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.
Key Topics and Takeaways
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
Guest Information
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:
BigVDirect.com
Company information and properties:
BigV.com
Call to Action
Visit BigVDirect.com to learn more about the company, view educational material, and sign up for the newsletter.
You can also visit BigV.com for more information about Big V, its properties, and its retail real estate business.

A rental property did more for Cameron Philgreen than create monthly income. Real estate eventually gave Cameron and his wife the money to open a business they had dreamed about building.
Cameron started investing in 2020. He and his wife began with their own home, rented rooms, used Airbnb, and completed a BRRR property. They also wrote down a goal of reaching 25 units by 2025.
A few years later, selling a former home in Lawrence, Kansas, gave them around $100,000 to $110,000 that Cameron says they put into a commercial building in Waco. With an SBA loan and a major renovation, that building became For Keeps Coffee and Bakery.
Cameron shares why he has moved away from much of his short term rental activity, why he likes furnished midterm rentals, and why he now believes investors can benefit from having both rental cash flow and larger chunks of income from flips.
He also talks about a new 50,000 square foot commercial property he purchased with two partners. The property needs major work, and their goal is to make the area more beautiful, family friendly, and inviting.
Key topics and takeaways:
Setting a goal of 25 units by 2025 with his wife
Starting with house hacking and the BRRR method
Moving short term rentals into midterm or long term rentals
Using proceeds from a home sale to help create For Keeps Coffee and Bakery
Cameron's barbell idea of combining rental cash flow with flip income
Renovating a distressed 50,000 square foot commercial property in Waco
Delegating daily coffee shop operations to an empowered staff
The Legacy Investor Podcast and its move to the name The Good Steward Podcast

A builder may want thousands of future home lots without wanting to own all of them today. Suraj Reddy explains how East Avenue Investments steps into that gap by purchasing the land and giving the builder an option to take it down over time.
One Austin area example involved about 2,000 lots purchased for $30 million. The builder put up $4.5 million for the option and paid a monthly fee based on a 13.5% annualized rate on the remaining amount. The builder could then start taking down additional lots after getting the first part of the community moving.
Suraj also explains why East Avenue Investments focuses heavily on risk. The company looks at the builder, the amount of cash committed, corporate guarantees, required takedowns, and whether East Avenue would be willing to own the land if the original builder walked away.
The conversation then moves into land repositioning. Suraj describes buying roughly 200 to 300 acres in areas where growth already exists, solving problems such as access to infrastructure, and working toward mixed use master planned communities.
Key topics and takeaways:
Why home builders use outside land banking partners
How a $30 million deal involving about 2,000 lots was structured
Why the builder paid monthly to keep its option alive
How deposits, guarantees, and takedowns help manage risk
The difference between land banking and land repositioning
How East Avenue looks for growth that is already happening when repositioning land
Guest information:
Suraj Reddy started East Avenue Investments. The company focuses on land banking and land repositioning and works with home builders in different markets.
Website:
https://EastAvenueInvestments.com
Suraj said listeners can use the Contact Us page or the company info email. The exact email address was not stated in the transcript.
East Avenue Investments also has an ebook about land banking available through the website.
Call to action:
Visit https://EastAvenueInvestments.com to learn more about land banking, download the ebook, or contact the team. Suraj said he is interested in speaking with investors and with home builders that may have deals East Avenue Investments can underwrite.

Nathan Schiess spent years doing real estate deals without making much noise about them. Then he liquidated his portfolio after a divorce and realized how little public history he had built around all that experience.
That changed his view of personal branding.
Nathan now sees a personal brand as much more than professional photos, logos, and social media posts. He believes the real value comes from building a sphere of influence and becoming a hub that connects people.
Nathan explains how starting the Idaho Real Estate Investors Association helped him build relationships inside the investment community. He also shares why groups do not always need to be directly about real estate. A golf league, social group, date night, or whiskey and wine society can also create real relationships with the people an investor wants to know.
Nathan also breaks down how he approaches a personal brand. He starts with the goal, identifies the ideal client profile, looks at that person's problems and concerns, and then creates content that helps build familiarity and trust.
Key topics and takeaways:
Why Nathan originally avoided talking publicly about his investing
What liquidating his portfolio taught him about reputation
Why a logo and professional photos are only the frosting
How a REIA can grow your sphere of influence
Why your personal brand should be built around your ideal client profile
How personal interests such as pickleball can belong in business content
Why Nathan recommends combining personal and professional content
How social groups can help an investor become the center of gravity in a community
Guest information:
Nathan Schiess is an active real estate investor and the founder of the Idaho Real Estate Investors Association. He also helps investors and agents build personal brands, REIAs, masterminds, and other groups that connect them with their communities.
Website:
repersonalBranding.com
Call to action:
To learn more about Nathan and his personal branding work, visit repersonalBranding.com.

A real estate fund sponsor had gone quiet for two years, leaving an advisor with very little information to explain what happened to a client. Daniel Erb shares how his team used limited reports and public records to rebuild part of the story.
Expanded Description
Daniel Erb started in traditional investment banking before moving into real estate investing, fund raising, underwriting, and market research. That experience eventually brought him to the allocator side of the table, where his work now focuses on family offices, independent registered investment advisors, and wealth management groups.
Daniel explains why private market investing can be difficult to evaluate. Private funds do not all look the same, and the information around them can be much less transparent than information in public markets.
His work includes underwriting support, comparisons between funds, and monitoring previous investments. That can mean looking at how a fund is performing against its original target, other private funds, similar REIT indexes, or the S&P 500. It can also mean asking whether strong past results came from the sponsor or simply from being in the right market at the right time.
Key Topics and Takeaways
Daniel’s move from investment banking into real estate and fund raising
Why Daniel says private funds are like snowflakes
The gap between growth in private funds and investment in research
How existing private market investments can be monitored
Comparing results with original targets and other investment choices
The case of a sponsor that stopped communicating for two years
Guest Information
Daniel Erb works with family offices and independent registered investment advisors that have significant exposure to alternative investments.
He also works with advisors leaving larger firms who want private market support without building a complete alternatives desk inside their new firm.
Website: EMCAPLLC.co
LinkedIn: Search for Daniel Erb. Daniel said his LinkedIn domain includes Daniel Patrick Erb.
Daniel also discussed EM Capital and an AI research agent that covers commercial real estate asset classes. The transcript gives two different spellings for the agent’s name.
Call to Action
If you run a family office or registered investment advisor with significant alternative investments, Daniel welcomes a conversation to compare notes and discuss his firm’s monitoring work.
If you are building an alternative investment capability and want to compare the cost of building it internally with working with EM Capital, Daniel also invites that conversation.
Visit EMCAPLLC.co or find Daniel Erb on LinkedIn.

What changes when an apartment is rented one bedroom at a time instead of one unit at a time?
For Zach Feldman, that is one of the big ideas behind a student housing portfolio that has grown to thousands of beds across the country.
Expanded Description
Zach’s firm has built more than 5,000 student housing beds and currently owns and operates about 4,300, with another 1,000 under construction.
He explains how purpose built student housing differs from traditional multifamily. Residents sign individual bedroom leases, units come fully furnished, and the best locations are close enough to campus that students can walk there in minutes.
Zach also explains why the business is not easy. Development approvals are becoming more costly and difficult. A soft cost package that may once have cost around $50,000 can now reach $500,000 or even $1 million before the developer knows whether a project will move ahead.
He also shares how annual turnover and preleasing affect the business, including why leasing can begin a full year before a building opens.
Key Topics and Takeaways
Why student housing is rented by the bed
How four bedroom units change the revenue per square foot
Why pedestrian access to campus matters
How large institutional buyers participate in student housing
Why entitlement costs have become a major barrier
How student housing can be preleased before construction is complete
Guest Information
Zach Feldman is a student housing developer and owner operator. His firm has built more than 5,000 student housing beds across markets ranging from upstate New York to Arizona.
Email: gf@aptitudere.com
Website: aptitudere.com
Call to Action
Zach invited anyone interested in discussing student housing, upcoming opportunities, or real estate in general to contact him directly.
Email: gf@aptitudere.com
Website: aptitudere.com

A single family rental was making Katrina Robinson about $200 a month in profit. After she started renting the same home by the bed, the numbers changed in a big way.
Katrina now operates three co living homes in San Antonio while living in California. Her residents often receive income through SSI, SSDI, or the VA and can handle their own daily activities. The homes provide housing only. Katrina and her company do not provide personal care services.
She explains how a typical four bedroom property can work, why she brought in an operations manager after her second home, and why that manager is paid based on occupied beds.
Katrina also talks about the harder parts of the business. Rent collection needs to stay inside the system. Maintenance reserves matter. Vacancies can quietly become expensive. At one point, six empty beds represented about $4,000 in lost monthly revenue.
Key topics and takeaways:
Why Katrina rents rooms and beds instead of the whole home
The numbers behind an eight bed shared home
Why she recommends at least four bedrooms
How an operations manager helps keep the homes running
House rules that reduce resident conflict
Why cameras are used in common areas
How Katrina builds referral relationships with caseworkers and social workers
Why she reviews the business numbers every Monday during her CEO hour
Guest information:
Katrina E. Robinson operates three co living homes in San Antonio, Texas, while living in the Los Angeles area. She also teaches other property owners how to use this housing model.
Website: co-livingbusiness.com
Tools and platforms mentioned:
RentReady
PadSplit
Call to action:
Katrina is looking to connect with people who already own single family rentals, especially properties with at least four bedrooms that may only be producing a few hundred dollars in monthly profit.
Visit co-livingbusiness.com to connect with Katrina and discuss whether that property could be changed to a co living home.

Real estate does not have to produce a home run every time to make sense.
For Dipesh Sitaram, years of investing across different real estate sectors led him back to the field he understood best: healthcare.
Dipesh has spent 20 years in healthcare. That experience gave him a close look at how practices and surgery centers operate, what their real estate needs look like, and why many healthcare tenants are willing to sign longer leases.
He tells Dave that the COVID period became a real litmus test for him. While he watched other areas of real estate struggle, his experience in healthcare looked different. Healthcare tenants kept paying rent and business carried on.
That helped shape a simple philosophy: real estate is a long game.
Dipesh is not focused on speculative deals that need huge appreciation in a short time. His preference is the kind of steady approach he describes as hitting doubles rather than expecting a home run every time.
He also walks through one of his favorite properties, a 20,000 square foot Midwest surgery center. After revitalizing the building, the tenants saw enough value in the improvements to enter into a long term lease. The property remains in the portfolio.
In This Conversation
Why Dipesh focuses on healthcare and healthcare adjacent real estate
What his experience in hospitality, multifamily, and condos taught him
Why COVID became his personal test for real estate stability
How revitalizing a surgery center helped strengthen the tenant relationship
Why higher interest rates, lower tenancy, and higher operating costs created problems in multifamily
Why investors should study both the property and the operator
Why subject matter expertise, experience, and a clear exit plan matter to Dipesh
About Dipesh Sitaram
Dipesh Sitaram has spent 20 years in healthcare and brings that operating experience into real estate. His current holdings are mainly specialty surgery centers, with investments concentrated in the Midwest and Central Texas.
He describes his approach simply: slow and steady wins the race.

Google Ads may look familiar on the surface, but Dan Barrett says the game underneath has changed.
Keywords and clever ad copy matter less than many investors think. The bigger opportunity is giving Google better data about which leads are actually worth pursuing.
Expanded Description
Dan Barrett works with real estate investors through AdWords Nerds, with most of his clients focused on motivated sellers.
He explains how Google Ads has moved from a world of manual bidding and detailed keyword control into a system driven much more by algorithms. Instead of spending most of the time adjusting bids, Dan focuses on the full lead funnel.
That includes the landing page, CRM connection, lead quality, appointments, and the information that gets sent back to Google.
Dan also explains why investors may choose between a smaller number of higher quality leads or a larger number of lower cost leads. Neither approach is automatically right. The best setup depends on the market, the investor's systems, and how much lead volume the business can handle.
Key Topics and Takeaways
Why Google Ads now depends heavily on algorithm training
Why keywords and ad copy have less control than they once did
How landing page speed and mobile performance affect results
The difference between a high quality strategy and a high volume strategy
Why Dan may track appointments or qualified leads instead of every lead
How conversion rates can change the cost of a lead
Why Google Ads should not be the only marketing channel in the business
Guest Information
Dan Barrett works with AdWords Nerds and has spent about 16 years focused on Google Ads for real estate investors.
Website: AdWordsNerds.com
Dan said the site includes free content, blog posts, podcasts, and an option to book a session with his team.
Call to Action
Visit AdWordsNerds.com to learn more, explore the free content, or book a session with the AdWords Nerds team.

Real estate conditions can look very different from one Ontario market to the next.
In this September 2026 update, Simi Mehta shares what she is seeing across her portfolio and why Pembroke has been especially strong for rental demand. She also explains why she is putting more attention on industrial units in Pickering.
Simi walks through how one of her joint ventures works using a 38-unit apartment building in Pembroke as an example. Four investors brought different amounts of capital into the project and received shares based on what they invested. After the property was renovated and refinanced, the investors received their original capital back plus profit while remaining invested in the property.
She also shares an update on a Cornwall property that had two commercial units and a former gym. Simi and her team worked with the City of Cornwall to turn the gym space into six apartments. The project is nearing completion, with leasing and refinancing planned as the next steps.
In this episode, Simi discusses:
Why she looks beyond the GTA for deals• The different rental conditions she is seeing in Pembroke and Kitchener• Her current mix of single-family homes, multiplexes, and industrial units• Industrial units in Pickering starting at $125,000• How her 38-unit Pembroke joint venture was structured• The difference between a joint venture investment and private lending in her business• The Cornwall conversion from a gym to six residential units• Her recent spiritual retreat and what she learned about acceptance and time
To connect with Simi, she prefers phone calls or text messages at 647-868-3955. She can also be reached at investwithsimi@gmail.com.

Buying during a difficult market is one thing. Setting up a deal so it can survive what comes next is another.
Dan Brisse says the current multifamily market has created something investors have not seen in a long time: owners under serious pressure and properties available at much lower cost bases.
Granite Towers is mainly focused on value add apartments around Dallas and Nashville. Dan explains why his team wants to be a distressed buyer rather than a distressed seller, and how lessons from the last several years have changed the way they look at leverage, debt, reserves, and hold periods.
Dan also shares what happened when three economists at a recent conference gave three completely different predictions for interest rates. His conclusion was simple. You have to structure a deal so you can win no matter which direction rates move.
Key topics and takeaways
Why distressed multifamily sellers are creating buying opportunities
How Granite Towers moved out of bridge debt and reduced leverage
Why taking care of the property and residents comes before distributions
How Dan communicates with investors on the first day of every month
Why Dan does not want a deal to depend on lower interest rates
The type of apartment properties Granite Towers knows best
Why Dan prefers giving real estate 5, 7, or 10 years to season
Guest information
Dan Brisse is a former professional snowboarder and cofounder of Granite Towers. Dave notes that Granite Towers has more than 3,000 apartment units in its portfolio, along with triple net lease properties.
Granite Towers is mainly looking at multifamily opportunities around Dallas and Nashville, with select investments in Minnesota.
Website:
granitetowersequitygroup.com
Call to action
To connect with Dan and Granite Towers, visit granitetowersequitygroup.com and use the Contact Us page. Dan says people can leave their email and phone number to arrange a call or join the company database to see future deals.

Anne Michelle Wand did not start real estate investing with a large pile of cash. She borrowed the down payment on her first home, found a way to split the land, and turned that one purchase into the start of a much larger portfolio.
Anne Michelle first became interested in real estate while she was a single mom and self employed. She saw property as a way to create her own retirement account. Her first major move was buying a home on one acre outside Boulder, Colorado. After learning the land could be annexed into the city and divided, she worked with 13 neighbors to make it happen.
Years later, her portfolio included a duplex, a condo, a 44 unit apartment building, her own home, and other rentals. When the 2008 downturn changed things, she decided to restructure and move to Panama rather than wait for everything to recover in the United States.
Once in Bocas del Toro, she saw another opportunity. There were only a few real estate companies in the area and none were global, so she opened a United Country franchise. She ran the business for about 10 years and sold it in 2021.
Anne Michelle also talks about what real estate looks like in Panama, including titled property, rights of possession, and the role attorneys play in closing deals.
Key topics and takeaways:
Why Anne Michelle saw real estate as her retirement account
How she used annexation and lot division on her first Boulder property
How one property helped fund two more down payments
Why the 2008 downturn helped lead her to Panama
What she had to learn about titled property and rights of possession
Why she still takes on projects after retiring
Guest information:
Anne Michelle Wand is a longtime real estate investor who built a portfolio in the United States before moving to Bocas del Toro, Panama. She later opened and sold a United Country real estate franchise and continued with small development projects.
To connect with Anne Michelle, search for AnneMichelle Wand on LinkedIn. She also mentioned Passive Profit Partners as the company she promotes there.
Call to action:
Connect with Anne Michelle through LinkedIn by searching for AnneMichelle Wand. Anne is spelled with an E.

Doctors may earn strong incomes, but Kyle Stephenson says many receive very little financial education. That gap became a major reason he started learning about real estate and eventually began helping other physicians do the same.
Kyle is a full time orthopedic surgeon who began as a passive real estate investor. He later bought single family homes, found that approach difficult to scale, and joined a team investing in larger multifamily properties in Indiana.
Today, he raises capital primarily from other physicians. His approach is simple. He does not want to sell people. He wants to educate them.
Kyle explains why physicians can be a challenging audience, how local meetups and LinkedIn help him build relationships, and why he created the LegacyRx Conference. He also shares how his Doctors Investor Club podcast grew from a show focused only on real estate into a broader conversation about how doctors can think differently about wealth.
The most personal part of the conversation comes when Kyle talks about losing his father. It changed how he views money, family, and the time he spends in the operating room.
Key Topics
Why Kyle moved from passive investing into active real estate
His experience with single family homes and the move into larger teams
Multifamily development and value add projects in Indiana
Why Kyle focuses his capital raising efforts on physicians
Why education works better than selling with doctors
Using local meetups, conferences, and LinkedIn to build relationships
Why Kyle wants doctors to think beyond a 401K and traditional saving
How losing his father changed his view of wealth and family time
Guest Information
Kyle Stephenson is a full time orthopedic surgeon and real estate investor based in Indianapolis.
He raises capital and works with a team focused on Indiana multifamily real estate. He is also involved with the Doctors Investor Club podcast and the LegacyRx Conference.
Website: LegacyRx.co
Email: kyle@LegacyRx.co
Kyle also mentioned being active on LinkedIn and Instagram.
Call to Action
To learn more about Kyle, the LegacyRx Conference, and the investments he is involved with, visit LegacyRx.co.
You can also contact Kyle at kyle@LegacyRx.co or connect with him on LinkedIn or Instagram.

Chris Eyman has watched real estate marketing change more than once. When one source of deals slowed down, he changed with it.
Chris started at foreclosure sales about 25 years ago. When that business slowed, he moved into direct to seller marketing. Cold calling and texting worked well in 2018, but changes around spam calls and texting pushed his business toward PPC and television.
Today, his Arizona and Florida teams handle about 70 to 100 houses a month. Chris also runs a lending business that grew from a simple observation. The people buying his houses needed hard money, and the customer was already sitting across the table.
Chris explains how he started wholesaling notes after 2008, how his lending operation grew, and how he and a business partner have raised about $10 million for their first fund.
Key topics and takeaways:
Why Chris moved away from foreclosure sales and into direct to seller marketing
How cold calling and texting gave way to more PPC and TV advertising
How a 15 to 16 person team supports 70 to 100 wholesale transactions a month
Why Chris started providing hard money to buyers already purchasing his deals
How his first lending fund grew to about $10 million
Why golf, personal relationships, and small investor dinners are part of the capital raising plan
Guest information:
Chris Eyman operates wholesaling and private lending businesses, with wholesale teams in Arizona and Florida.
He is also involved in new construction projects in Scottsdale and Paradise Valley.
Instagram: Chris underscore Eyman
Call to action:
Chris said he enjoys connecting with people who want to fix and flip properties. He is open to networking, taking a call, and helping where he can.
Connect with him on Instagram at Chris underscore Eyman.

A pediatric medical group can do more than fill space in a shopping center. Steve Salvigsen believes it can become an anchor that brings steady traffic and helps nearby retail tenants.
Steve is the founder of Sage Square Capital. His company invests in multi tenant retail and medical centers, with a current focus on smaller port cities.
Steve explains what he means by medtail and why simply putting a dentist into an empty retail space does not create the same effect. His team looks for medical and retail tenants that work together intentionally.
He also explains how Sage Square studies port markets. The team watches infrastructure projects, port throughput, and commitments from large companies. Steve is not just looking for markets that are growing. He wants to see the growth rate itself start to increase.
His Shark Week analogy makes the strategy clear. Sage Square wants to enter while opportunity is building, but before large institutions arrive and remove much of the excess opportunity.
Key topics and takeaways:
How Steve defines medtail
Why medical tenants can become neighborhood center anchors
The Mobile, Alabama center with Ace Hardware and a pediatric group
Why Sage Square watches TEUs and major port infrastructure
What Steve means by looking at the second derivative of market growth
Why large institutional buyers can signal that it is time to stop buying
The benefits and challenges of long term triple net leases
Why lease expiration dates matter when planning a refinance or sale
Guest information:
Steve Salvigsen is with Sage Square Capital. At the time of the conversation, the company had 15 properties across four markets.
Steve said he wants to connect with people interested in commercial real estate investment opportunities and people selling shopping centers, especially in smaller port city markets.
Website:
SageSquarecapital.com
Call to action:
To learn more about Steve, Sage Square Capital, and its commercial real estate opportunities, visit SageSquarecapital.com.