Mark Turnbull, founder of Module Building Systems, shares the journey of building an offsite construction company in Saint Louis with a mission to deliver high-quality, attainable housing at scale. Originally from Hamilton, Ontario, Mark traces his entrepreneurial roots from early real estate investments to a pivotal realization inspired by IKEA’s flat-pack model and Henry Ford’s manufacturing systems. After facing financial setbacks, including being nearly broke while pursuing the vision, he ultimately relocated to Saint Louis, leveraging relationships, grants, and creative capital structures to launch the company locally. The episode explores how winning a major startup competition and securing public-private support positioned the business for long-term impact.

The conversation breaks down what Module Building Systems actually produces today—fully finished panelized wall systems that reduce construction costs and timelines while maintaining design flexibility. Mark explains why unreliable trades and process inefficiencies, not just materials, are the true bottlenecks in traditional construction. The discussion also examines a pilot housing initiative in North Saint Louis, the distinction between “affordable” and “attainable” housing, and the long-term vision for neighborhood-level revitalization without displacement. The episode concludes with insights on founder resilience, capital strategy, immigration pathways for talent, and leadership principles centered on mission, culture, and building trust.

Connect with the Host:

Twitter: ⁠twitter.com/ItsRajTut⁠⁠LinkedIn: ⁠⁠https://www.linkedin.com/in/rajtut/⁠⁠Instagram: ⁠instagram.com/ItsRajTut⁠TikTok: ⁠⁠https://www.tiktok.com/@itsrajtut

Connect with our Guest:

Website: https://www.modulebuildingsystems.com/

LinkedIn: https://www.linkedin.com/in/markwturnbull

Timestamps:

00:00 Founder risk, grants, and being tested

01:30 Mark’s background and why Saint Louis

02:55 Early entrepreneurship and real estate snowball

04:06 The “IKEA + Henry Ford” construction insight

05:16 Going broke, rebuilding, and choosing the U.S.

06:25 First Saint Louis trip, North City, and mission clarity 08:37 How Arch Grants works and how he positioned to win 10:02 New Markets Tax Credits and relationship-driven capital

12:09 Bridge loan, state appropriation timing, and survival mode

13:27 ADHD, hyperfocus, and the entrepreneur’s mindset 16:39 What Module Building Systems builds (panelized “secret sauce”)

18:32 30% cost savings, 50% faster timelines, and who it’s for 20:37 City pilot: minimum 10 homes, factory opening, execution plan

26:55 Dropping out, recruiting experts, and building the team 30:08 Why modular startups fail: leverage, overbuild, wrong market

36:50 Defining “attainable” and quality standards for longevity

41:14 North Saint Louis realities, brick maintenance, and design tradeoffs

43:38 Community input, block-by-block progress, and equity (not displacement)

45:06 Canada vs U.S. entrepreneurship and the Saint Louis opportunity

48:08 Can housing innovate like autos—and what must change

51:22 Founder advice: perseverance, networking, and leading with “why”

01:03:42 E-2 visa strategy, hiring Canadians, and NIW pathway

01:06:55 The books and principles shaping Mark’s leadership

This podcast is brought to you by Storyboard Living.If you're looking to sell us a 40+ unit multifamily property in the St. Louis region, or another part of MO/IL, please email deals@storyboardliving.comConnect with us at our Website: https://storyboardliving.com/

LinkedIn profile: https://www.linkedin.com/company/storyboard-living/

#Leadership

#Entrepreneurship

#RealEstate

#ModularConstruction

#AttainableHousing

#StLouisStartups

#ConstructionInnovation