A retail store is no longer just a place where someone walks in and buys something. Jeff Rosenberg explains why physical locations can also support online sales and help retailers reach customers in several different ways.

Jeff is part of the third generation of an 80 year family business focused on retail real estate. Big V owns and operates open air shopping centers across the United States, with an approximately $2.5 billion portfolio and roughly 55 to 60 assets.

Jeff explains what open air retail looks like today, including large centers such as The Rim in San Antonio. He also talks about new construction in Anna, Texas, where Big V is developing projects that include Kroger and Target.

A big part of the conversation focuses on how retail has changed. Jeff describes how stores now work as part of a larger system that includes online ordering, delivery, store pickup, and curbside pickup.

He also explains why Big V recently opened its business to accredited investors through Big V Direct.

• What Big V means by open air retail
• How Big V manages acquisitions, leasing, construction, property management, legal work, and capital markets in house
• Why limited new retail construction has created development opportunities
• How Target combines physical stores with online ordering and fulfillment
• Why Jeff says physical stores can support online sales and customer acquisition
• How accredited investors can learn about and invest in Big V opportunities through Big V Direct

Jeffrey Rosenberg is a third generation leader at Big V, a retail real estate company with more than 80 years of history.

Big V Direct:

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Company information and properties:

BigV.com

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You can also visit BigV.com for more information about Big V, its properties, and its retail real estate business.

Getting through a tough multifamily cycle has not been about buying more for Candice Muldrow. It has been about tightening operations, building repeatable systems, and leading the people responsible for carrying those systems out.

Candice and her husband, Corey, are the cofounders of MGroup Capital and MGroup Residential. Their portfolio includes more than 700 units across Dallas Fort Worth, with most properties around the 200 unit range.

During the last couple of years, they slowed acquisitions and focused heavily on operations. Candice explains how that work helped them build repeatable systems and create a management company that she says is now largely scaled and running without them.

She also explains why they chose to bring management in house. For Candice, it came down to execution, speed, and control over the business plan.

The conversation also looks at current acquisition opportunities. Candice shares that they bought their first 18 unit property in 2017 for about $70,000 per unit. Today, she says they are seeing some similar B and C multifamily assets priced in the $60,000 per unit range. But she warns that today's expenses are also much higher, so lower pricing alone does not make a deal work.

KEY TOPICS

• Why Candice focused on operations instead of buying more properties
• The two sides of operating a company: systems and people
• Why MGroup moved away from third party property management
• Why lower multifamily prices still require careful expense underwriting
• How Candice and Corey built their investor network over about 10 years
• Why MGroup plans to bring even more operational services in house

A single hard money loan made with unused fund cash helped change the direction of Will Harvey’s business.

Will originally started his first fund to invest in private real estate syndications. After completing one hard money loan, then a few more, he looked at the returns and risk profile and decided to put much more of his attention into private lending.

Today, his business has two sides. He needs good borrowers who need capital, and he needs investors who can help fund those loans.

Will describes that challenge as a seesaw. At different times, he has had more deals than money or more money than deals. Over time, he has learned to work on both sides at once.

He also explains why his ideal borrowers are often experienced BRRR investors doing around 5 to 20 deals per year. He looks for people with experience, cash reserves, and a balance sheet that can handle problems when they come up.

Key topics and takeaways:

• How Will moved from mortgage lending and rental properties into private lending
• Why his first hard money loan happened almost by accident
• The seesaw between finding borrowers and raising capital
• Why relationships have been his strongest source of repeat borrowers
• How Google Ads have also produced leads and closed loans
• Why many of his borrowers are BRRR investors instead of only flippers
• How loan participations can return capital while keeping exposure to a loan
• Why speed, technology, and AI are part of his borrower experience

Knowing what to do is not always the same as being able to do it.

Dr. Jacquie Leone and Shawna Eischens, ND built Aligned Abundance around that gap. Shawna works with the subconscious and emotional blocks that can show up around money, pricing, overextending, and change. Jacquie works on the practical business side, including numbers, operations, automation, margins, and delegation.

They explain how their ten week program moves back and forth between both areas. A client may clear one internal block, start looking at the business differently, then discover something else that needs attention.

Jacquie also shares the story of a doctor who had been in business for about 15 years but was exhausted and working around 60 hours a week. When they looked at the numbers, she realized she was not fully including overhead and staff costs when pricing services such as IVs and peptides. Making those changes helped her reduce her workload while improving the financial side of the business.

Key topics and takeaways:

• Why the perfect business plan can fail when someone is not ready to implement it
• How Shawna works with subconscious blocks around money, pricing, and overextending
• How Jacquie helps clients understand P&L statements, margins, operations, automation, and delegation
• Why their program alternates between internal work and practical business work
• The type of client they believe is most ready for their approach
• Why trust and real human connection matter when selling a high ticket service

A USDA loan does not have to mean farming. Jordan Blanchard works with businesses and investors using USDA backed financing for commercial projects in smaller communities across the United States and its eligible territories.

Jordan explains that the USDA definition of rural generally covers a town, city, or census tract with no more than 50,000 people, as long as it is not contiguous with another urban area.

That creates room for many types of projects. Excalibur Rural Capital has financed businesses ranging from almond processing to a sand terminal. The company also works heavily in hospitality and can finance commercial real estate purchases, construction, and equipment.

Jordan also walks through what his team looks for before approving a project. Ownership experience comes first. They also want to see equity already available, a source for more equity if challenges arise, and collateral that supports the loan.

Key topics and takeaways:

• What the USDA considers a rural community
• Why USDA business lending is focused on economic development rather than farms
• The types of commercial projects Excalibur Rural Capital finances
• Why ownership experience matters in underwriting
• Why all equity must go into the project before the loan funds
• How hospitality became a major part of USDA and SBA lending
• Why properties with more than one possible use can be attractive

An 18 unit condo building bought for about $90,000 a door was later appraised at roughly $131,000 a door after being brought back together as one apartment property.

That is the condo deconversion strategy Bryce Kander is focused on right now.

Bryce explains how he purchased all 18 units in an Edmonton property from 17 different owners. His offers were conditional on getting all of the units, possession happened on the same day, and he arranged a blanket mortgage across the property.

The opportunity came from a shift Bryce has been watching. Condo prices had dropped while rents had moved higher. He saw a chance to reverse the old strategy of converting apartments into individual condos.

Bryce also talks about another way these deals can happen through the condo board and court process when there is a strong reason for the building to sell, such as a major cash call.

Key topics and takeaways:

• Why Bryce is focused on condo deconversions
• How he purchased 18 units from 17 owners
• Why some owners accepted prices above recent individual condo sales
• Using conditions so the purchase only moves forward if the whole building comes together
• Working with condo boards and the court process
• How appraisals can look different using an income approach
• Financing the Edmonton property with private money
• Why Bryce expects a long hold before moving into MLI Select financing
• How operating expenses can affect the value per door

What happens when the investor relationships you have built over the years start reaching their limit?

In this October 2026 update, Dave Dubeau shares what he has been hearing from real estate operators and capital raisers across 27 recent conversations. One theme is clear: trust still wins, but relying only on the same warm network becomes harder as deals grow and investors become more selective.

Dave talks about the growing attention around data centers, the pressure facing multifamily investors, and why some operators are exploring other real estate asset classes. He also explains why being open about risks, keeping projections realistic, and building personal connections matter more in a noisy market.

Then Dave takes you inside Results Enterprises and explains the three main services the company is working with right now. He also shares the idea he is exploring for a more turnkey podcast-based investor lead generation service.

For this month’s educational deep dive, Dave explains the Bullseye Investor. Instead of targeting every accredited investor with a checkbook, he recommends studying your current investors and looking for common traits such as profession, business background, location, and shared experiences.

You will also hear about Zeke Martinez, a real estate investor focused on notes in San Antonio. Dave compares Zeke’s experience with traditional LinkedIn outreach to the podcast guest approach, where the first conversation starts by offering value instead of asking for a sales call.

To close things out, Dave shares stories from a two-week trip to Turkey with his wife, Miss Max, including food poisoning, underground cities, and the fairy chimneys that became one of his favorite stops.

Managing a 144 unit apartment complex in Texas does not mean Zorya Belanger needs to live in Texas.

From Edmonton, she handles asset management by working closely with the property manager, reviewing the operation through regular calls, and traveling to the property when needed. During a year of renovations, someone from the ownership team visited the property about once a month.

Zorya and her husband started investing in 2013 while both were working as engineers. They hired property management from the beginning because they wanted to focus their time on raising capital and building their portfolio instead of learning every part of being a landlord.

That approach changed after their longtime property manager sold the company. With both Zorya and her husband now working in real estate full time, they took over management of their Edmonton area portfolio themselves.

The conversation also gets into their move into US multifamily. Zorya explains how joining an experienced general partnership team made the transition easier because other partners already brought acquisition experience, legal and accounting relationships, and US lending connections.

• Why Zorya and her husband hired property management from their first two houses
• What caused them to take over management of their Edmonton portfolio
• Why they are now looking at existing value add properties instead of more new construction
• How Zorya joined the ownership team of a 144 unit Houston property
• How she manages the asset from Edmonton
• How the three tier limited partnership structure works at a high level
• Why mixing Canadian and US investors created more administrative work
• Why buying back time is now a priority for Zorya and her husband