. The Toseiha's moderation extended to their governance strategies, as they prioritized political stability and control over radical ideology. They saw this approach as crucial for creating a robust state capable of managing Japan's expansionist ambitions without provoking the backlash that Kodoha tactics elicited. Their more calculated approach to military expansion included securing partnerships and pursuing diplomatic solutions alongside military action, thereby presenting a less confrontational image to the world. Now after Manchuria was seized and Manchukuo was ushered in, many in the Japanese military saw a crisis emerge, that required a “showa restoration' to solve. Both factions aimed to create military dictatorships under the emperor. The Kodoha saw the USSR as the number one threat to Japan and advocated an invasion of them, aka the Hokushin-ron doctrine, but the Toseiha faction prioritized a national defense state built on the idea they must build Japans industrial capabilities to face multiple enemies in the future. What really separated the two, was the Kodoha sought to use a violent coup d'etat to make ends meet, whereas the Toseiha were unwilling to go so far. The Kodoha faction was made up mostly of junior and youthful officers, typically country boys as we would call them. These were young men whose families were not the blue bloods, farmer types. They viewed the dramatic changes of Japan in light of their own family experiences, many were impoverished by the dramatic changes. A very specific thing these Kodoha boys hated were the Zaibatsu. The Zaibatsu were large Japanese business conglomerates, primarily active from the Meiji period until WW2. They combined various industries, including banking, manufacturing, and trading. Prominent examples included Mitsubishi and Sumitomo. The reason they hated the Zaibatsu was because they believed they were influenced by western thought and that they super succeeded the authority of the emperor. More or less you can think of it as “we hate the fat cats who are really running things”.   Now the Toseiha faction were willing to work with the Zaibatsu to make Japan stronger. Basically they believed them to just be a necessary evil, you had to play ball to get things rolling. Random note, Hirohito's brother Prince Chichibu sympathized with the Kodoha faction and repeatedly counseled his brother that he should implement direct imperial rule even if it meant suspending the constitution, aka a show restoration. Hirohito believed his brother who was active in the IJA at the time was being radicalized. Now I cant go through the entire history of it, but this time period is known as the “government by assassination” period for Japan. Military leaders in the IJA, IJN and from within the Kodoha and Toseiha factions kept assassinating politicians and senior officers to push envelopes forward. Stating all of that, I now want to talk about the February 26th incident and I will add I am using a specific source, simply because it's my favorite. That is Herbert P Bix's Hirohito and the Making of Modern Japan. In late 1934, several officers from the Imperial Way faction at the Army Cadet School were arrested for plotting a coup. Although there were no immediate repercussions, the following year, two of the same Kodoha officers, named Isobe Asaichi and Muranaka Takaji were arrested again for distributing a document accusing Toseiha faction officers, like Major General Nagata Tetsuzan, of previously drafting coup plans against the government. This time, the army's upper echelons responded firmly, condemning Isobe and Muranaka's accusations as acts of disloyalty, resulting in both officers losing their commissions. Meanwhile, other Imperial Way officers sought retaliation against Nagata, who was rumored to be planning a major purge to eliminate factionalism within the army. Tatsukichi Minobe was a Japanese statesman and scholar of constitutional law and in the 1930s he began a movement bringing up the very real issue with the Meiji constitution in relation to the role of the emperor. In August 1935, amid a populist movement denouncing Minobe's interpretation of the constitution, Lt colonel Aizawa Saburo from Kodoha faction entered Nagata's office and fatally attacked him with his katana. This marked a significant escalation in the military struggle over state reform and the push for increased military funding, which was intertwined with the movement against Minobe. Meanwhile anti- Prime Minister Okada factions within the army, continuing to use slogans like “kokutai clarification” and “denounce the organ theory,” intensified their attacks on the emperor's advisers and hereditary peers. Senior generals from the Kodoha faction arranged a public court-martial for Aizawa, held by the 1st Division, a group heavily populated by Kodoha officers based in Tokyo. When Aizawa's trial commenced on January 12, 1936, his defense team transformed it into an emotional condemnation of the Okada cabinet, the court entourage, and Minobe's constitutional theories. This strategy garnered support across the nation, even reaching unexpected places like the imperial palace, where Dowager Empress Teimei Kogo, a staunch rightist, expressed sympathy for Aizawa. However, before the trial could progress, a military mutiny disrupted proceedings in the capital. Shockwaves rippled through the army after Army Minister Hayashi dismissed Kodoha member General Mazaki from his position overseeing military education and ordered the transfer of the 1st Division to Manchuria, which ignited the largest army uprising in modern Japanese history. The uprising was orchestrated through a series of meetings held from February 18 to 22 by key individuals including Nishida, Yasuhide Kurihara, Teruzō Andō, Hisashi Kōno, Takaji Muranaka, and Asaichi Isobe. Their plan was relatively straightforward: the officers would assassinate the most prominent adversaries of the kokutai, seize control of the administrative center of the capital and the Imperial Palace, and present their demands, which included the dismissal of certain officials and the establishment of a new cabinet led by Mazaki. They did not establish long-term goals, believing that those should be determined by the Emperor. However, it is suspected that they were prepared to replace Hirohito with Prince Chichibu if necessary. The young Kodoha officers felt they had at least implicit support from several influential Imperial Japanese Army officers after making informal inquiries. This group included figures such as Araki, Minister of War Yoshiyuki Kawashima, Jinzaburō Mazaki, Tomoyuki Yamashita, Kanji Ishiwara, Shigeru Honjō, as well as their immediate superiors, Kōhei Kashii and Takeo Hori. Later, Kawashima's successor as Minister of War remarked that if all the officers who had endorsed the rebellion were forced to resign, there would not have been enough high-ranking officers left to replace them. To articulate their intentions and grievances, the young officers prepared a document titled "Manifesto of the Uprising" “Kekki Shuisho”, which they intended to present to the Emperor. Although the document was authored by Muranaka, it was written under the name of Shirō Nonaka, the highest-ranking officer involved in the plot. The document aligned with Kokutai Genri-ha ideals, criticizing the genrō, political leaders, military factions, zaibatsu, bureaucrats, and political parties for jeopardizing the kokutai with their selfishness and disregard for the Emperor, and emphasized the need for direct action: “Now, as we face immense foreign and domestic challenges, if we do not eliminate the disloyal and unjust who threaten the kokutai, if we do not remove the villains obstructing the Emperor's authority and hindering the Restoration, the Imperial vision for our nation will come to naught [...] Our duty is to purge the malevolent ministers and military factions surrounding the Emperor and eradicate their influence; we shall fulfill this mission.” Seven targets were selected for assassination for "threatening the kokutai". Keisuke Okada served as Prime Minister, where he notably advocated for the London Naval Treaty and supported the "organ theory" of the kokutai. His actions reflect a commitment to international agreements and specific ideological principles at the time. Saionji Kinmochi, a Genrō and former Prime Minister, also supported the London Naval Treaty. However, his influence extended further, as he played a role in prompting the Emperor to establish inappropriate cabinets, impacting political stability. Makino Nobuaki, the former Lord Keeper of the Privy Seal and Foreign Minister, was another key figure who supported the London Naval Treaty. He notably prevented Prince Fushimi from voicing protests to the Emperor during this period, and he established a court faction in collaboration with Saitō, further entrenching political alliances. In his capacity as Grand Chamberlain, Kantarō Suzuki supported the London Naval Treaty but faced criticism for "obstructing the Imperial virtue," suggesting tensions between political decisions and traditional values. Saitō Makoto, who served as Lord Keeper of the Privy Seal and former Prime Minister, was involved in advocating for the London Naval Treaty and played a significant role in Mazaki's dismissal. He, too, formed a court faction with Makino, indicating the intricacies of court politics. Takahashi Korekiyo, as Finance Minister and former Prime Minister, engaged in party politics with the aim of diminishing military influence. His approach was focused on maintaining the existing economic structure amid the shifting political landscape. Finally, Jōtarō Watanabe, who replaced Mazaki as Inspector General of Military Education, supported the "organ theory" of the kokutai yet faced criticism for refusing to resign, despite being considered unsuitable for his position. On the night of February 25, Tokyo experienced a heavy snowfall, which uplifted the rebel officers as it evoked memories of the 1860 Sakuradamon Incident. During this event, political activists known as shishi assassinated Ii Naosuke, the chief advisor to the Shōgun, in the name of the Emperor. The rebel forces, organized into six groups, began mobilizing their troops and departing from their barracks between 3:30 and 4:00 AM. At 5:00 AM, they launched simultaneous attacks on key targets, including Okada, Takahashi, Suzuki, Saito, the Ministry of War, and the headquarters of the Tokyo Metropolitan Police. At around five o'clock on the morning of February 26, 1936, a rebellion erupted, fueled by the long-standing tensions surrounding the kokutai issues that had plagued 1935. Twenty-two junior officers led over 1,400 armed soldiers and non-commissioned officers from three regiments of the 1st Division and an infantry unit of the Imperial Guards in a mutiny in snow-covered Tokyo. The attack on Okada involved a contingent of 280 men from the 1st Infantry Regiment, commanded by 1st Lieutenant Yasuhide Kurihara. The troops encircled the Prime Minister's Residence and compelled its guards to open the gates. Upon entering the compound, they attempted to locate Prime Minister Okada but were met with gunfire from four policemen stationed there. All four policemen were killed, wounding six rebel soldiers in the process. However, the shots served as a warning for Okada, prompting his brother-in-law, Colonel Denzō Matsuo, to help him find refuge. Matsuo, who closely resembled Okada, was eventually discovered by the soldiers and killed. After comparing Matsuo's wounded face to a photograph of the prime minister, the attackers mistakenly believed they had accomplished their mission. Okada managed to escape the following day, but this information was kept confidential, and he did not play any further role in the events. After Matsuo's death, Kurihara's men took up guard positions around the compound, reinforced by sixty soldiers from the 3rd Imperial Guard. In another key operation, Captain Kiyosada Kōda led a group of 160 men to seize control of the Minister of War's residence, the Ministry of War, and the General Staff Office. Upon entering the Minister's residence at 6:30 AM, they demanded to see Minister Kawashima. Once admitted, they read their manifesto aloud and presented a document detailing several demands, including: A prompt resolution to the situation that would further "advance the cause of the Restoration." A call to prevent the use of force against the Righteous Army. The arrest of Kazushige Ugaki (Governor-General of Korea), Jirō Minami (commander of the Kwantung Army), Kuniaki Koiso (commander of the Korean Army), and Yoshitsugu Tatekawa for their roles in undermining military command. The immediate dismissal of Lieutenant Colonel Akira Mutō, Colonel Hiroshi Nemoto, and Major Tadashi Katakura from the Imperial Japanese Army for promoting "factionalism." The appointment of Araki as the new commander of the Kwantung Army. Ugaki, who served as Minister of War during two separate terms, had overseen significant reductions and modernization efforts within the army. He had also failed to support the March Incident plotters, who had hoped to install him as Prime Minister. Minami, Mutō, Nemoto, and Katakura were all influential members of the Tōsei-ha faction; Katakura had been partly responsible for reporting on the Military Academy Incident. Later that morning, Isobe encountered Katakura outside the Ministry of War and shot him non-fatally in the head. During this tumultuous period, several officers sympathetic to the rebels, including General Mazaki, General Tomoyuki Yamashita, and General Ryū Saitō, joined the uprising. Saitō praised the young officers' spirit and encouraged Kawashima to accept their demands. Shortly before 9:00 am, Kawashima indicated he needed to speak with the Emperor and left for the Imperial Palace. Meanwhile, Captain Hisashi Kōno led a team of seven, comprised mostly of civilians, to attack Makino Nobuaki, who was staying at Kōfūsō, part of the ryokan Itōya in Yugawara, Kanagawa Prefecture, with his family. Arriving at 5:45 am, they stationed two men outside while entering the inn with weapons drawn. Inside, policemen opened fire, leading to a lengthy exchange of gunfire. A policeman managed to alert Makino and his party of the danger, guiding them to a rear exit. Although the assassins fired at the escaping group, Makino successfully evaded capture. Kōno sustained a gunshot wound to the chest, and one policeman, Yoshitaka Minagawa, was killed. As Kōno was evacuated from the scene, the assailants set fire to the building. Hearing a gunshot, Kōno assumed that Makino had shot himself inside. After his recovery at a nearby military hospital, Kōno and his team were arrested by military police. Around 10:00 am, Kurihara and Nakahashi loaded a fleet of three trucks with sixty men and drove from the Prime Minister's Residence to the offices of the Asahi Shimbun, a significant liberal newspaper. They stormed the building, ordering the evacuation of employees and declaring their actions as "divine retribution for being an un-Japanese newspaper." The rebels then overturned and scattered the newspaper's type trays, containing 4,000 different characters, temporarily halting its publication. Following this attack, the men distributed copies of the uprising's manifesto to nearby newspapers before returning to the Prime Minister's Residence. On another front, 1st Lieutenant Motoaki Nakahashi of the 3rd Imperial Guard gathered 135 men and, under the pretext of paying respects at Yasukuni Shrine, marched to Takahashi Korekiyo's residence. There, he divided his forces, sending one group to attack while the other remained to guard the entrance. After breaking into the compound, Nakahashi and Lieutenant Kanji Nakajima found Takahashi in bed, where Nakahashi shot him while Nakajima delivered a fatal sword strike. Takahashi died without waking. Once his target was eliminated, Nakahashi regrouped with the soldiers and proceeded to the Imperial Palace, aiming to secure it. Entering through the western Hanzō Gate at 6:00 am, Nakahashi informed Major Kentarō Honma, the palace guard commander, that he had been dispatched to reinforce the gates due to earlier attacks. Honma, already aware of the uprisings, accepted Nakahashi's arrival. He was assigned to help secure the Sakashita Gate, the primary entrance to the Emperor's residence. Nakahashi planned to signal nearby rebel troops at police headquarters once he controlled access to the Emperor. However, he struggled to contact his allies, and by 8:00 am, Honma learned of his involvement in the uprising and ordered him, at gunpoint, to vacate the palace grounds. Nakahashi complied and returned to join Kurihara at the Prime Minister's Residence, while his soldiers remained at the gate until relieved later that day, preventing their inclusion in the government's official count of rebel forces. Elsewhere, 1st Lieutenant Naoshi Sakai led a detachment of 120 men from the 3rd Infantry Regiment to Saitō Makoto's home in Yotsuya. After surrounding the policemen on guard, five soldiers entered the residence and found Saitō and his wife, Haruko, in their bedroom. They shot Saitō dead, prompting Haruko to plead for her life, saying, "Please kill me instead!" While they pulled her away, she was unwittingly wounded by stray gunfire. Following Saitō's assassination, two officers directed another group to target General Watanabe, while the remaining men moved to strategically position themselves northeast of the Ministry of War. In Kōjimachi, Captain Teruzō Andō commanded 200 men from the 3rd Infantry Regiment to assault Suzuki's residence across from the Imperial Palace. After disarming the police on duty, they located Suzuki in his bedroom and shot him twice. When Andō moved to deliver the coup de grâce with his sword, Suzuki's wife implored to be allowed to do it herself, believing her husband to be fatally wounded. Andō obliged and, apologizing for the act, explained it was for the nation's sake. After saluting Suzuki, the soldiers left to guard the Miyakezaka junction north of the Ministry of War. Following the assault on Saitō, a party of twenty men, led by 2nd Lieutenants Tarō Takahashi and Yutaka Yasuda, headed to Watanabe's residence in Ogikubo after 7:00 AM. Despite the two-hour delay since previous attacks, no measures had been taken to alert Watanabe. As they attempted to storm the front entrance, military police inside opened fire, wounding Yasuda and another soldier. The troops then gained entry through the rear, confronting Watanabe's wife outside their bedroom. After shoving her aside, they found Watanabe using a futon as cover. He opened fire, prompting one soldier to retaliate with a light machine gun. Takahashi then rushed in and fatally stabbed Watanabe, witnessed by his nine-year-old daughter, Kazuko, who hid nearby. The soldiers departed, taking their wounded to a hospital before positioning themselves in northern Nagatachō. In a significant move, Captain Shirō Nonaka led nearly a third of the rebel forces, comprising 500 men from the 3rd Infantry Regiment, to assault the Tokyo Metropolitan Police headquarters. Their objective was to secure communication equipment and prevent dispatch of the police's Emergency Service Unit. Meeting no resistance, they quickly occupied the building, possibly due to a strategic decision to leave the situation in the military's hands. After securing the police headquarters, 2nd Lieutenant Kinjirō Suzuki led a small group to attack Fumio Gotō's residence, the Home Minister's, but found that Gotō was not home, thus allowing him to escape. This attack appeared to result from Suzuki's independent decision, rather than a coordinated effort among the officers. Despite all of these actions, the Kodoha boys had failed to secure the Sakashita Gate to the palace, which allowed the palace to maintain communication with the outside world, and they neglected to address potential naval interventions. At the Yokosuka naval base, Rear Adm. Yonai Mitsumasa and his chief of staff, Inoue Shigeyoshi, positioned marines to defend the Navy Ministry and prepared warships in Tokyo Bay to suppress the rebellion. By the morning of February 28, after unsuccessful negotiations through sympathetic officers at army headquarters, the commander under martial law transmitted an imperial order to disperse. Most troops returned to their barracks, one officer committed suicide, and the remaining leaders surrendered, resulting in the uprising ending with minimal further violence. Nevertheless, martial law in Tokyo continued for nearly five months. The rebel officers had initially planned for General Kawashima, a staunch ally of the Kodoha, to relay their intentions to the emperor, who they assumed would issue a decree for a “Showa restoration.” Despite their radical objectives of overthrowing the political order, the mutineers, like other military and civilian extremists of the 1930s, sought to operate within the imperial framework and maintain the kokutai. They believed the emperor was under the control of his advisers and lacked a genuine will of his own. Once the Lord Keeper of the Privy Seal and the Grand Chamberlain were removed, they expected the emperor to appoint General Mazaki as prime minister, a leader they believed would reinforce the military and effectively address the China issue. At the onset of the insurrection, they had a real chance of success. The Tokyo military police commander, General Kashii Kohei, sympathized with their cause, and the emperor's chief aide, General Honjo, was related to rebel officer Capain Yamaguchi Ichitaro. Support for the mutineers was present at military bases nationwide. Historian Hata Ikuhiko notes that the rebels contacted General Honjo by both phone and written message before attacking the Okada cabinet. As the first in the imperial entourage to learn of the mutiny, Honjo could have warned the intended targets but chose not to do so. By the time he arrived at court at 6:00 am. on the 26th, key advisors like Chief Secretary Kido, Imperial Household Minister Yuasa Kurahei, and Vice Grand Chamberlain Hirohata Tadakata were already aware of the potential danger. Suzuki was murdered, and the emperor was deeply affected, awakening to the news at 5:40 am from the chamberlain on night duty, Kanroji Osanaga. He learned that his old ministers had been attacked and a coup was underway. Upon receiving this information, Hirohito resolved to suppress the uprising. He was outraged by the killing of his ministers and feared that the rebels might use his brother, Prince Chichibu, to force him to abdicate. He donned his army uniform and summoned Honjo, ordering him to “end it immediately and turn this misfortune into a blessing.” Hirohito adopted a strategy proposed by Kido, who had acted swiftly earlier that morning, instructing Honjo to assess the Imperial Guard Division's potential actions if the mutineers advanced on the Palace. Kido aimed to prevent the establishment of a new provisional cabinet until the mutiny was fully quelled. At 9:30 am Army Minister Kawashima, who had previously met with one of the rebel officers, arrived at court. He urged the emperor to form a cabinet that would “clarify the kokutai, stabilize national life, and fulfill national defense.” Surprised by Kawashima's tone, Hirohito reprimanded him for not prioritizing the suppression of the mutiny. He also expressed his frustration to Chief of the Navy General Staff Prince Fushimi, dismissing him when he inquired about forming a new cabinet. Later that day, Kawashima met with the Supreme Military Council, consisting mainly of army officers sympathetic to the rebels. The council decided to attempt persuasion before relaying the emperor's orders a move contrary to Hirohito's directive. According to historian Otabe Yuji, an “instruction” was issued to the rebel officers at 10:50 am, acknowledging their motives and suggesting the emperor might show them leniency. This message was communicated to the ringleaders by martial law commander General Kashii. That evening, when members of the Okada cabinet came to submit their resignations, Hirohito insisted they remain in power until the mutiny was resolved. On February 27, the second day of the uprising, Hirohito announced “administrative martial law” based on Article 8 of the Imperial Constitution. This invoked his sovereign powers to address the crisis while freeing him from needing cabinet approval for his actions. Hirohito displayed remarkable energy throughout the subsequent days, sending chamberlains to summon Honjo for updates and threatening to lead the Imperial Guard Division himself when dissatisfied with the reports. Honjo, however, resisted the emperor's demands and exhibited sympathy for the rebels. During the uprising, Hirohito met with Prince Chichibu, who had recently returned from Hirosaki. Their discussions reportedly led Chichibu to distance himself from the rebels. However, rumors of his sympathy for them persisted, leading to concerns about potential conflicts within the imperial family. On the second day, Rear Admiral Yonai and his chief of staff demonstrated their loyalty to Hirohito. By February 29, the fourth day of the uprising, Hirohito had reasserted his authority, troops were returning to their barracks, and most rebel leaders were captured. Seventeen of these leaders were court-martialed and executed in July without legal representation. Shortly after, during the obon festival, Hirohito allegedly instructed a military aide to secure seventeen obon lanterns for the palace. This action, though secret, may have provided him some personal comfort amidst the turmoil. An investigation following the mutiny revealed that the rebels' sense of crisis was amplified by the recent general elections, which had shown an anti-military sentiment among voters. Despite their populist rhetoric, most ringleaders were not motivated by the agricultural depression; their goal was to support the kokutai by advocating for increased military rearmament. During this period, military spending steadily rose from 3.47% of GNP in 1931 to 5.63% in 1936. Intriguingly, the ringleaders and their senior commanders shared a desire for state control over production to mobilize resources fully for total war. While united in this goal, their ideas about how to achieve a “Showa restoration” varied greatly, with some leaders, like Isobe, calling for complete economic consolidation and a return to strong state power. The February mutiny reinforced Hirohito's belief in the constitutional framework that underpinned his military authority. He became increasingly cautious about decisions that could compromise his command and developed closer ties to the army's Control faction, justifying military spending increases. Yet, the memory of the mutiny left him feeling uncertain about the throne's stability. Now you know me, whenever I can bring up Hirohito's involvement in the war related times I gotta do. After WW2, in an apparent effort to downplay his role as supreme commander, Hirohito provided a deliberately distorted account of the February events. “I issued an order at that time for the rebel force to be suppressed. This brings to mind Machida Chuji, the finance minister. He was very worried about the rebellion's adverse effect on the money market and warned me that a panic could occur unless I took firm measures. Therefore I issued a strong command to have [the uprising] put down. As a rule, because a suppression order also involves martial law, military circles, who cannot issue such an order on their own, need the mutual consent of the government. However, at the time, Okada's whereabouts were unknown. As the attitude of the Army Ministry seemed too lenient, I issued a strict order. Following my bitter experiences with the Tanaka cabinet, I had decided always to wait for the opinions of my advisers before making any decision, and not to go against their counsel. Only twice, on this occasion and at the time of the ending of the war, did I positively implement my own ideas. Ishiwara Kanji of the Army General Staff Office also asked me, through military aide Chojiri [Kazumoto], to issue a suppression order. I don't know what sort of a person Ishiwara is, but on this occasion he was correct, even though he had been the instigator of the Manchurian Incident. Further, my chief military aide, Honjo, brought me the plan drafted by Yamashita Hobun, in which Yamashita asked me to please send an examiner because the three leaders of the rebel army were likely to commit suicide. However, I thought that sending an examiner would imply that they had acted according to their moral convictions and were deserving of respect. . . . So I rejected Honjo's proposal, and [instead] issued the order to suppress them. I received no report that generals in charge of military affairs had gone and urged the rebels to surrender.”  On February 26, when Hirohito ordered the immediate suppression of the rebels, his anger was directed not only at the insurgents who had assassinated his closest advisors but also at senior army officers who were indecisive in executing the crackdown. The following day, in addition to his role as Minister of Commerce and Industry, Machida took on the responsibilities of finance minister. Concerns over economic panic and confusion contributed to the emperor's sense of urgency, despite not being the primary motivation for his actions. Hirohito believed that every hour of delay tarnished Japan's international reputation. Since the Manchurian Incident, the emperor had frequently clashed with the military regarding encroachments on his authority, though never about fundamental policy issues. At times, he had managed to assert his political views during policy discussions, similar to his earlier influence under the Hamaguchi cabinet. The February 26 mutiny highlighted to Hirohito and Yuasa his privy seal from March 1936 to June 1940, and the first lord keeper of the privy seal to attend court regularly the necessity of fully exercising the emperor's supreme command whenever the situation demanded it. Even when faced with opposition from Honjo, Hirohito managed to gain support and assert his authority through a decisive approach. His resolution marked the end of a period during which alienated “young officers” attempted to leverage his influence as a reformist figure to challenge a power structure they could not manipulate effectively. However, Hirohito learned how to adeptly manage that establishment in most situations. The decision-making process within the government was characterized by secrecy, indirect communication, vague policy drafting, and information manipulation, creating a landscape of confusion, misunderstanding, and constant intrigue aimed at achieving consensus among elites. This was the modus operandi in Tokyo and a reflection of how the emperor operated. Once again, Hirohito reminded the tightly-knit elite that he was essential to the functioning of the system. On May 4, 1936, during his address at the opening ceremony of the Sixty-ninth Imperial Diet, while Tokyo remained under martial law, Hirohito closed the chapter on the February mutiny. Initially, he contemplated sending a strong message of censure to the military, but after considerable deliberation over three months, he ultimately chose to issue a brief, innocuous statement: “We regret the recent incident that occurred in Tokyo.” The response from his audience of Diet members and military officials was one of startled awe, with some privately expressing disappointment. Once again, at a critical juncture, Hirohito avoided an opportunity to publicly rein in the military through his constitutional role. Nonetheless, due to his behind-the-scenes actions, the drift in domestic policy that had characterized Japan since the Manchurian Incident came to an end. In the following fourteen months, the emperor and his advisors largely aligned with the army and navy's demands for increased military expansion and state-driven industrial development. I would like to take this time to remind you all that this podcast is only made possible through the efforts of Kings and Generals over at Youtube. Please go subscribe to Kings and Generals over at Youtube and to continue helping us produce this content please check out www.patreon.com/kingsandgenerals. If you are still hungry after that, give my personal channel a look over at The Pacific War Channel at Youtube, it would mean a lot to me. So some very unruly young Japanese officers got the bright idea of forcing a showa restoration by killing all the culprits they believed held their emperor hostage. Little did they know, this event spelt the end of the Kodoha faction and rise of the Toseiha faction. Henceforth the military was even more in charge and would get even more insane.   

New M&A news today in the silver space with Pan American announcing the acquisition of MAG Silver for their 44% JV interest in Juanicipio. New drill results out from Omai Gold Mines, Luca Mining, GFG Resources, and Awalé Resources. Kenorland investors Sumitomo and Centerra have topped off. This episode of Mining Stock Daily is brought to you by... Vizsla Silver is focused on becoming one of the world's largest single-asset silver producers through the exploration and development of the 100% owned Panuco-Copala silver-gold district in Sinaloa, Mexico. The company consolidated this historic district in 2019 and has now completed over 325,000 meters of drilling. The company has the world's largest, undeveloped high-grade silver resource. Learn more at⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠ ⁠https://vizslasilvercorp.com/⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠Calibre Mining is a Canadian-listed, Americas focused, growing mid-tier gold producer with a strong pipeline of development and exploration opportunities across Newfoundland & Labrador in Canada, Nevada and Washington in the USA, and Nicaragua. With a strong balance sheet, a proven management team, strong operating cash flow, accretive development projects and district-scale exploration opportunities Calibre will unlock significant value.⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠https://www.calibremining.com/⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠Integra is a growing precious metals producer in the Great Basin of the Western United States. Integra is focused on demonstrating profitability and operational excellence at its principal operating asset, the Florida Canyon Mine, located in Nevada. In addition, Integra is committed to advancing its flagship development-stage heap leach projects: the past producing DeLamar Project located in southwestern Idaho, and the Nevada North Project located in western Nevada. Learn more about the business and their high industry standards over at integraresources.com

Sumitomo Mitsui Banking Corp. said Tuesday that a system failure has occurred, making automated teller machines at some branches in the Kansai western Japan region unavailable.

Zach Flood, President and CEO of Kenorland Minerals (TSX.V:KLD - OTCQX:KLDCF - FSE:3WQ0), joins me to dive into the company's active exploration programs and extensive generative work across Canada and Alaska.   Key exploration updates:   Multiple drill programs ongoing across Quebec and Ontario, including Frotet (Kenorland has a 4% royalty, owned by Sumitomo Metals Mining), Hunter (option agreement with Centerra), South Uchi (optioned with Auranova Resources), and recently completed work at Chebistuan (funded by Newmont). Up to 12 drills active earlier this year, with results expected over the coming weeks to months. Generative strategy and land expansion:   Over 700,000 hectares staked in the past year across Ontario, Quebec, Saskatchewan, and Manitoba. Kenorland continues to build early-stage gold targets through large-scale till geochem surveys, particularly in underexplored belts. Flow-through funds (~C$4M) to support first-pass exploration, with potential for a small self-funded drill program in Alaska. Strategic partnerships and industry sentiment:   Strong backing from majors including Newmont, Sumitomo, Centerra, and Auranova Resources. Core focus remains on gold, with conventional exploration methods proving effective.   If you have any follow up questions for Zach or want more information on any project or partnership that Company has with majors please email me at Fleck@kereport.com.   Click here to visit the Kenorland website.

Sumitomo Mitsui Financial Group (SMBC), a Japanese banking and financial services conglomerate, have signed an agreement to explore a framework for commercializing stablecoins in Japan using Avalanche. Recently, Warren Buffet's Berkshire Hathaway raised its stake in Sumitomo.~This Episode is Sponsored By Coinbase~ Buy $50 & Get $50 for getting started on Coinbase➜ https://bit.ly/CBARRON00:00 Intro00:15 Sponsor: Coinbase00:30 XRP Banks00:50 New CEO01:11 Toru's Vision For Shanghai in 10 Years (2035)01:36 Japan chooses Avax02:10 Sumitomo bought 14% stake in SBI02:31 Warren Buffet02:53 Warren Buffet on purchasing Japan companies03:27 Not just Stablecoins04:13 RWA Partners04:30 China using Avax too?04:47 Trump signs executive order on ticketing05:32 Tixbase05:55 Trump Wednesday TikTok Announcement?06:15 Blackstone + Sumitomo06:47 Nubank + Warren Buffet08:00 Outro#XRP #Bitcoin #Avalanche~Warren Buffett Bank Chooses AVAX For Japan!

Mitsui Sumitomo Insurance Co. and Aioi Nissay Dowa Insurance Co. plan to merge in April 2027, their parent, MS&AD Insurance Group Holdings Inc., said Friday.

In Episode 17, of Season 5 of Driven by Data: The Podcast, Kyle Winterbottom is joined by Steve Green, Chief Data & Analytics Officer at Sumitomo Mitsui Banking Corporation (SMBC) where they discuss the self-inflicted barriers to CDO success, which includes:Transitioning from being a true technologist into a change agent. Setting up a chief data office from scratch. The 6 pillars of the data office. Why he built an advisory team and how it delivers value daily. The benefit of having a holistic view of the D&A industry from his time at the FCA. The struggle to meet operational needs as well as the needs of the regulator. Why data offices create problems by building point solutions. Thinking 5 years ahead to balance long-term strategy with immediate needs.Building to answer questions that you don't yet exist.To deliver value on strategic outcomes, you have to be in the strategy conversations. How data teams are constantly delivering what businesses ask for but not what they need. The lesson that most data offices are still learning, the hard way.Navigating your way into the right conversations if you're not already in them.Setting the correct expectations with your business.Why how you run the data office is more likely to dictate success than where it sits.Why it can't only be the CDO who's capable of engaging with the business.How the interview process should tell you what type of expectations the firm has. The importance of building relationships with people before you need to engage with them.Why learning how to make stuff happen beats generic data or leadership skills. The importance of effective and intentional hiring. Why data offices need to be better at blowing their own trumpet. Pushing the boundaries of why data offices exist.Transitioning from defensive to value generating. Why many data offices create barriers for themselves and end up behind the curtain. Thanks to our sponsor, Data Literacy Academy.Data Literacy Academy is leading the way in transforming enterprise workforces with data literacy across the organisation, through a combination of change management and education. In today's data-centric world, being data literate is no longer a luxury, it's a necessity.If you want successful data product adoption, and to keep driving innovation within your business, you need to start with data literacy first.At Data Literacy Academy, we don't just teach data skills. We empower individuals and teams to think critically, analyse effectively, and make decisions confidently based on data. We're bridging the gap between business and data teams, so they can all work towards aligned outcomes.From those taking their first steps in data literacy to seasoned experts looking to fine-tune their skills, our data experts provide tailored classes for every stage. But it's not just learning tracks that we offer. We embed a deep data culture shift through a transformative change management programme.We take a people-first approach, working closely with your executive team to win the hearts and minds. We know this will drive the company-wide impact that data teams want to achieve.Get in touch and find out how you can unlock the full potential of data in your organisation. Learn more at www.dl-academy.com.

Public prosecutors on Tuesday indicted Hajime Katayama, a former Sumitomo Mitsui Trust Bank official, on charges of violating the financial instruments and exchange law in an insider trading case.

Japan's Securities and Exchange Surveillance Commission sought on Monday criminal charges against a former Sumitomo Mitsui Trust Bank official suspected of trading stocks based on insider information.

Ohne Aktien-Zugang ist's schwer? Starte jetzt bei unserem Partner Scalable Capital. Alle weiteren Infos gibt's hier: scalable.capital/oaws. Aktien + Whatsapp = Hier anmelden. Lieber als Newsletter? Geht auch. Das Buch zum Podcast? Jetzt lesen. Deutschland setzt auf Thyssenkrupp & BAE. SFC & Steyr Motors feiern. Intel feiert neuen CEO. Affirm feiert Klarna-Deal mit Walmart gar nicht. Buffett kauft bei Mitsui, Mitsubishi, Sumitomo, Itochu und Marubeni nach. Pepsi kauft Darmgesundheit, BYD will Deutschland. Viper Energy (WKN: A3EYBR) verdient Geld mit Öl, aber hat keine Arbeit mit Öl. Das perfekte Business? Nicht ganz so perfekt wie Texas Pacific Land (WKN: A2QL4H), aber dafür deutlich günstiger. Beiersdorf (WKN: 520000) hat Zolldruck aus USA und Konsum-Druck aus China. Aber Beiersdorf hat auch zwei Milliardäre und ein Jahr nur für Indien. Diesen Podcast vom 18.03.2025, 3:00 Uhr stellt dir die Podstars GmbH (Noah Leidinger) zur Verfügung.

Expodireto Cotrijal 2025 celebra 25 anos com sucesso e inovações. Safra 24/25 do Brasil bate recorde com aumento de 10,3%, com resultados promissores para soja e milho. Conab elevou sua previsão para a safra de grãos, que deve alcançar 328,3 milhões de toneladas, com destaque para a expansão da soja e do milho. Setor sucroalcooleiro apresenta queda na produção de açúcar, mas alta nas vendas de etanol. Produção de etanol cresce 4%, e as exportações somam R$ 8 bilhões. No clima, a semana termina com temporais entre MG, SP e RJ.

Apesar da alta no preço de ovo e café, inflação dos alimentos desacelerou. Frente do Agro defende inclusão de Plano Safra no Orçamento. Expodireto sedia audiência pública para debater desafios do Proagro e soluções para securitização de dívidas rurais. Projeto busca acabar com desassistência a produtores gaúchos após impactos de sucessivas intempéries climáticas. Sicredi lidera repasses do BNDES em operações de investimento no RS. Tempo: quinta-feira terá aumento de chuva no centro-sul do país.

Governo do RS investe R$ 46 milhões para apoiar municípios afetados pela estiagem e anuncia medidas emergenciais para fortalecer a agricultura. Feira recebe 600 expositores e traz novidades para o agronegócio. Senador Luis Carlos Heinze ressalta o sucesso e os desafios da Expodireto. Fomento Rural transforma a vida no campo, com 77% de beneficiárias mulheres. Tempo: terça-feira será marcada por temporais no PR, MS e SP. 

Chief Economic Development Officer for Erie County, Zaque Evans on the second meeting of the Sumitomo Rubber Closure Task Force in Tonawanda on Thursday full 347 Thu, 06 Mar 2025 15:45:44 +0000 T1iJsBk0pZdk8BvET7AJL3h5I8ijxRzM news,wben,erie county,town of tonawanda,sumitomo rubber WBEN Extras news,wben,erie county,town of tonawanda,sumitomo rubber Chief Economic Development Officer for Erie County, Zaque Evans on the second meeting of the Sumitomo Rubber Closure Task Force in Tonawanda on Thursday Archive of various reports and news events 2024 © 2021 Audacy, Inc. News

Second meeting of the Sumitomo Rubber Closure Task Force in the Town of Tonawanda full 2345 Thu, 06 Mar 2025 16:00:04 +0000 eHuAJvgZEe2m38bgheXtukNrtU8nIqJB news,wben,erie county,town of tonawanda,sumitomo rubber WBEN Extras news,wben,erie county,town of tonawanda,sumitomo rubber Second meeting of the Sumitomo Rubber Closure Task Force in the Town of Tonawanda Archive of various reports and news events 2024 © 2021 Audacy, Inc. News False https://pla

Erie County Executive Mark Poloncarz following the second meeting of the Sumitomo Rubber Closure Task Force in Tonawanda on Thursday full 764 Thu, 06 Mar 2025 16:45:34 +0000 R4UYd9xYV4rmIBQAEw1nkFDVOIqsv8SG news,wben,mark poloncarz,erie county,town of tonawanda,sumitomo rubber WBEN Extras news,wben,mark poloncarz,erie county,town of tonawanda,sumitomo rubber Erie County Executive Mark Poloncarz following the second meeting of the Sumitomo Rubber Closure Task Force in Tonawanda on Thursday Archive of various reports and news events 2024 © 2021 Audacy, Inc. News

Tonawanda Town Supervisor Joe Emminger following the second meeting of the Sumitomo Rubber Closure Task Force on Thursday full 177 Thu, 06 Mar 2025 17:00:17 +0000 d0aUD92mr2B4wZ4WLjxURByuNhw2vbE4 news,wben,erie county,town of tonawanda,sumitomo rubber,joe emminger WBEN Extras news,wben,erie county,town of tonawanda,sumitomo rubber,joe emminger Tonawanda Town Supervisor Joe Emminger following the second meeting of the Sumitomo Rubber Closure Task Force on Thursday Archive of various reports and news events 2024 © 2021 Audacy, Inc. News False

State Assemblyman Bill Conrad following the second meeting of the Sumitomo Rubber Closure Task Force in Tonawanda on Thursday full 239 Thu, 06 Mar 2025 17:15:12 +0000 dEzyrcCH26kfr30NzZpqh6qDVuO4lFVs news,new york state,wben,erie county,town of tonawanda,sumitomo rubber,bill conrad WBEN Extras news,new york state,wben,erie county,town of tonawanda,sumitomo rubber,bill conrad State Assemblyman Bill Conrad following the second meeting of the Sumitomo Rubber Closure Task Force in Tonawanda on Thursday Archive of various reports and news events 2024 © 2021 Audacy, Inc. News Fal

Domingão do Carlão conversa direto do estande da Sumitomo Chemical no Show Rural Coopavel, onde a empresa apresentou a campanha “Agricultura Nos Une”, reforçando seu compromisso com inovação, produtividade e sustentabilidade no agronegócio.No bate-papo, grandes lideranças do setor compartilharam suas visões sobre o evento e os avanços da Sumitomo. Entre os entrevistados estavam Dilvo Grolli, Presidente da Coopavel, Nairo Piña Rojas, Vice-Presidente LATAM e Líder de Marketing Estratégico Global da Sumitomo, Cassio Greghi, Head do Brasil, Luciano Jaloto, Diretor de Marketing Brasil, Leonardo Vieira, Gerente de Inseticidas e Líder da Cultura do Algodão, e Rafael Mendes, Desenvolvimento de Mercado da Sumitomo Chemical.O lançamento da campanha destacou a importância da conexão entre tecnologia, inovação e produtividade no campo, mostrando como a Sumitomo segue impulsionando o agro para um futuro cada vez mais sustentável e eficienteConheça a Employer - Tudo do RH:https://bit.ly/EmployerNoDomingaoFacebook: https://www.facebook.com/Employer.RHInstagram: https://www.instagram.com/rhemployer/YouTube: https://www.youtube.com/EmployerTudodoRHQuer falar com o Carlão da Publique? Acesse: https://bit.ly/falarcomcarlao

Interview with Andrew Penkethman, MD & CEO of Ardea Resources Ltd.Our previous interview: https://www.cruxinvestor.com/posts/ardea-resources-asx-arl-bigger-than-the-picture-they-framed-us-to-see-238Recording date: 24th February 2025Ardea Resources (ASX: ARL) is making significant progress on its Goongarrie Hub, part of the Kalgoorlie Nickel Project, which contains 4.1 million tons of nickel and represents Australia's largest nickel-cobalt resource.The company has secured a strategic partnership with Japanese industrial giants Sumitomo Metal Mining and Mitsubishi Corporation, who will collectively invest $98.5 million to earn a 35% stake in the project. The final 15% will be issued upon a successful final investment decision, expected in Q1 2027.According to CEO Andrew Penkethman, the Goongarrie Hub is projected to produce approximately 30,000 tons of nickel and 2,000 tons of cobalt annually as a mixed hydroxide precipitate (MHP), with an estimated 40-year mine life. The project's Definitive Feasibility Study (DFS) is currently about 50% complete and expected to be finalized by late 2025, with production targeted to begin in 2029.The initial capital expenditure was estimated at AU$3.1 billion (approximately US$2 billion) in the 2023 Pre-Feasibility Study. Despite current low nickel prices of around $15,000 per ton, Penkethman emphasized that the project remains economically viable due to its scale, grade, and strategic location with existing infrastructure access.The partnership with Sumitomo and Mitsubishi brings more than just capital. It secures offtake agreements, with 75% of production allocated to the consortium partners, significantly enhancing bankability for future project financing. The company is also exploring financing tools including export credit agencies from both Australia and Japan, offtake prepayments, and potential government grants.Ardea's timing for production aligns with independent forecasts predicting a return to market deficit for nickel around 2029-2030. The company positions itself as an alternative to Indonesian production, which is dominated by Chinese-funded operations. Penkethman noted that major economies including Japan, the United States, South Korea, India, and the European Union are actively seeking diversity of supply and supply chain security.Despite the substantial strategic investment, Ardea's market capitalization remains around AU$100 million. The company maintains a concentrated shareholder base, with approximately 60% of shares held by about 40 shareholders, including Golden Energy and Resources, which holds more than 5%.Beyond the six deposits included in the current DFS, Ardea retains growth potential with three additional deposits within the Goongarrie Hub and 100% ownership of other projects containing approximately 2 million tons of nickel within the broader Kalgoorlie Nickel Project portfolio.View Ardea Resources' company profile: https://www.cruxinvestor.com/companies/ardea-resources-limitedSign up for Crux Investor: https://cruxinvestor.com

Tonawanda Supervisor Joe Emminger says the town continues to work with Sumitomo on a future use of the site, and some suitors are interested.

Joe Emminger on Sumitomo Task Force full 238 Mon, 27 Jan 2025 20:21:23 +0000 zg8xNmnajBFpm1pUjG5qYngAOPw6ueaM news WBEN Extras news Joe Emminger on Sumitomo Task Force Archive of various reports and news events 2024 © 2021 Audacy, Inc. News False https://player.amperwavepodcasting.com?feed-link=https%3A

Mark Poloncarz on Sumitomo Task Force full 516 Mon, 27 Jan 2025 20:21:51 +0000 fnKgCKwSG9e75Kz2sNNAfKMnE6lVfFHo news WBEN Extras news Mark Poloncarz on Sumitomo Task Force Archive of various reports and news events 2024 © 2021 Audacy, Inc. News False https://player.amperwavepodcasting.com?feed-link=https%

Jim Briggs on Sumitomo Task Force full 276 Mon, 27 Jan 2025 20:22:19 +0000 jUuSRYj6rxK65UufD1xf9mRsKLSdpH9k news WBEN Extras news Jim Briggs on Sumitomo Task Force Archive of various reports and news events 2024 © 2021 Audacy, Inc. News False https://player.amperwavepodcasting.com?feed-link=https%3A%2

Sumitomo Task Force Meeting full 3828 Mon, 27 Jan 2025 20:23:04 +0000 3oO8rhpx1G6HsjTKuWEUTHrfQ2K78NyP news WBEN Extras news Sumitomo Task Force Meeting Archive of various reports and news events 2024 © 2021 Audacy, Inc. News False https://player.amperwavepodcasting.com?feed-link=https%3A%2F%2Frs

This week's Buffalo Beer Buzz at Step Out Buffalo has stories on a new low ABV, low cost lager at 42 North Brewing, Ten Lives Club Beer For Cats fundraiser at Mr. Goodbar, tickets on sale for Collabeeration V, annual Santa's of Swig homebrew fundraiser at Buffalo Iron Works, Magic Bear Beer Cellar 3rd anniversary, a new First Line Brewing pilsner to benefit former Sumitomo employees and a new brewery coming to the Town of Niagara. Hosted on Acast. See acast.com/privacy for more information.

NYS Labor Commissioner Roberta Reardon on a job fair Tuesday for affected Sumitomo workers full 310 Mon, 02 Dec 2024 10:00:04 +0000 QcQmr1rByTRvRkSn1woePa1slXQOx19l news & politics,news WBEN Extras news & politics,news NYS Labor Commissioner Roberta Reardon on a job fair Tuesday for affected Sumitomo workers Archive of various reports and news events 2024 © 2021 Audacy, Inc. News & Politics News False ht

In this CME podcast, Dr. Andrew Cutler interviews Dr. Jonathan Meyer about the history of muscarinic receptor science in schizophrenia and how that informs the mechanisms of action of novel muscarinic-targeting drugs for this disorder. They also discuss the efficacy and safety of these drugs and provide practical strategies for prescribing xanomeline-trospium.  Target Audience: This activity has been developed for the healthcare team or individual prescriber specializing in mental health. All other healthcare team members interested in psychopharmacology are welcome for advanced study. Learning Objectives: After completing this educational activity, you should be better able to: Discuss the history of muscarinic receptor science and the role of muscarinic receptors in schizophrenia treatment Differentiate novel and in-development muscarinic-targeting treatments for schizophrenia based on their unique mechanisms of action, efficacy, and tolerability data   Accreditation: In support of improving patient care, Neuroscience Education Institute (NEI) is jointly accredited by the Accreditation Council for Continuing Medical Education (ACCME), the Accreditation Council for Pharmacy Education (ACPE), and the American Nurses Credentialing Center (ANCC), to provide continuing education for the healthcare team. Activity Overview: This activity is available with audio and is best supported via a computer or device with current versions of the following browsers: Mozilla Firefox, Google Chrome, or Safari. A PDF reader is required for print publications. A post-test score of 70% or higher is required to receive CME/CE credit.   Estimated Time to Complete: 1 hour Released: November 27, 2024*   Expiration: November 26, 2027 *NEI maintains a record of participation for six (6) years. CME/CE Credits and Certificate Instructions: After listening to the podcast, to take the optional posttest and receive CME/CE credit, click: https://nei.global/POD24-SCHIZ01  Credit Designations: The following are being offered for this activity: Physician: ACCME AMA PRA Category 1 Credits™ NEI designates this enduring material for a maximum of 1.0 AMA PRA Category 1 Credit™. Physicians should claim only the credit commensurate with the extent of their participation in the activity Nurse: ANCC contact hours NEI designates this Enduring Material for a maximum of 1.0 ANCC contact hour Nurse Practitioner: ACCME AMA PRA Category 1 Credit™ American Academy of Nurse Practitioners National Certification Program accepts AMA PRA Category 1 Credit™ from organizations accredited by the ACCME. The content in this activity pertaining to pharmacology is worth 1.0 continuing education hour of pharmacotherapeutics. Pharmacy: ACPE application-based contact hours This internet enduring, knowledge-based activity has been approved for a maximum of 1.0 contact hour (.10 CEU). The official record of credit will be in the CPE Monitor system. Following ACPE Policy, NEI must transmit your claim to CPE Monitor within 60 days from the date you complete this CPE activity and is unable to report your claimed credit after this 60-day period. Physician Associate/Assistant: AAPA Category 1 CME credits NEI has been authorized by the American Academy of PAs (AAPA) to award AAPA Category 1 CME credit for activities planned in accordance with the AAPA CME Criteria. This internet enduring activity is designated for 1.0 AAPA Category 1 credit. Approval is valid until November 26, 2027. PAs should only claim credit commensurate with the extent of their participation. Psychology: APA CE credits Continuing Education (CE) credits for psychologists are provided through the co-sponsorship of the American Psychological Association (APA) Office of Continuing Education in Psychology (CEP). The APA CEP Office maintains responsibility for the content of the programs. Social Work: ASWB-ACE CE credits As a Jointly Accredited Organization, NEI is approved to offer social work continuing education by the Association of Social Work Boards (ASWB) Approved Continuing Education (ACE) program. Organizations, not individual courses, are approved under this program. Regulatory boards are the final authority on courses accepted for continuing education credit. Social workers completing this internet enduring course receive 1 general continuing education credits. Non-Physician Member of the Healthcare Team: Certificate of Participation NEI awards hours of participation (consistent with the designated number of AMA PRA Category 1 Credit(s)™) to a participant who successfully completes this educational activity. Interprofessional Continuing Education: IPCE credit for learning and change This activity was planned by and for the healthcare team, and learners will receive 1 Interprofessional Continuing Education (IPCE) credit for learning and change. Peer Review: The content was peer-reviewed by an MD specializing in psychiatry and psychopharmacology — to ensure the scientific accuracy and medical relevance of information presented and its independence from commercial bias. NEI takes responsibility for the content, quality, and scientific integrity of this CME/CE activity. Disclosures: All individuals in a position to influence or control content are required to disclose any relevant financial relationships. Faculty Author / Presenter Andrew J. Cutler, MD Clinical Associate Professor, Department of Psychiatry and Behavioral Sciences, Norton College of Medicine, State University of New York Upstate Medical University, Syracuse, NY Chief Medical Officer, Neuroscience Education Institute, Malvern, PA Consultant/Advisor: AbbVie, Acadia, Alfasigma, Alkermes, Axsome, Biogen, BioXcel, Boehringer Ingelheim, Brii Biosciences, Cerevel, Corium, Delpor, Evolution Research, Idorsia, Intra-Cellular, Ironshore, Janssen, Jazz, Karuna, Lundbeck, LivaNova, Luye, MapLight Therapeutics, Neumora, Neurocrine, NeuroSigma, Noven, Otsuka, Relmada, Reviva, Sage Therapeutics, Sumitomo (Sunovion), Supernus, Takeda, Teva, Tris Pharma, VistaGen Therapeutics Speakers Bureau: AbbVie, Acadia, Alfasigma, Alkermes, Axsome, BioXcel, Corium, Idorsia, Intra-Cellular, Ironshore, Janssen, Lundbeck, Neurocrine, Noven, Otsuka, Sumitomot (Sunovion), Supernus, Takeda, Teva, Tris Pharma, Vanda Data Safety Monitoring Board (DSMB): COMPASS Pathways, Freedom Biosciences Faculty Author / Presenter Jonathan M. Meyer, MD Voluntary Clinical Professor, Department of Psychiatry, University of California, San Diego School of Medicine, La Jolla, CA Consultant/Advisor: AbbVie, Alkermes, Bristol Myers Squibb, Intra-Cellular, Neurocrine, Sumitomo, Teva Speakers Bureau: AbbVie, Alkermes, Axsome, Bristol Myers Squibb, Intra-Cellular, Neurocrine, Teva The remaining Planning Committee members, Content Editors, Peer Reviewer, and NEI planners/staff have no financial relationships to disclose. NEI planners and staff include Caroline O'Brien, Gabriela Alarcón, PhD, Meghan M. Grady, BA, Andrea Zimmerman, EdD, CHCP, and Brielle Calleo. Disclosure of Off-Label Use: This educational activity may include discussion of unlabeled and/or investigational uses of agents that are not currently labeled for such use by the FDA. Please consult the product prescribing information for full disclosure of labeled uses. Cultural Linguistic Competency and Implicit Bias: A variety of resources addressing cultural and linguistic competencies and strategies for understanding and reducing implicit bias can be found in this handout—download me. Accessibility Statement Contact Us: For questions regarding this educational activity, or to cancel your account, please email customerservice@neiglobal.com. Support: This activity is supported by an educational grant from Bristol Myers Squibb.

Lori Abbott, former Sumitomo Rubber employee and Local 135L member on the turkey drive held for workers by United Way of Buffalo and Erie County full 121 Mon, 25 Nov 2024 19:00:28 +0000 GjZIXShtQw7qVDOZt5Of8LIngcjj0C1G buffalo,news,wben,united way,sumitomo rubber WBEN Extras buffalo,news,wben,united way,sumitomo rubber Lori Abbott, former Sumitomo Rubber employee and Local 135L member on the turkey drive held for workers by United Way of Buffalo and Erie County Archive of various reports and news events 2024 © 2021 Audacy, Inc. News

President and CEO of United Way of Buffalo and Erie County, Trina Burruss discusses Monday's turkey drive for former Sumitomo Rubber workers full 221 Mon, 25 Nov 2024 19:00:52 +0000 eYBWRC7mYq2idxBoJINqvxw0kK2faB4x buffalo,thanksgiving,news,wben,united way,sumitomo rubber WBEN Extras buffalo,thanksgiving,news,wben,united way,sumitomo rubber President and CEO of United Way of Buffalo and Erie County, Trina Burruss discusses Monday's turkey drive for former Sumitomo Rubber workers Archive of various reports and news events 2024 © 2021 Audacy, Inc. News

Join Michelle Martin on her tour of markets! Hosted by Michelle Martin with Ryan Huang, this episode explores Nvidia's stellar growth and its new AI chip, Blackwell, alongside insights into its earnings and Wall Street response. Discover why Target struggles as Walmart thrives, analyze Adani Enterprises' latest allegations, and dive into the ups and downs of Nio, Comcast, Snowflake, and MTR. Local market movers like SingTel and DFI Retail are in focus, alongside a celebration of Hello Kitty's 50th birthday. Get the full scoop on global market action, corporate news, and investor insights!See omnystudio.com/listener for privacy information.

Sumitomo Rubber's sudden shutdown at its New York plant has left over 1,500 workers without jobs right before the holidays. Despite signs of trouble, employees weren't warned about the closure, discovering the news from local media. Many have dedicated decades to the plant, some spanning generations, only to be blindsided as management had allegedly planned the shutdown for months. With the rise of low-cost Chinese imports undercutting U.S.-based manufacturing, companies like Sumitomo have struggled to compete. This abrupt closure reflects the larger economic challenges now facing American workers and manufacturers.Link to the featured videos:https://www.youtube.com/watch?v=DaHibRsQxOMhttps://www.youtube.com/watch?v=Yuj5e9s1xdAhttps://www.youtube.com/watch?v=tQA558BM_X4Buy me a coffee! https://www.paypal.com/paypalme/partsmanagerproGrab a copy of my book:https://partsmanagerpro.gumroad.com/l/qtqax"The Parts Manager Guide" - https://www.amazon.com/Parts-Manager-Guide-Strategies-Maximize-ebook/dp/B09S23HQ1P/ref=sr_1_4?crid=3UZYOGZJUNJ9K&keywords=parts+manager+guide&qid=1644443157&sprefix=parts+manager+guid%2Caps%2C244&sr=8-4Please remember to like, share and leave your comments.Videos are uploaded weekly.Fair use is a use permitted by copyright statute that might otherwise be infringing. Non-profit, educational or personal use tips the balance in favor of fair use. No copyright infringement intended. ALL RIGHTS BELONG TO THEIR RESPECTIVE OWNERS*This video is for educational and entertainment purposes only.Become a supporter of this podcast: https://www.spreaker.com/podcast/the-auto-review-podcast-w-host-chris-clarke--4960744/support.

Zach Flood, President and CEO of Kenorland Minerals (TSX.V:KLD - OTCQX:KLDCF - FSE:3WQ0) joins me to provide updates from the Frotet and Chebistuan Projects, as well as answer your questions on a couple other projects in the Company's portfolio.    We start with the recent high-grade gold drill results from the Frotet project in Quebec, where Kenorland holds a 4% royalty. This project is being advanced by Sumitomo Metal Mining. Drill hole highlights include Hole 24RDD223 which intersected 26.67 g/t over 3.30m. I also ask Zach about the significance of the 3D model for the project and possibility of an initial resource estimate later next year.    We then discuss the upcoming phase 2 drill program at the Chebistuan project, being earned-into by Newmont Corporation. Zach recaps last year's discovery and future drilling plans.    Zach shares updates on their South Uchi project and discusses potential partnerships, as well as news flow from other projects in the company's diverse portfolio, including the Hunter Project with Centerra Gold.   If you have any follow up questions for Zach or want more information on any project or partnership that Company has with majors please email me at Fleck@kereport.com. Click here to visit the Kenorland website.    

NYS Labor Commissioner Roberta Reardon on whether Sumitomo violated WARN notices full 461 Wed, 13 Nov 2024 18:36:15 +0000 lFZSWoVKS7pS6XxG6zdzoneEu2vMGoGO news & politics,news WBEN Extras news & politics,news NYS Labor Commissioner Roberta Reardon on whether Sumitomo violated WARN notices Archive of various reports and news events 2024 © 2021 Audacy, Inc. News & Politics News False https://play

Gary on Sumitomo closing full 187 Tue, 12 Nov 2024 00:54:13 +0000 HziX8CKDkVbyL19zxGMY4PA2jRp8AdQl news WBEN Extras news Gary on Sumitomo closing Archive of various reports and news events 2024 © 2021 Audacy, Inc. News False https://player.amperwavepodcasting.com?feed-link=https%3A%2F%2Frss.a

New York Gov. Kathy Hochul addresses the Sumitomo Rubber plant closure in Tonawanda full 174 Tue, 12 Nov 2024 17:30:13 +0000 06C71nVnWxHiPpVZ7b6Gq2UdSe4oqZ0t news,kathy hochul,wben,town of tonawanda,sumitomo rubber WBEN Extras news,kathy hochul,wben,town of tonawanda,sumitomo rubber New York Gov. Kathy Hochul addresses the Sumitomo Rubber plant closure in Tonawanda Archive of various reports and news events 2024 © 2021 Audacy, Inc. News False https://p

In continuing the coverage of the sudden closure of the Sumitomo Rubber plant in Tonawanda, we speak with Dave Wyse, who spent 25 years working at the plant and attended a rally this morning at Aqua Lane. Also, in the back half of the program, we re-visit the topic of the American diet and how the food we are eating is slowly poisoning us.

Dave Wyse, an employee of 25 years of the Sumitomo Rubber plant, joins the show to give an update on how he and his former coworkers are doing, and describing the rally that took place on Aqua Lane this morning.

Sen. Rob Ortt on the rally near Sumitomo Monday full 331 Mon, 11 Nov 2024 21:51:55 +0000 u1N7foG90jmKjVkxrQqOzYPUcuO7IHwm news & politics,news WBEN Extras news & politics,news Sen. Rob Ortt on the rally near Sumitomo Monday Archive of various reports and news events 2024 © 2021 Audacy, Inc. News & Politics News False https://player.amperwavepodcasting.com?feed-l

Today, we received the terrible news that the Sumitomo Rubber plant in Tonawanda closed it's doors, leaving in excess of 1,500 people without a job. Have you been impacted by this, whether you worked there yourself or had a family member that did? We also hear from David Bellavia and Robert Boreanaz on the matter.

"Blizzard Jay" shares his perspective on the Sumitomo Rubber Plant closure.

Medal of Honor recipient and weekday 10a-2p host David Bellavia joins the show to discuss with Bauerle the closure of the Sumitomo Rubber plant in Tonawanda from the political perspective, is there anything that President-elect Trump and his administration can do to help or reverse or remedy this situation?

Episode 23 is here, and it's chock-full. Alex Kingsbury, nLIGHT Market Development Manager and, not to mention, co-creator of the Printing Money podcast, re-joins Danny and the result is 60 minutes of additive manufacturing (AM) deals and analysis. First, we jump right in to cover Nano Dimension's in-progress deals with Desktop Metal and Markforged. Then, we cover services bureaus, major public-private funding news, and a lot of venture capital (VC) raises and financings. Last, we touch on the recent news of the postponement of Formnext Chicago. Here are just a few companies that get mentioned in this episode: Incodema, I3D, KAM, ADDMAN, Sintavia, Stifel North Atlantic, ASTRO America, Summers Value Partners, Stellantis, In-Q-Tel, Embedded Ventures, SpaceX, nTop, Seurat, NVIDIA, AE Ventures, HorizonX, Nimble Partners, AM Ventures, Breakthrough Victoria, Finindus, Sumitomo, and more. Please enjoy Episode 23, and see you later this month at Formnext in Frankfurt, or, as Danny so well puts it, “The Super Bowl of 3D printing." This episode was recorded October 29, 2024. Timestamps: 00:14 – Welcome to Episode 23, and welcome to Alex Kingsbury 01:37 – We have a lot to cover! 02:03 –AMS was a telling preview of 2024 02:53 – Nano Dimension (NNDM) acquiring Desktop Metal (DM) 05:21 – NNDM-DM last steps before closing in Q4 2024 08:04 – Nano Dimension (NNDM) acquiring Markforged (MKFG) 10:25 – An enormous amount of efficiencies 12:09 – How will NNDM, DM, and MKFG integrate? 14:19 – Markforged settles litigation from Continuous Composites 15:41 – ADDMAN acquires KAM 19:18 – AM service bureau markets: All boats are floating in the US, and all boats are sinking in Europe (Or, “Europe makes the printers, The USA prints the parts”) 20:02 – Sandvik divesting investment in BEAMIT 20:26 – Proto Labs closing metal LPBF facility in Germany 23:36 – AM Forward fund is approved by SBIC 26:26 – Restor3d closes $70m financing ($55M equity, $15M debt) 27:56 – 6K $82M Series E round 31:17 – Chromatic3D closes $6M round 32:55 – Freeform raises $14M 35:15 – NVIDIA backs 3D printing! 38:11 – nTop receives investment from NVIDIA 40:34 – AM Ventures' portfolio companies get a boost 40:53 – Conflux raises $11M Series B for heat exchangers 43:58 – Fortius Metals raises $2M from Finindus 45:15 – Sun Metalon raises $21M Series A led by Sumitomo 47:49 – UpNano raises EUR 7M 48:33 – NematX raises EUR 1.5M 50:33 – Mosaic Manufacturing raises CAD 28M 52:01 – Formnext Chicago is postponed 56:55 – See you at Formnext Frankfurt in a few weeks! Disclaimer: This content is for informational purposes only, you should not construe any such information or other material as legal, tax, investment, financial, or other advice. Nothing stated on this podcast constitutes a solicitation, recommendation, endorsement, or offer by the hosts, the organizer or any third-party service provider to buy or sell any securities or other financial instruments in this or in any other jurisdiction in which such solicitation or offer would be unlawful under the securities laws of such jurisdiction.  The information on this podcast is of a general nature that does not address the circumstances and risk profile of any individual or entity and should not constitute professional and/or financial advice. Referenced transactions are sourced from publicly available information.

In this conversation, CEO Zach Flood of Kenorland Minerals discusses the company's recent developments, including the Frotet and South Uchi projects, strategic partnerships with Sumitomo and Centerra, and the overall exploration strategy. The discussion highlights the transition of the Frotet project towards development, the establishment of royalties, and the potential for future exploration successes. Zach emphasizes the importance of grassroots exploration and the company's focus on generating new targets and discoveries.

In dieser Podcast-Episode spreche ich mit Sebastian Hasenack, Experte beim digitalen Vermögensverwalter Solidvest, einem Angebot von DJE Kapital. Gemeinsam beleuchten wir, wie die Anlagephilosophie von Dr. Jens Erhard in der Praxis umgesetzt wird und welche fundamentalen, monetären und markttechnischen Faktoren dabei im Fokus stehen. Außerdem schauen wir uns einige der Top 10 Aktien der extraETF Community und der DJE Fonds an - darunter Sumitomo Mitsui Financial Group, Apple und Allianz. Sebastian gibt Einblicke in die Gründe für die Auswahl dieser Aktien und wir diskutieren, wie aktive Aktienauswahl im Vergleich zu ETFs Mehrwert schaffen kann. Ein spannendes Gespräch für alle, die sich für intelligente Anlagestrategien interessieren! Viel Spaß beim Anhören! Risikohinweis: Auszug: Top 10-Positionen DJE - Multi Asset & Trends Web Seminar extraETF x DJE Kapital AG / Solidvest Sumitomo Bank Apple Allianz Dies ist eine Marketing-Anzeige. Bitte lesen Sie den Verkaufsprospekt des betreffenden Fonds und das Basisinformationsblatt (PRIIPs KID), bevor Sie eine endgültige Anlageentscheidung treffen. Darin sind auch die ausführlichen Informationen zu Chancen und Risiken enthalten. Diese Unterlagen können in deutscher Sprache kostenlos auf www.dje.de unter dem betreffenden Fonds abgerufen werden. Eine Zusammenfassung der Anlegerrechte kann in deutscher Sprache kostenlos in elektronischer Form auf der Webseite unter Www.dje.de/zusammenfassung-der-anlegerrechte abgerufen werden. Die in dieser Marketing-Anzeige beschriebenen Fonds können in verschiedenen EU-Mitgliedsstaaten zum Vertrieb angezeigt worden sein. Anleger werden drauf hingewiesen, dass die jeweilige Verwaltungsgesellschaft beschließen kann, die Vorkehrungen, die sie für den Vertrieb der Anteile Ihrer Fonds getroffen hat, gemäß der Richtlinie 2009/65/EG und Art. 32 a der Richtlinie 2011/61/EU aufzuheben. Alle hier veröffentlichten Angaben dienen ausschließlich Ihrer Information, können sich jederzeit ändern und stellen keine Anlageberatung oder sonstige Empfehlung dar. Alleinige verbindliche Grundlage für den Erwerb des betreffenden Fonds sind die o.g. Unterlagen in Verbindung mit dem dazugehörigen Jahresbericht und/oder dem Halbjahresbericht. Die in diesem Dokument enthaltenen Aussagen geben die aktuelle Einschätzung der DJE Kapital AG wieder. Die zum Ausdruck gebrachten Meinungen können sich jederzeit, ohne vorherige Ankündigung, ändern. Alle Angaben dieser Übersicht sind mit Sorgfalt entsprechend dem Kenntnisstand zum Zeitpunkt der Erstellung gemacht worden. Für die Richtigkeit und Vollständigkeit kann jedoch keine Gewähr und keine Haftung übernommen werden. Stand: 17.09.2024 ++++++++ Tipp: Bis zum 16. Oktober 2024 findet die Umfrage zu den ETP-Awards 2024 statt – und deine Stimme zählt. Mach also gleich bei der Umfrage mit und wähle deine Favoriten! Unter allen Teilnehmenden ein iPhone 15 & viele weitere tolle Preise. Jetzt abstimmen: https://go.extraetf.com/etpaward2024 ++++++++

A prominent Florida Builder and #1 Wall Street Journal Best-Selling Author joins us to discuss the benefits of build-to-rent properties, including affordable housing and attractive mortgage rates. He has already done all the work for investors, offering new build income properties that are sometimes rented. We discuss the importance of median value and affordability index in choosing profitable areas for long-term real estate investments. Learn about new build income properties with rate buydowns as low as 3.75%. Important market dynamics and investor strategies, including the trade-offs between cash flow and equity growth. Show Notes: GetRichEducation.com/518 For access to properties or free help with a GRE Investment Coach, start here: GREmarketplace.com Get mortgage loans for investment property: RidgeLendingGroup.com or call 855-74-RIDGE  or e-mail: info@RidgeLendingGroup.com Invest with Freedom Family Investments.  You get paid first: Text FAMILY to 66866 For advertising inquiries, visit: GetRichEducation.com/ad Will you please leave a review for the show? I'd be grateful. Search “how to leave an Apple Podcasts review”  GRE Free Investment Coaching: GREmarketplace.com/Coach Best Financial Education: GetRichEducation.com Get our wealth-building newsletter free— text ‘GRE' to 66866 Our YouTube Channel: www.youtube.com/c/GetRichEducation Follow us on Instagram: @getricheducation   Complete episode transcript:   Automatically Transcribed With Otter.ai    Keith Weinhold  00:01 Welcome to GRE. I'm your host. Keith Weinhold, a great way to forecast the future of the real estate market is to look at the level of new building. I've got a surprise to reveal there then a focus on one of the hottest in migration states. That's popular because it promises cash flow for real estate investors today on Get Rich Education.   00:24 Since 2014 the powerful Get Rich Education podcast has created more passive income for people than nearly any other show in the world. This show teaches you how to earn strong returns from passive real estate investing in the best markets without losing your time being a flipper or landlord. Show Host Keith Weinhold writes for both Forbes and Rich Dad advisors and delivers a new show every week since 2014 there's been millions of listener downloads in 188 world nations. He has a list show guest top selling personal finance author Robert Kiyosaki. Get Rich Education can be heard on every podcast platform, plus it has its own dedicated Apple and Android listener phone apps build wealth on the go with the Get Rich Education podcast. Sign up now for the Get Rich Education podcast, or visit getricheducation.com     Corey Coates  01:09 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  01:25 Welcome to GRE from Plains Georgia to White Plains New York and across 188 nations worldwide, you are listening to Get Rich Education. I'm your host. Keith Weinhold, we are an educational platform. And if you haven't yet, I really suggest that you spend 100 hours learning how to invest in real estate. The average person works 2000 hours a year for 40 years. That's 80,000 hours of working for money. I implore you to spend 100 hours learning how to keep it and grow it and leverage it and create income and tax advantages from it. 80,000 hours of lifetime work, 100 hours learning real estate investing. Now, when someone like a presidential candidate produces, still vague talk about building 3 million starter homes in four years. That actually appears just about impossible. Within the existing structure. We would need 2 million housing starts per year from 2025 to 2028, in order to overcome our existing shortfall. And we haven't exceeded 1.8 million in any year in the moderate era, and that's even when demand was extraordinary and interest rates were low. Just you know, look at the reality of what home builders need to actually do, and this is even if they don't have any excessive not in my backyard. Pushback, builders have to procure land, meaning they need to lay out cash far before building, and then they need to jump through zoning and building hoops in counties and cities, in towns, in communities, and sometimes those hoops can reach preposterous levels with substantial delays. Builders need to secure financing, and for most, interest rates are still in the 9% plus range. And then builders need to acquire a whole local network of contractors and subcontractors, and then they need to keep those contractors and subcontractors busy, or else they're gonna lose those workers. So builders have to work to maintain their teams once they found them. And if that's not enough, this is all amidst a historically bad skilled labor shortage, meaning those workers can be enticed to go work for somebody else. As you know, skilled worker demand far exceeds skilled worker supply. So for builders, it takes years of planning and development. In a lot of cases, they sit on land for many years before the market conditions are right for the actual build. Well, look, at least there is finally acknowledgement among our highest elected officials that we do need to address the core problem, but our elected officials proposals aren't really so good, and our country's housing problem is largely a regulatory issue. Later today, we'll talk to a builder that's already done all of this for you, so it's not preconstruction that has new build income properties complete, available sometimes even rented already, and they help you buy down your mortgage rate to a level that's really low. You'll soon learn about it. But first, let's talk more about adding new housing supply in the larger apartment segment. It's something that can help you see the future here, but it isn't getting enough tension outside of multifamily industry circles, and that is the fact that apartment starts are plummeting to 11 year lows. And this is a real surprise to some people, multifamily completions are outpacing starts by the widest margin since 1975 and I mention this because, you know, you probably keep hearing and reading about how apartment construction is at all time highs, but really, that is a story from two years ago. It takes about two years to go from an apartment construction start to a completion. Well, today we're seeing that huge surge of apartment starts two years ago morph into completions. That's the piece to be aware of here. And to give you some idea about the new apartment building, slow down through July, we have completed 314,000 multifamily units, and we started just 193,000 units. That's all according to census stats that year to date. Start total is the nation's lowest since 2013 when we were just building our way out of the global financial crisis. Also a larger share of apartment supply. In this next cycle, it's likely to be affordable housing, because that's where the tax incentives are in the last wave of apartment construction a few years ago, it was more higher end stuff, and the result is today, apartments are oversupplied in a lot of markets, leading to falling apartment rents, or just somewhat stable and frozen apartment rents in heavily overbuilt places like Austin, Texas and a lot of others. But this slowdown in New Starts of larger apartments is why some have bullishness on the multifamily outlook for 2026 and beyond supply is the biggest headwind for apartment investors today. While it is an enormous tailwind for renters, it's good for them, but those dynamics appear likely to shift again. It took an almost perfect storm of variables to push apartment construction to 50 year highs, and it's difficult to see a scenario where construction could re-accelerate back to those peaks. Today's apartment completion levels could mark a high. It's generational. You may never see it again. So to summarize, in the world of large apartments, supply is still up, even outpacing demand in a lot of markets. It all came from a big building wave that began when interest rates were low two years ago. They're mostly upper end places. Apartment syndicators also got hit with higher rates that reset on them, and you've seen the value of some apartment buildings fall 30%. It is bad. But long term, I expect that apartments are going to be fine. New lease ups are absorbing what's out there. The demographics show that renters will continue occupying apartments. Interest rates have already fallen and they're expected to keep falling, and you don't have very many new apartment starts, it's that last piece that a lot of people aren't aware of. So that's the forecast over the next few years for five plus unit apartments. When it comes to the market dynamics for one to four unit properties. I'm going to discuss this with one of the voices of GRE marketplace today. They are a build to rent provider building new construction, single family homes, duplexes and fourplexes for tenants that they sell to investors. Hey, I'd like to welcome in a home builder and property provider serving Florida, basically statewide, known as North America's leading build to rent property developer, and he believes in what he builds and offers others, because he's been a real estate investor himself for more than two decades. Hey, Jim, welcome back onto the show.   Jim Sheils  09:45 Keith, good to be here. Thanks for having me.   Keith Weinhold  09:47 Jim, we have a lot of exciting things to talk about. What you're doing in Florida. You've really helped out a lot of our investors and followers so far. You have some really interesting things to tell us about. Rate buydowns and just how low those rate buydowns are on some new build properties. And I sure want to get to that. But first, why don't we just pull back big picture, and from the 30,000 foot national view, before we talk about Florida, what are some of the important dynamics you see in the real estate market here in late 2024   Jim Sheils  10:16 Yeah, it's been interesting. The media is always late to the party, as you know, Keith, I've seen some interesting stats. You know, affordability nationwide has gone from 480,000 about eight months ago, and now it's down to about 405, so we've already seen the affordability index come down nationwide, and it's hit really well here in Florida. One of the reasons why is there's definitely been some price adjustments on higher priced property in Maine markets, Miami, Orlando, Tampa, areas that we don't build because the numbers didn't work. So that's been really good to see that affordability also, rates are just starting to drop. But here's an interesting thing. A year ago, Keith, the average mortgage payment for the average person buying a home, was 57% of their total income. Now that has dropped to about 44% of their total income. So I'm always looking at affordability and overall median pricing, and that's been a really, really good thing for us. As I had said, second tier markets where you can get affordability, but also great amenities, great lifestyle is where we've always focused on building, and it seems like that is really continuing to have a solid pulse. I love visiting some of those bigger markets, you know, taking my kids to Disney, but I'm glad we stayed out of there, because it seemed a little more temperamental, and we're glad we're in the more second tier markets.   Keith Weinhold  11:39 You cited an affordability index there earlier. Now, affordability still, historically, is not that good, but it's not as bad as it used to be. Tell us more about that index.   Jim Sheils  11:49 Yeah, I always have looked at, you know, the affordability index. Let's just use an example, Orange County, California. I think the median value of a home there is $1.1 million. In Jacksonville it's 305, and so you get a score for based on what is the average family income per price of the home. And it's kind of like your report card. And there's certain areas that have an A, and there's certain areas that have an F. You know, we have lots of investors come to us with you guys too, from New York or Seattle or Orange County. And this is something I look at, what is the affordability index, and just know how they figure out the score on your affordability index. What's the average price of the home in that area, and what is the average family income for that area? And the correlation of those two numbers shows whether you have a good score or bad score.   Keith Weinhold  12:39 And now that we've looked at the national picture somewhat, you mentioned some of the major metro markets in Florida, some of which you specifically stay out of, and that's simply because the numbers don't work for long term rentals. They don't provide cash flow. Tell us more, just in general, about some of the areas that you've chosen and why is there profitable for long term real estate investors?   Jim Sheils  13:03 Yeah, this median value, this affordability index, is so key when we're able to get into home still, you know, Jacksonville is barely over 300,000 as the media now, we're able to cash flow right off the bat. So like Jacksonville is still as the population growth, the economic growth is occurring. It's desirable coastal community, and supply and demand is in our favor. We don't have enough housing, so that's where we focus all of those factors, not only here, but on a smaller scale, in Palm Coast, in Ocala, where we've done a ton with the GRE community. And then southwest Florida. We don't go to Southeast Florida, too expensive, too overbuilt, too high on insurance, but that Greater Fort Myers area, which did experience the highest growth anywhere in the country during the pandemic, which was interesting to watch, we're still seeing a lot of good fundamentals down there. And again, at that affordable range, it makes a big difference when you're buying at a medium priced home is, let's say 320,000 opposed to 580,000 makes a huge difference to whether it will cash flow off the bat or have a negative cash flow. And as you know, Keith, even though we're doing new construction high growth areas, we want to see app cash flow right away.   Keith Weinhold  14:13 Now, you are a builder, you are adding much needed inventory to the national housing supply, where we've had a shortage of millions of units per years, depending on what source you cite in quote there, a lot of the estimates as to the housing shortage really are all over the place. But many sources state that Florida inventory levels just statewide. Here they are back about to pre pandemic levels. So they have recovered. They are back to about 2019 levels. And I think one important thing for people to remember is, well, 2019 was a pretty good, balanced housing market.   Jim Sheils  14:50 It was a normal market. We liked 2019 you know, that was a good market. There was growth, but it was sustainable, more predictable, steady. So I'm happy to be back in 2019. You know, 2020 21 levels there were, there was less than a month's worth of inventory on the MLS that it was dire. Yeah, it was just such a skewed thing. And you've studied this for a long time. So everyone if you say, Oh well, it went from this to this. I love how you talk about 2019 because by all statistics that was a very normal market here in Florida. So we're happy to get back to that, because you have to have a certain amount of inventory level to balance the playing field. We want to see growth, but I'm more of a long term player, as you know, we don't need to see huge spikes, because that can get a little volatile.   Keith Weinhold  15:36 Now, as a builder, talk to us about builder sentiment since, like we talked about before, we are in a falling interest rate environment, mortgage rates are already down about one and a half percent from the recent highs, and the Fed hasn't even begun lowering rates yet. So talk to us more about what those lower rates do to build their sentiment. And we're not just talking about rates for buyers here, which matter, but it's the rate that builders like you that have to pay the typically factory in here too.   Jim Sheils  16:06 Yeah, it's an interesting market right now, Keith, and here's something I want to give great encouragement from as you know, we do build some for the institutions and the larger groups. The little guy, the small investor, has the guerrilla warfare advantage over them right now, because, as you know, we right now have announced financing. We're able to have this builder forward commitment where we're buying large tranches of money for residential mortgages. That means, you know, individuals like we work with all the time, Keith, that buy a few properties, we can get them this incredible financing right now, at 3.75 we're beating the market. You know, you go into a B of A and try to get a duplex finance, you're probably looking at six and three quarters. And we're able to do that because it's residential real estate. Some of our bigger guys, they would buy all of our inventory. But we can't get a institution qualified for these individual investor loans for residential real estate. They have to go to the commercial world. And as you know right now, Keith, the commercial world is screwy. People aren't lending. The rates are really high, and even these big guys have to sharpen their pencils and do their numbers and they go, Gosh, it's not panning out until rates drop. So that means these bigger groups are on the sidelines. And we all hear the complaints, all the big guys are buying all the properties they own 40% well, they're on the sidelines, and our little troopers and investors are building their portfolios in ways they cannot so it's exciting to see now for us too. What's lucky and unlucky is a lot of good builders out there that we're friends with. They can't get financing. The banks have gotten so stringent. So they might even have a good balance sheet and a good track record, but the banks are getting really stringent where Chris and I are. As you know, we were partially acquired by Sumitomo forestry about a year and a half ago. They're a 331 year old company, and when we decided to team up with them, they said, We love Florida and we love build to rent, go, and so now we have zero bank debt, and they've given us a green light to build out all of our inventory. We have five, over 5000 lots in Florida, and we don't have the bank slowdowns. So to find a good builder, you have to make sure they have financing in place, because they're going to be a great builder out there that just can't get the funding to do the job for you. So that's another thing you want to look for.   Keith Weinhold  18:16 Right. And last time I checked, you've got more than 925 current independent income property investors, many of those whom are GRE listeners. Well, we're going to talk more about just how low those rates are. Who participates in the buy down? I already know that most of it's the builder, and just part of it is you, the investor. You're listening to get residuation. We're talking about Florida, build to rent property more when we come back, I'm your host. Keith Weinhold Hey, you can get your mortgage loans at the same place where I get mine, at Ridge lending group  NMLS 42056, they provided our listeners with more loans than any provider in the entire nation because they specialize in income properties. They help you build a long term plan for growing your real estate empire with leverage. You can start your pre qualification and chat with President Caeli Ridge personally. 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Text, FAMILY to 66866.     Garrett Sutton  20:28 This is Rich Dad advisor, Garret Sutton, to grow your wealth. Listen to the always valuable. Get Rich Education.   Keith Weinhold  20:45 Welcome back to Get Rich Education we're talking about half of progress real estate investing in high growth Florida, with a renowned build to rent provider there. And I think a lot of this really comes down to trust with the fluctuating interest rate environment that we've had, some people don't trust certain builders or that investor to go ahead and put down a deposit on a vacant lot and wait 12 months or more for it to be built. But we're not talking about pre construction here.   Jim Sheils  21:16 No, no. Since we steamed up with Sumitomo, you know a lot of good builders again, they can't even start the project until they have a a buyer with a deposit down. That's the requirement for the bank to give them the money to start building. We don't have bank requirements, so we're building on our own dime, and so we are having properties completed before you even have to make an offer on them. So these are finished properties, sometimes a tenant already in place. I know just this month, there's been a few GRE people very happily stepping into pre rented homes. So you don't have to wait that period. If you're ready to move your money or have a 1031 exchange, we can fulfill those no problem, and close within 30 days Our in house financing, Keith, which I know we're about to go over, I want to make sure people know this is for not only our single families, but our duplexes and our quads as well.   Keith Weinhold  22:02 Tell us more about that in house financing that's something of great interest to people, and especially with these mortgage rate buyouts.   Jim Sheils  22:09 Yeah, everyone says, Oh, I wish I had locked into a mortgage before June of 2022 right? I mean, for every time we heard that, Keith, well, now you can and what we're able to do since we have the balance sheet we have now, with teaming up with this bigger company, banks will allow us to do what's called a builder forward commitment and buy large tranches of money. We're in the money buying business, I guess, now, and we have to commit to large amounts of money, but by doing that, we're able to pay fees upfront to buy down the mortgages. So right now, our most popular rate is 3.75. You as the buyer, and these are called discount points, which I've heard Keith talk about. You're bringing in a little under two discount points to get the 3.75 rate. And you say, Okay, well, Jim, we're bringing in a little less than two points. What are you bringing in? We're not really supposed to talk about that, but here's what I can tell you, do this test, go to one of your mortgage friends, or your B of A or Wells Fargo, and ask it what it will take for you to pay to buy down a rate for 3.75. Now, first of all, they will not allow you to do that much. We are on a more high volume schedule that will allow us to do that, but let's say, if they would, here's what the feedback we've got. If you were to try to do this on your own, Keith, you or I just walking into our bank, you would have to pay anywhere from 12 to 15 points to make this happen. Gosh, and that was the advantage of working as a collective group like we do together, you and I in our investor community, because now that we're able to do volume, it benefits us   Keith Weinhold  23:39 all. No one really knows where interest rates are going to go. I think it's pretty foolish to try to predict them, but very few people think they're ever going to drop to the levels that we saw during the depths of the pandemic, 3.75% if you get locked in there, it's pretty unlikely that the future market is going to meet that down the road at all and tell us more about that product type, the single family homes, duplexes and fourplexes that this is available on. And of course, they're all new build.   Jim Sheils  24:09 Yeah, we do a combination of new build on all of these. We found, Keith, a lot of build to rent. Companies really only focused on the single family home, but we found, you know, to increase rental yield and overall returns. There was really a lack in the market for duplexes in residential areas and quads, again, and those are close to commercial deals, without the commercial financing, they allow more affordable rent in more residential areas that people can afford and want to be in. And we found through the pandemic, these had a greater calling to them than, let's say, a large apartment complex. You know, people want to be a little more spread out, have their own yard, like in a duplex, and they get that there, but they get it at a fraction of the price that a complete single family home would be at. So we found, as you know, most of our investors, our average client, buys three to eight properties with us, and no surprise, they. Buy a mixture of single family duplex and quads. I know we agree on this. Keith, the single family home has had the best history of all of great equity appreciation, and the duplex might lag behind that a little bit, but it's got a better cash flow. So I will always do little trade offs and combo my own portfolio to make up for two of those. And that's what our counselors usually coach our people. I know yours do as well.   Keith Weinhold  25:23 Yeah, the economies of scale for the real estate investor really can be there long term with duplexes and fourplexes, and you're really helping fill a need. Some months ago, I talked about the mmm multi families, missing middle, about how so few duplexes, triplexes and fourplexes are being built today, as compared to when you had about three times as much construction in those property types that you did in the 1980s a lot of that's really gone away. You're really bringing it back. We talk about some of the areas where these are built. You know, Jim years ago? Well, really about 10 years ago, when I began this show, I was often talking about how I want to be invested in Metro statistical areas that have a population of at least 500,000 to 1 million people, in order to get a diversity of economic situations there, because you do need rent paying tenants. But so much has changed since then, starting four to five years ago, with the work from home movement, I'm more open to more outlying areas than I had been previously. So tell us about some of these areas that you choose to build in. In Florida.   Jim Sheils  26:29 yeah, you know our hub market where we started doing rehabs many, many, many years ago was Jacksonville, Florida. Yeah, and we still are headquartered here, but Jacksonville, again, is the most affordable coastal city, I believe, still on the East Coast, which brings great fundamentals. It hits both of your things, Keith, where it is larger, but it has more of a sprawl and that larger population and the fundamentals look really well again, that overall median price is still very low. And we branch down to Palm Coast, which is a little more of a higher end area, but a bedroom community, to Jacksonville, the silent soldier, the one that really surprised us the most. I think you remember, this was Ocala. In fact, when Christopher said, Do you want to go start building Ocala, and this is about a decade ago, I said, Wow, Ocala, isn't there only, like, some horses out there? Yeah, now he's a horse guy. So he laughed, and he said, Oh, sure enough, I put my foot in my mouth. But Ocala, the amount of growth that we've seen out there has been incredible. And Ocala is really well placed because it's just below Gainesville, where the, you know, there's the medical centers, the university, and it's just north of the villages, which is the second largest retirement community and growing. Not only that, it has its own economic infrastructure, but it's really well placed in the difference of a price of a home for a starter family in Ocala compared to like Northern Tampa. There is no comparison. You're talking half. So we like that. And also with rents, it's got a great lifestyle. And then southwest Florida again, Southwest Florida, Keith, we're very lucky that we took some risk there. A lot of builders would like to be building down there, but as you remember, we took some big risks in 2020 we talked to some of our friends and said, this can be really good or really bad for real estate. We went with the really good and we loaded up on, well, a lot, over $20 million worth of land at the pre jump prices. Now we're into land right down there so we can get them built right for you guys still make a margin for ourselves that other people that they're trying to get land today, they just can't do and Southwest Florida has been a really good market for us. Had that hurricane there a few years ago, and all of our new construction properties did well. In fact, of almost 300 properties that were under construction, we had four that needed insurance claims, and those four, Keith, well, we had just put up the freestanding walls. We hadn't been able to tie the roof on before the winds and the winds knocked the walls over, and that's it. But there was no flooding, and that's why you get an insurance break. And all the markets that we're in, we always hear, Oh, you can't get insurance in Florida. And I kind of giggle and say, on which properties? Because there is a very different treatment for a new construction property built 2004 or newer, compared to a property built 1957 on lower ground.   Keith Weinhold  29:02 Yeah this is such an important thing to bring up. Property insurance premiums have been hiked substantially on Florida, existing, older build properties, not the post 2004 ones like Jim is talking about here and yeah, for those that don't know, Ocala, there in Central Florida is known as an equestrian area for horses and your business partner, Chris, that's his big hobby. So yeah, when you first went there, you were with Chris. You were like, are you just trying to get there because you want to be around horses more and what? But now there's actually a good fundamental reason for this, where it makes sense to build there. Well, Jim, why don't you talk about how you've specifically helped one of our listeners, or the typical buyer there in how that process looks, including an approximate timeline to get them from the time where they submit an offer all the way through to closing.   Jim Sheils  29:52 Yeah. Well, you know, our team and your team work together. We want to make sure we set people's goals and expectations. Up front. What are you looking for? What are you trying to get into? If someone says to me, Look, I'm looking to get into a great starter home with the lowest basis and highest cash flow, I'm gonna say, Okay, let's look at Ocala. They say, Look, we're looking more long term. I'm more of an equity growth player. Yeah, I want cash flow. I'm gonna say, Okay, let's look at Palm Coast, or southwest Florida. Together with our teams and our property counselors, we try to assess what are your needs and where are you wanting to go. Now, all of our vehicles will get through there, but some a little better than others, depending on the plan you want to put together. And so once we do do that, what we like to do is go through properties that seem to match what they're most wanting. We'll go through the performance. We'll look up the site maps, we'll go through the different fundamentals of that direct area, and then, if it seems to make sense, first thing we got to do is get you pre qualified with our in house lender. All is that a go? Well, then we can make an offer, get it in. We have a whole onboarding process. You know that we've done hundreds and hundreds and hundreds of time, and now we're over. I know I laugh because we talked recently and you said, I think you're at a 925. Investors, we're over 1000 now, so we're continuing to grow. But again, we've tried to make it fluid, where our people are part of the process, but never alone. We answer the questions on the financing help get you the directionals on the insurance now, you can use whatever insurance company you want. 99% of them use the company that we recommend. We have no financial affiliation with them. But everyone asked years ago when Chris and I started this, well, who do you use for insurance? Who do you use? So we just gave them who we used, and this person usually undercuts and better coverage than most. So all those pieces Keith with going through that and again, this is about a 30 day process of getting qualified, once you pick the property, submitting the contract with your 10% deposit, doing your onboarding for Property Management and Insurance pieces. And then, obviously you don't have to come here to see us for closing. We do all of our traveling closings for you. And most important thing I like to set up with PM is, where do you want the money wired?   Keith Weinhold  31:59 That's a great question. Well, yeah, I mean, this is a great answer for so many of our listeners, those super attractive rate buy downs. And then the big thing is, is, in many cases, you're not waiting and waiting and waiting months for the build to take place. Well, Jim, before I tell our listeners how they can connect with you over there, do you have any last thoughts overall with anything that we did touch on or did not.   Jim Sheils  32:22 I want to encourage people, if they're not looking to get in the next to real estate in the next two to three years, not a big deal. But if you're looking to get in sometime over the next year, then I would really look at what's happening, things you talk about with the rates and the interest, because I do believe that institutional money within the next six months, it'll be interesting when we reconnect, Keith, that are going to start coming in and buying up more residential real estate. However, their hands are tied right now. They cannot get the financing that the smaller guy can. So whether it's with us or someone else, take advantage. Take advantage. David and Goliath, this is a great opportunity where the big guys cannot keep up with you, because they can't get the financing and insurance rates that you can so take advantage.   Keith Weinhold  33:03 Well, I specifically wanted to have you on today because it is an opportunistic time. They serve Florida with new builds. Learn more about their properties and even get some under contract. If you so wish, you can do so by contacting your GRE investment coach. If you don't have one yet, you can do so at GREmarketplace.com it is free or at GREmarketplace.com/florida. Jim, it's been great having you back on the show.   Jim Sheils  33:32 Thanks having me. Keith, good seeing you.   Keith Weinhold  33:39 Yeah, an excellent update on Florida build to rent properties. A lot of our listeners are asking about these new build properties with 3.75% mortgage interest rates, and you are not the majority participant in the rate buy down either. Next week, who I consider the foremost tax authority in the entire world will be back here with us. Tom Wheelwright is going to discuss presidential candidates, tax plans, whether you should be scared about a tax on unrealized gains and a lot more. Also on a future episode, I'm going to talk about the land that is the vacant land that comes along with your rental property, what to look out for and what to avoid. It's really a little discussed subject that we haven't talked about here before. To learn more about Florida, build to rent property with those attractive rate buydowns, start at GRE marketplace.com Until next week, every host, Keith Weinhold, Don't Quit Your Daydream.   34:45 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. Potential for profit or loss. The host is operating on behalf of Get Rich Education LLC, exclusively.   Keith Weinhold  35:13 The preceding program was brought to you by your home for wealth building. Getricheducation.com