Real Estate Development: Land to Legacy

A failed motivational blog, a risky early move with retirement money, and a career setback all became part of the path that led Brandon Cobb into one of real estate’s most overlooked value-creation plays: land entitlement. In this conversation with Eugene Gershman, Brandon breaks down how raw land can be taken from a simple parcel to a 50-, 100-, or 200-home community, why builders often prefer buying finished lots instead of taking on development risk themselves, and what landowners should understand before selling too early and leaving serious money on the table. Guest Bio Brandon Cobb is a real estate entrepreneur focused on land development, paper development, affordable housing, and selling individual lots to builders. Eugene introduces him as someone who has completed more than 180 transactions. In the episode, Brandon shares how he moved from a successful career in medical device sales into entrepreneurship, then into flipping houses, building homes, and eventually developing land after national homebuilders began approaching him to buy projects he was working on. Episode Highlights and Chapters 01:29 Eugene sets up the conversation around how value is actually created in land development, with a focus on paper development, affordable housing, and the real leverage behind entitlement work. 02:50 Brandon shares how losing his medical device sales job became the turning point that pushed him toward entrepreneurship and real estate. 05:44 After getting inspired by a Shark Tank pitch, Brandon experiments with several failed business ideas before discovering real estate, flipping his first house, and learning through costly mistakes. 21:33 Brandon explains the layered value creation in land deals, from entitlement to infrastructure to vertical construction, and why multiple exit strategies make the model so attractive. 24:16 The conversation turns to why national builders often prefer entitled or finished lots over raw land, especially when speed, timing, and return on capital matter more than taking development risk themselves. 26:31 Brandon breaks down what builders typically want in a project, why around 50 lots can be a meaningful threshold in his market, and how smaller communities can still work when they fit a builder’s pipeline. 28:25 One of Brandon’s biggest lessons for landowners is to understand what their land could be worth after entitlement, instead of selling as-is and potentially leaving major upside behind. 29:42 Eugene adds the owner’s perspective, explaining the tradeoff between certainty and upside, since developers often take on the work and risk but also delay the seller’s payoff until approvals are complete. 32:08 Brandon shares the two main ways people can work with him: education and coaching for people who want to learn land development, and passive investment opportunities for those who want exposure to the strategy without operating deals themselves. Contact Information Brandon Cobbhttps://learnlanddevelopment.com Investment opportunities:https://hbgcapital.net/waitlist Interested in being a guest on our podcast? Contact us at:https://giscompanies.co/podcast/ Download the Feasibility Study Checklist to assess your project’s potentialhttps://giscompanies.co/development/feasibility-study/ Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com for information about our collection and use of personal data for advertising.

A five-year lease signed right before lockdown turns into an 1,800-square-foot “soccer field” of emptiness and a million-dollar headache. That pain sparks an idea with a big question behind it: if Airbnb unlocked the value of spare bedrooms, what’s the value of all the unused nooks and slices of commercial space hiding in plain sight? The conversation explores a “Craigslist-style” approach to commercial listings, designed to make fractional and unconventional spaces feel approachable, searchable, and actually monetizable. Guest Bio Steve Taylor is the founder of SoCommercial, a platform built to help owners list and monetize commercial spaces of any type or size, especially the odd, fractional, or overlooked ones that don’t fit neatly on traditional listing sites. Episode Highlights and Chapters 00:03 The origin story of a pandemic-timed lease and an 1,800-square-foot empty office 05:50 Why traditional commercial listing sites felt clunky and overpriced, and what a better experience looks like 06:28 The Airbnb comparison and the bigger question about “unmonetized” commercial space 07:43 Real-world use cases from warehouse racks to spare chairs, basements, display space, and collaboration concepts 09:57 The brutal reality of building a marketplace and why traction matters more than perfect tech 14:31 If everything is free to list, how does the business eventually make money 16:04 How developers can use flexible leasing and “artisan mix” thinking to enhance retail and office projects 18:21 The problem with small ground-floor retail in residential buildings and why brokers often ignore it 21:13 Why the platform stays focused on listings instead of consulting, and when to use AI for ideas 22:37 Not a broker, not a competitor, just another option for visibility and exposure 25:12 Launch timing, bootstrapping, and why this kind of startup is a long marathon 28:23 The ask to listeners, plus the tease of a jingle you have to hear on the site Contact Information SoCommercial website: https://socommercial.com Contact Eugene Gershman for real estate development advice and guidance. Download the free feasibility study checklist at https://giscompanies.co/development/feasibility-study/ If you’d like to be a guest on the show, visit https://giscompanies.co/podcast/. Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com for information about our collection and use of personal data for advertising.

A big real estate sale can create an even bigger tax bill, and that’s where Ashley Romiti steps in. She walks through how investors use a 1031 exchange to defer capital gains and depreciation recapture, what the “45 days to identify and 180 days to close” timeline really feels like in practice, and why many long-time owners eventually trade hands-on management for passive ownership through Delaware Statutory Trusts (DSTs). Eugene and Ashley also explore the gray areas developers run into, why investor intent matters, how DST restrictions shape risk and return, and what due diligence looks like when picking sponsors and properties. Guest BioAshley Romiti is the founder of GCA 1031 and works with real estate investors who want to transition from active ownership into passive real estate investments using tax-deferred 1031 exchange strategies. She frequently uses DSTs as a fractional-ownership structure that can help investors pursue capital preservation and income while deferring capital gains and depreciation recapture. Ashley is a registered representative affiliated with a broker-dealer relationship through which these offerings are made. Episode Highlights and Chapters00:00 Ashley’s niche: helping investors move from active ownership to passive investments using 1031 exchanges and DSTs 02:54 A plain-English definition of the 1031 exchange and why taxes can be so painful on a sale 06:01 The core timeline: 45 days to identify replacement property and 180 days to close 06:27 What happens at death and how step-up in basis affects long-term strategy 07:09 Development and 1031 exchanges: where the gray areas appear and why CPA guidance matters 10:50 What a DST is, how fractional ownership works, and why “Delaware” is about the trust structure 12:49 Why DST properties often concentrate in landlord- and tax-friendly states 14:32 DSTs versus syndications, including how ownership and economics differ 19:11 SEC framework and disclosures, including how offerings are presented and documented 21:05 Sponsor incentives, exit decisions, hold periods, and DST rules that shape operational flexibility 24:03 Where DSTs can fit for developers, including “takeout” concepts and solving for leftover exchange boot 26:17 How Ashley screens deals: sponsor track record, fundamentals, structure, and investor goals 30:20 Common DST asset classes today and why office remains challenging 32:07 Typical minimums, accredited investor requirements, and diversification across multiple DSTs 35:51 How to reach Ashley and where to download her 1031/DST ebook Contact InformationAshley Romiti / GCA 1031 https://gca1031.comFree ebook available.949-235-5606 HostEugene Gershman / GIS Companieshttps://giscompanies.co/If you’re a developer or investor evaluating a deal, download Eugene’s free Feasibility Study Checklist to pressure-test assumptions, costs, timelines, and returns before you commit capital. If you’re interested in being a guest on the show, visit the podcast page to connect and apply.https://giscompanies.co/podcast/ Ashley Romiti offers securities through Concorde Investment Services, LLC (CIS), member FINRA/SIPC. GCA 1031 is independent of CIS. Concorde is headquartered at 3909 Research Park Drive, Suite 200, Ann Arbor, MI 48108. This podcast is for informational purposes only, does not constitute as investment advice, and is not legal or tax advice. Please consult the appropriate professional regarding your individual circumstance. Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com for information about our collection and use of personal data for advertising.

Digital nomads aren’t just a trend—they’re a demand shift that’s changing what “success” looks like for overseas real estate. Michael K. Cobb shares how his team thinks about building the right product for renters who stay three to six months at a time, why “clusters” create momentum for entire markets, and what it really takes to develop across borders without getting “skinned alive.” Along the way, he breaks down the mindset that keeps projects (and reputations) intact: treat mistakes as tuition, lead with humility, and build local trust the hard way—without bribes.   Guest BioMichael K. Cobb has been building communities and working on real estate development across Latin America for over 25 years, with experience in places like Belize, Nicaragua, and Panama.  He also consults with investors and developers on overseas due diligence and execution, and he’s the author of “How to Buy Your Home Overseas.”   Earlier in his international career, he helped start a mortgage company in Belize that later became a bank, giving foreign buyers access to financing in-market and adding liquidity for developers after sales close. Episode Highlights and Chapters00:00 Humility as the “biggest asset” when you leave your home turf 01:16 The real question: how to avoid getting destroyed building overseas 01:47 Horror stories, getting ripped off, and reframing mistakes as “tuition” 03:47 How to enter a new country: test every assumption, and use multiple lawyers (including a hyper-local one) 06:44 “We’ve never paid a bribe” and the CSR strategy that builds local advocates 08:59 Timelines and entitlements: a Panama “horror story,” and what “a long time” can mean 10:27 Project size and phasing: the Panama plan (110 acres, smaller phase one) and an anchor continuing-care concept 13:53 The demand shift: digital nomad visas, renters (not buyers), and why this wave is “exploding” 16:44 Build-and-sell vs. hold-and-rent, and how “easy button” services change long-term demand 19:10 Financing overseas: why it’s mostly private equity/private lending, plus buyer financing as liquidity 21:14 Pre-sales: how projects get stranded half-built, and when pre-sales can make sense 40:32 Belize as an “easy button,” and a 1,600-acre project looking for development partners 44:52 Mike’s book offer: email to get a free Amazon coupon 45:53 Where to find Mike and ECI Development online Contact InformationMichael K. Cobb / ECI [email protected] (email to request the free Amazon coupon for “How to Buy Your Home Overseas”) www.ecidevelopment.comHost: Eugene Gershmanhttps://www.linkedin.com/in/eugenegershman/To learn more about GIS and our real estate development services, explore our website and see what we’re building.www.giscompanies.coInterested in being a guest on the show? Visit our podcast page for details and how to connect: https://giscompanies.co/podcast/ Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com for information about our collection and use of personal data for advertising.

Preserving affordable housing doesn’t have to mean sacrificing investor returns. Dr. Canaan Van Williams breaks down how his firm targets naturally occurring affordable housing properties—older, often overlooked apartments, manufactured home communities, and SRO motels—and keeps rents 20–30% below market while still structuring “sustainable bonds” that (at the top tier) advertise a 75% total return profile over 36 months. The conversation gets into how these private, unlisted debt securities work, who they’re for (accredited investors), why the strategy focuses on preservation instead of new construction, and how factory-built homes can be deployed quickly to bring more units online without the waste of traditional site-built development. Guest BioDr. Canaan Van Williams is the managing founder of Proactive Sustainable Bonds and describes his organization as a Reg D 506C fund issuing sustainable bonds through the Proactive Realty Income Fund II to LLC. He works in the affordable housing and social impact housing space, focusing on low-income and workforce residents across multiple states, and notes third-party impact verification efforts including Morningstar Sustainalytics, UNPRI, BlueMark, and an Impact Evaluation Lab assessment. Episode Highlights and Chapters00:00 – The episode’s focus: affordable housing, manufactured homes, and raising capital. 01:55 – Dr. Van introduces Proactive Sustainable Bonds and the Reg D 506C structure. 02:28 – What the “sustainable bonds” are: private, unrated debt securities for accredited investors tied to affordable housing outcomes. 04:12 – How the bonds are secured: real estate hard assets and property insurance (not a public rating or guarantee). 05:22 – How capital is used, bridge debt takeout, and Dr. Van’s personal investment in the fund. 06:39 – Hybrid approach: mostly funding their own strategy, with some allocation possible to aligned projects/managers under the PPM. 07:26 – UN Sustainable Development Goals discussed and how the strategy aligns with specific SDGs. 08:24 – Why a bond structure instead of a typical private debt fund: proving a profitable-and-impactful model. 08:43 – Liquidity and duration: private, unlisted, illiquid; commonly 2–3 year terms with longer options. 09:23 – Target assets: manufactured housing communities, multifamily, SRO motels; prioritizing “impact rate of return.” 11:36 – Defining NOAH (naturally occurring affordable housing) and why it matters. 13:38 – Why new construction rarely replaces NOAH and why preservation is a key strategy. 14:46 – For-profit vs nonprofit: how a for-profit social impact mandate intentionally preserves affordability. 16:46 – The nonprofit support layer: housing essentials, transportation support, and behavioral workbooks for second-chance populations. 18:59 – Manufactured homes in the model: sourcing factory-direct homes, rapid deployment, and passing savings to residents. 20:05 – “We don’t build anything”: focusing on distressed properties and infrastructure upgrades in existing parks. 21:02 – Investor programs and tiers: accredited-only, minimums, current income approach, and the headline 75% return tier details as described. 24:10 – Closing thoughts: execution, claimed investor repayments to date, where to learn more, and Dr. Van’s book. Contact InformationProactive Sustainable Bonds website: www.sustainablebonds.com Email: [email protected]: 1-800-626-2089 Direct: 803-989-8264 LinkedIn: https://www.linkedin.com/in/dr-canaan-williams-aa3924b/Host: Eugene Gershman – https://giscompanies.co/podcast/Interested in real estate investing frameworks, underwriting insights, and episodes like this one? Head to https://giscompanies.co/podcast/ to get resources and connect with GIS. Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com for information about our collection and use of personal data for advertising.

What does a dry cleaning business have in common with mobile home parks and private debt funds? According to Ian Noble, everything. In this candid conversation, Ian shares his journey from running a family dry cleaning business in Austin to becoming a thoughtful and selective real estate investor. He talks about selling his company in 2023, the mindset shift it took to move into passive investing, and how he now vets operators not just on returns, but on character. Ian opens up about the psychology of trust-building with investors, why he values stability over flashy returns, and what makes mobile home parks an overlooked but compelling asset class. Whether you’re looking to raise capital, allocate capital, or simply understand what separates a good deal from a great partner, this episode is packed with timeless lessons.Guest BioIan Noble is a Texas-based investor and founder of RunSteady. After selling his family’s dry cleaning business in 2023, Ian transitioned into real estate full-time, focusing on mobile home parks and private lending. His investing philosophy centers around capital preservation, character-driven partnerships, and accessible passive income strategies.Episode Highlights and Chapters01:00 – Why capital preservation trumps high returns in Ian’s investment philosophy02:00 – From dry cleaning to real estate: Ian’s journey into passive investing04:20 – The challenge of trusting others with your capital05:45 – How Ian vets character in potential partners07:45 – Switching roles: From investor to capital raiser09:00 – Why trust takes time and urgency kills relationships10:10 – Referrals and long-term relationships as the core of Ian’s investor network12:30 – Real estate is a full-time job: The appeal of passive investing13:30 – Marketing and capital raising: Why last-minute outreach doesn’t work15:30 – Ian’s two key focus areas: private lending funds and mobile home parks17:30 – How Ian’s debt fund works and what makes it low risk21:30 – Managing defaults and borrower relationships in a volatile market23:50 – Why Ian emphasizes risk over upside in private lending27:30 – Investor psychology: logic brings them in, emotion seals the deal30:00 – Tips for analyzing underwriting assumptions and red flags31:30 – What mobile home parks are (and what they’re not)33:20 – Manufactured homes, zoning, and why foundations matter for taxes36:00 – Touring a factory: the surprising quality of manufactured homes38:00 – Why Ian chose mobile home parks over apartments40:30 – Value creation by infilling lots in mobile home parks42:00 – Why cities resist approving new parks and how that creates opportunity43:30 – ADUs, zoning laws, and development trends in Seattle45:00 – Gentrification, real estate change, and why Ian says “Play the game”Contact InformationYou can learn more about Ian Noble and his investment firm at https://runsteadycapital.comFree Passive Investing in Real Estate Cheat Sheet: https://go.runsteadyinvestments.com/land-to-legacy-podcastJoin Ian's Passive Investor Mailing List: runsteadyinvestments.com/investor-clubLinkedIn: www.linkedin.com/in/iannoble1/Instagram: @ian_invests For more episodes, visit Eugene Gershman’s podcast page at https://giscompanies.co/podcast/Download our free feasibility study checklist: https://giscompanies.co/development/feasibility-study/ Find out if your project is ready to be financed here: https://giscompanies.co/development/feasibility-study/ Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com for information about our collection and use of personal data for advertising.

David Webb once powered his home by running extension cords from his car. Today, he owns over 100 doors in his real estate portfolio, all acquired without using his own money. In this gripping episode, David shares the raw truth of his journey from evictions and utility shutoffs to structuring multimillion-dollar real estate deals using creative financing. He explains how growing up in Detroit with no examples of financial independence shaped his early limiting beliefs — and how shifting his mindset was the key to changing his life. Whether you’re an investor, a developer, or just someone starting from zero, this conversation offers a compelling breakdown of how deals can be built without traditional financing.Guest BioDavid Webb, known as the “No Money Millionaire,” is a real estate investor and educator who built a multimillion-dollar portfolio using creative financing strategies — all without investing his own capital. Raised by a single mother in Detroit and evicted more than 15 times before making it, David’s success came through a mix of grit, relentless sales experience, and out-of-the-box deal-making. Today, he mentors others through his platform No Money Millionaire and recently published a book by the same name, aiming to help aspiring investors overcome limiting beliefs and get into real estate regardless of their financial standing.Episode Highlights and Chapters00:35 – David’s backstory: from Detroit struggles to his first break in sales03:40 – Surviving 15+ evictions and powering his home with a car inverter06:46 – The mindset shift that made real estate investing possible10:38 – The underrated power of reading and taking action13:46 – David’s first seller-financed home and early creative deal structures17:46 – How David funded a 9-home deal using bank and private money22:43 – Top three no money strategies for real estate investing26:20 – Understanding ARV (After Repair Value) and securing 100% financing27:14 – Overcoming fear of rejection: sending “those 3 texts”28:26 – Why sellers agree to finance deals themselves29:36 – Where to find seller-financed deals (Craigslist, Zillow, Crexi, more)31:05 – David’s son’s path from Detroit to USC and real estate in California33:22 – Real-world parallels between creative investing and development34:50 – David’s first passive deal and learning from the sidelines36:05 – How to connect with David and get his free bookContact InformationDavid WebbFree book download and resources: https://nomoneymillionaire.comSearch “No Money Millionaire” to find him on Facebook and all major social media platforms. Eugene GershmanIf you’re interested in being a guest on the Land to Legacy podcast, submit your application at: https://giscompanies.co/podcast/Explore more free tools and resources at the GIS Companies website. Download the Feasibility Study Checklist to assess your project’s potential: https://giscompanies.co/development/feasibility-study/If you’re preparing to finance a development, visit https://giscompanies.co/development/financing/ and take the Financing Readiness Score Card to see where you stand. Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com for information about our collection and use of personal data for advertising.

A potato farmer who quietly bought an entire town, a septic system that failed almost the moment after closing, and a self-storage facility where thieves cut through every door just days before the sale—this episode goes deep into the real, unfiltered side of mobile home parks, RV parks, and self storage. Eugene talks with investor and podcast host Gabriel Petersen about how he transitioned from a corporate role at Microsoft into niche commercial real estate, why he loves sticky pad-rent income over single-family rentals, and how he structures creative seller-financed deals (including a 20-year interest-only note). They walk through underwriting mobile home and RV parks, differentiating business models, dealing with crime risk in self storage, navigating municipalities that don’t want new mobile home parks, and deciding when it’s finally time to sell and roll capital into the next opportunity. Guest BioGabriel Petersen is a real estate investor focused on mobile home parks, RV parks, and self storage facilities. After starting his career in the corporate world at Microsoft, he flipped houses and wholesaled single-family properties before realizing it would take too long to reach his goals with small rentals. That pushed him into commercial assets, beginning with a mobile home/RV park acquisition in Washington State that he bought with seller financing and then expanded from there. Gabriel now owns multiple parks and storage facilities across markets including Washington and Arkansas, and he is the host of The Real Estate Investing Club podcast, where he interviews active investors across a wide range of strategies and asset classes.Chapters00:00 Introduction to Mobile Home Investments01:47 Gabe's Journey into Real Estate03:32 First Deal: Underwriting and Financing Insights08:06 Understanding Mobile Home and RV Parks10:09 Business Models: Tenant-Owned vs. Park-Owned Homes10:48 Lessons Learned from Early Acquisitions13:18 Property Crime and Self Storage Facilities18:54 Cold Calling vs. Brokerage: Finding Deals19:11 The Benefits of Off-Market Deals20:07 Negotiating Directly with Sellers22:22 Understanding Cap Rates in Real Estate23:19 Challenges in Developing Mobile Home Parks25:01 The State of Self Storage Development26:35 Utilizing Seller Financing29:14 Finding New Properties in the Market30:48 Deciding When to Sell Properties33:26 The Role of Podcasting in Real Estate Networking Contact InformationTo connect with today’s guest, Gabriel Petersen, visit The Real Estate Investing Club at therealestateinvestingclub.com or email him at [email protected]. To learn more about host Eugene Gershman, his projects, and the Real Estate Development: Land To Legacy podcast, visit https://giscompanies.co/podcast/. Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com for information about our collection and use of personal data for advertising.

Real Estate Cycles, Cross-Border Capital, and Why Raising Money Is Its Own Business — with August BiniazWhy is now potentially the best time in years to enter real estate — and yet one of the most complex? August Biniaz, co-founder of CPI Capital, breaks down the current state of the real estate cycle, likening it to a clock that’s nearing “six o’clock” — the bottom of the market — and explains how this timing could spell opportunity for investors who know how to underwrite deals and raise capital effectively. He also dives into the challenges of development, the nuances of cross-border investing between the U.S. and Canada, and why treating capital raising as a full-fledged department in your business is critical to long-term success. August shares hard-won advice for new investors, the biggest mistakes developers make when seeking funding, and the real reason a “fund” is not always what it seems.Guest BioAugust Biniaz is the co-founder of CPI Capital, a real estate investment firm that enables Canadian investors to participate in U.S. multifamily projects. With a career launched just before the COVID pandemic, August has successfully navigated CPI Capital through economic turmoil, shifting markets, and the complexities of cross-border syndications. A frequent speaker and educator on real estate private equity, he is also a LinkedIn Top Voice and known for his insights into capital raising and deal structuring.Episode Highlights and Chapters00:00 – Why 9% inflation nearly approached hyperinflation territory01:06 – The real estate cycle: where we are now and why it matters02:14 – Launching CPI Capital right before the pandemic05:23 – Are we in a recession, and how does that affect investing strategy?09:09 – Bid-ask spreads, why deals don’t pencil, and what investors need to understand14:22 – How to forecast rent growth and capital appreciation20:17 – Adjusting expense forecasts and why underwriting must be market-specific23:41 – Capital raising as a dedicated vertical: building infrastructure and relationships30:40 – Why retail investors are a hidden goldmine for capital33:01 – Canadian-to-U.S. investing: tax, structure, and the right way to do it39:22 – Why most U.S. CPAs give the wrong advice for international structuring42:16 – Syndication vs. funds: the real difference46:49 – The spectrum from joint ventures to REITs47:39 – How August nurtures investor relationships before deals go liveContact InformationAugust Biniaz invites listeners to connect directly with him on LinkedIn, where he is a LinkedIn Top Voice: August Biniaz on LinkedInWebsite: www.cpicapital.caFor investor calls or to connect about raising capital or upcoming deals, book a time via the CPI Capital website.Eugene Gershman’s podcast hub: https://giscompanies.co/podcast/ Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com for information about our collection and use of personal data for advertising.

From House Hacking to Neighborhood Revitalization: Cameron Philgreen’s Journey to 35 Real Estate Units in Waco, Texas Cameron Philgreen did not begin his real estate career with a blueprint or a mentor—he started with a broken-down house in Waco, Texas, and a desire to offset his mortgage. By renting out his garage and basement, he turned his primary residence into a cash-flowing asset. That first step eventually led him to build a portfolio of thirty-five real estate units and purchase two city blocks of mixed-use properties for revitalization. In this conversation, Cameron shares his exact renovation numbers, his honest mistakes (including a six-figure financial misstep), and his larger vision to transform neighborhoods—not just for profit, but as a calling. From learning how to wire a house with YouTube and getting red-tagged by the city multiple times, to creating strong relationships with private lenders and contractors, Cameron’s story is filled with detailed strategies and deep purpose. Whether you are just beginning in real estate investing or ready to scale, this episode offers clear insights grounded in real experience. Guest Bio Cameron Philgreen is a real estate investor, business owner, husband, father, and follower of Jesus based in Waco, Texas. Over the past five years, he has built a portfolio of thirty-five investment properties using strategies like “Buy, Rehab, Rent, Refinance, Repeat” and by leveraging other people’s capital. Cameron also owns For Keeps Coffee and Bakery in Waco, where he applies the same operational excellence and team-building that guide his real estate ventures. Through coaching, his podcast, and YouTube channel, Cameron helps others take action in business and life—without sacrificing family, faith, or purpose. Episode Highlights and Chapters 00:02 – Starting fresh in Waco, Texas, without a network and buying a home with a unique layout03:20 – Designing his home as a three-unit rental: garage apartment, main house, and basement suite05:20 – Earning $1,500/month from rent—more than enough to cover a $1,444 mortgage07:15 – Dealing with city red tags for unpermitted work and the importance of knowing local regulations09:30 – Teaching himself how to wire a house via YouTube and the lessons learned through DIY efforts13:00 – The turning point: deciding to step away from manual labor and build a professional team16:10 – A pivotal conversation with his wife that changed how he viewed his time and leadership role17:45 – Real estate as a mission: building community spaces that reflect the “kingdom of heaven on earth”21:05 – Acquiring and envisioning two full city blocks of mixed-use property for redevelopment23:10 – Detailed investment math: $90K purchase + $60K rehab = $200K appraised value25:40 – Costly lessons: How an SBA loan structure ended up being $50,000 more than planned27:30 – Cameron’s contractor playbook: balancing speed, quality, and clarity of agreements30:05 – Eugene shares his contractor vetting system using spreadsheets and line-item comparisons33:00 – Cameron breaks down his financing: long-term loans with banks, short-term with private lenders35:40 – How content and transparency help build trust with private capital partners37:20 – Encouragement to new investors: your funding network may be closer than you thinkContact Information Cameron Philgreen Instagram: @cameronphilgreen Podcast: The Legacy Investor with Cameron Philgreen Phone number: (913) 832-9919 Available offerings: personalized real estate coaching, “Buy, Rehab, Rent, Refinance, Repeat” training course, and free educational eBook Host: Eugene Gershman Podcast and resources: https://giscompanies.co/podcast/ Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com for information about our collection and use of personal data for advertising.

From Chaos to Control: Building a Self-Sustaining Contracting Business with Liz Chism Working 100-hour weeks, brewing beer, and managing international shipments while raising a toddler might sound like a recipe for burnout—but for Liz Chism, it was a wake-up call. In this powerful conversation, Liz shares how she transitioned from running a multi-million-dollar craft brewery to helping contractors escape the hamster wheel of long hours, missed deadlines, and constant stress. She opens up about the mindset shifts and systems that enabled her to reclaim 30+ hours per week, and now teaches others to do the same—without sacrificing quality, profit, or control. If you've ever felt buried by your construction business, struggling to scale, or trapped in a cycle of doing everything yourself, this episode is your blueprint out. Guest Bio Liz Chism helps contractors build profitable, self-sustaining businesses. Growing up working alongside her father, a third-generation contractor, Liz learned the grit and challenges of construction early on. Later, she co-founded a successful brewery, where she juggled operations, family life, and international distribution—all while refining the systems that allowed her to escape burnout. Now, through her Contractor’s Roundtable Program and 90-Day Contractor Operating System, Liz guides contractors in streamlining operations, increasing profit margins, and reclaiming their time. Her book, SOPs SUCK, challenges the traditional approach to standard operating procedures and offers practical methods for building a business that runs without constant supervision. Episode Highlights and Chapters 00:01 — The contractor's hamster wheel: late-night estimates and working weekends 02:53 — From homeschooling job sites to head brewer: Liz’s journey through construction and beer 05:43 — Why she shut down the brewery and began coaching contractors 07:00 — How her construction roots gave her an edge in coaching tradespeople 08:38 — The real reason contractors are buried in work: communication breakdowns and lack of delegation 10:25 — The “Jingle Bells” problem: why verbal instructions fail and what to do instead 13:20 — Contractor case study: boosting margins from 25% to 40% through estimating accuracy 15:25 — The power of pricing for profit and paying for roles before hiring 17:00 — Why small jobs burn time and kill margins 20:00 — Understanding costs as percentages and spotting hidden inefficiencies 22:00 — The trust recession: how to win clients without lowering your prices 23:51 — Building trust through content: why most contractor marketing fails 25:56 — The real reason SOPs don’t work—and what to do instead 28:58 — How to create SOPs that your team actually follows 30:37 — AI as a contractor's superpower and the mindset shift to think like a $10M business 32:11 — Project audits, time audits, and the first steps toward freedom 34:00 — Discovering your “Working Genius” and delegating your weaknesses 35:28 — Why the best carpenters make terrible CEOs—and what to do about it Contact Information Liz Chism Website: https://lizchism.com Instagram: @liz_chism LinkedIn: Liz Chism Coaching For more episodes and insights from Eugene Gershman, visit https://giscompanies.co/podcast/ Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com for information about our collection and use of personal data for advertising.

A 27-Year Maui Project, Septic Setbacks, and Real Estate Wisdom from Both Sides of the BorderWhat do you do when a condo development takes nearly three decades to complete? If you're Dr. Jennifer Salisbury—real estate investor, educator, and ex-Navy Nuclear Propulsion Engineer—you grit your teeth, pivot with purpose, and document every lesson along the way. From her multi-year condo build in South Maui to launching a 48-pad tiny home development in Canada, Dr. Jen shares unfiltered insights into the real costs of development, the assumptions that kill deals, and the mindset needed to survive—and thrive—in the world of real estate. Whether it's negotiating with contractors, walking into City Hall, or learning to “be comfortable being uncomfortable,” this episode offers practical gold for developers at any level.Guest BioDr. Jennifer Salisbury, known as Dr. Jen, is a former U.S. Navy Nuclear Propulsion Engineer turned international real estate investor and educator. With a Doctorate in Education, her passion lies in teaching through her podcast My Life As A Landlord. She leads real estate projects across the U.S. and Canada, where she applies her skills as an efficiency expert and small business champion to create housing-focused communities. Her recent Maui multifamily development tested every facet of her experience—especially when it wrapped just before the devastating wildfires. Today, she continues her mission of helping people understand real estate while leading with transparency, resilience, and hard-earned wisdom.Episode Highlights and Chapters00:00 Align with mentors and watch your assumptions00:31 Focus your energy—don't be a jack-of-all-trades01:00 Development always comes with a cost—hire experts01:14 Education is key: learn a little every day01:36 The true currency is time01:52 Eugene introduces Dr. Jen and her 27-year Maui journey02:08 The burn-it-all-down moments—and why she didn’t03:06 Building eight fourplexes in South Maui during COVID04:33 Why tracking progress was more important than IRR05:14 Managing 60+ partners via weekly update emails06:08 Weather, delays, and realities of building in Hawaii07:27 Financing her latest affordable housing project in Canada08:11 The septic tank dilemma and being 10 feet too close09:00 How bad assumptions sabotage development11:00 Oversupply and checking your pro forma projections12:30 Why you can't model deals based on future appreciation14:00 Developers pay either way—choose your pain16:00 Who pays when something goes wrong?18:00 Real example: Survey creep and septic tank relocation19:35 The cost of catching mistakes late in the process21:00 When an inspector finds a problem at final inspection22:11 Why Eugene stopped running his own construction company23:16 The value of a strong team and why motivation matters24:16 Navigating regulatory layers in Canada and the U.S.27:00 How Dr. Jen got a green light without a permit28:14 14 tiny homes ready to deploy—but no land30:00 How to start: city hall, insurance, and then the bank31:30 Municipalities rarely reject—they just delay32:00 Insider tip: meet your planner during counter hours33:00 Free advice vs. paid consultation34:00 Educate yourself—every single day35:07 Dr. Jen's personal definition of success35:56 Where to find and connect with Dr. JenContact InformationDr. Jen can be found at her website mylifeasalandlord.com and on all major podcast platforms and social media channels under the name My Life As A Landlord. She also shares content about her real estate ventures and life on her boat via YouTube.Connect with the host, Eugene Gershman, at https://giscompanies.co/podcast/ Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com for information about our collection and use of personal data for advertising.

From planting his first seeds at age six to advising large-scale developments today, Belgian landscape architect Matthieu Mehuys has built a career around one mission — proving that working with nature is not only good for the planet, but also good for business. In this episode, Matthieu shares the journey from his family’s farm to studying in Munich, traveling the globe to learn from regenerative projects, and ultimately developing strategies that help real estate developers create beautiful, low-maintenance landscapes that increase property value. We discuss why stripping topsoil can be a costly mistake, how irrigation systems can create “lazy plants,” and why smart, nature-based design can outperform conventional methods in the long run. Matthieu also talks about his award-winning book 12 Universal Laws of Nature: How to Get the Most Potential Out of Your Land and how it distills his core principles for working in harmony with the environment. Guest Bio Matthieu Mehuys is a Belgian landscape architect, regenerative garden designer, and lifelong nature enthusiast. Raised on a farm, he fell in love with plants early, amazed that a tiny seed could grow into food, shelter, or a thriving ecosystem. That fascination became his calling. Driven to understand ecological systems more deeply, he earned a Bachelor’s degree in Landscape Architecture, followed by a Master’s in Landscape Architecture in Munich, Germany, where he honed the rigor and precision that define his work. Through his landscape design studio Paulownia and his online course Garden of Your Dreams, Matthieu helps people create beautiful, low-maintenance gardens that work with nature. His approach blends aesthetics, biodiversity, and practical regenerative principles to bring outdoor spaces to life, no matter the size. Believing gardens are more than just pretty spaces, Matthieu’s mission is to inspire and guide people to reconnect with nature, regenerate the land, and create thriving outdoor environments rooted in natural balance — leaving the Earth better for future generations. Episode Highlights and Chapters [00:01:06] Childhood fascination with plants and the seed that started it all [00:03:53] From corporate landscape architecture to global eco-projects [00:04:15] The Amazon rainforest’s impact and a turning point after illness [00:06:48] Regenerative design vs. sustainability — moving beyond “less harm” [00:08:00] The 12 Universal Laws of Nature and applying them to land use [00:09:05] Applying regenerative design to large-scale developments [00:11:27] Addressing the “profit first” developer mindset with real numbers [00:14:45] Case study: higher property values through quality landscaping [00:17:00] The hidden costs of stripping and replacing topsoil [00:19:52] Maintenance myths — how conventional landscaping inflates costs [00:21:30] Irrigation pitfalls and growing deep-rooted, resilient plants [00:23:33] Building in floodplains and wetlands — design strategies for resilience [00:27:10] Biggest professional mistake: ignoring gut instinct with a client [00:29:04] Key takeaways: profitability, patience, and designing with nature Contact Information Matthieu Mehuys LinkedIn: https://www.linkedin.com/in/matthieu-mehuys-64b0b5111/ Book: 12 Universal Laws of Nature: How to Get the Most Potential Out of Your Land Podcast: The Regenerative Design Podcast Host Contact: Eugene Gershman – https://giscompanies.co/podcast/ Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com for information about our collection and use of personal data for advertising.

From $3B in Transactions to Building Smart: How Michael Kron Strategically Scaled a 13,000-Unit Real Estate Empire Decades before net lease funds became hot topics and Texas and Arizona dominated multifamily headlines, Michael Kron was already ahead of the curve—swapping out California C-class properties for A-class opportunities in emerging Sunbelt markets. In this wide-ranging conversation, Michael pulls back the curtain on how he built and operates a 13,000-unit portfolio, shares hard-won lessons from the trenches of development, and explains why controlling your own construction timeline might be the ultimate inflation hedge. One particularly unforgettable moment: the time an architect’s plans didn’t mathematically add up to four walls—an early but formative lesson in choosing the right partners. Guest Bio Michael Kron is the Chief Operating Officer of a family-owned real estate firm with a portfolio of over 13,000 multifamily units in Arizona and Texas. He is also Chairman of Guardian Net Lease Fund. With more than $3 billion in real estate transactions under his belt, Kron has led the acquisition, development, and disposition of thousands of apartment units, always with a sharp eye on market cycles and portfolio strategy. A California-licensed attorney and real estate broker, Kron holds a B.B.A. in Finance and a J.D./M.B.A. from the University of Michigan. He began his career practicing land use and real estate law in Los Angeles before transitioning to full-time development and operations leadership. Episode Highlights and Chapters 00:00 Michael’s real estate roots and early landlord lessons in Ann Arbor 01:25 Trading California C-class for Texas and Arizona A-class assets 03:00 First Phoenix deal: from “crazy investor” headline to record-setting sale 04:00 The leap from landlord to developer—out of necessity and opportunity 05:00 Hiring lessons: When the architect's plans don't add up 06:30 Switching architects midstream: liability, copyrights, and control 08:00 Why they insist on owning all design and engineering plans 11:00 From acquisition to ground-up: building for long-term value 12:30 The case for development over acquisition in a volatile interest rate climate 14:00 How Michael underwrites and manages development risk 17:00 The strategic advantage of being your own end buyer 22:00 Managing refinance risk and construction debt in high-rate environments 24:30 Conservative leverage: Why 50–65% LTV works better for long-term operators 28:00 Inside Guardian’s net lease fund: credit tenants, bonus depreciation, and why Walgreens is out 32:00 Fundraising lessons: mistakes made and what to ask capital partners before you hire them 36:00 The Fed, interest rates, and the housing supply paradox 38:00 Predicting the unpredictable and positioning for long-term success Contact Information Michael Kron Email: [email protected] LinkedIn: https://www.linkedin.com/in/michael-kron-296428a Guardian Net Lease: https://guardiannetlease.com/ For more episodes and insights, visit Eugene Gershman’s podcast page: https://giscompanies.co/podcast/ Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com for information about our collection and use of personal data for advertising.

Fuquan Bilal on Financial Friends, Flexibility over Freedom, and Building Trust in Real Estate Fuquan Bilal remembers the moment clearly: stuck at a toll booth without 35 cents, just months after earning a $40,000 check on his first real estate deal. That jarring contrast fueled a new chapter in financial discipline and long-term vision. In this episode, Fuquan shares how he turned early struggles and hard-won lessons into a portfolio spanning luxury homes and multifamily deals, all while raising over $50 million in capital. He breaks down how to win investor trust, structure creative seller-financed deals, and why operational efficiency and investor education are his core priorities today. His story underscores that in real estate, it's not about freedom—it's about flexibility. Guest Bio Fuquan Bilal is the CEO and founder of NNG Capital Fund, established in 2012 to capitalize on the growing supply of alternative real estate assets in the interbank marketplace. With 26 years of experience in residential and commercial real estate, Fuquan has a track record of identifying undervalued properties and repositioning them for strong returns. His proprietary investment criteria and strategic leverage allow him to build high-performing, risk-diversified portfolios. NNG Capital’s mission is rooted in community-minded investing, providing financial solutions and quality housing in distressed environments. Learn more at nngcapitalfund.com. Episode Highlights and Chapters 00:00 Fuquan’s leap of faith: from corporate life to a toll booth wake-up call 01:18 Why people invest in trust, not transactions 02:00 The 4-hour-sleep entrepreneur and the myth of freedom in real estate 03:00 Sales skills learned at flea markets and the first big check that changed it all 06:10 Blowing through $40,000 and learning financial discipline the hard way 08:30 From partnering with distressed property owners to flipping 40 homes 10:30 How a misdirected closing packet led to a million-dollar hard money relationship 12:00 The role of transparency, especially when deals go sideways 14:30 Lessons from the Global Financial Crisis and keeping investors whole 16:30 Managing investor expectations when things don’t go to plan 18:00 Real-world challenges: insurance hikes, rising interest rates, and yield compression 19:30 Teaching sellers to become lenders and structuring win-win carryback deals 21:30 How Fuquan illustrates delayed gratification and tax advantages to sellers 23:08 Operational efficiency, team building, and buy-mode outlook for NNG 24:26 Building new investor relationships—why it can take years, not weeks Contact Information Learn more and schedule a discovery call: nngcapitalfund.com Follow Fuquan Bilal on LinkedIn: linkedin.com/in/fuquanbilal Connect with Fuquan on Facebook: facebook.com/fubilal Visit the host, Eugene Gershman: giscompanies.co/podcast Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com for information about our collection and use of personal data for advertising.

What do NASA, AI, and real estate investing have in common? According to Alexander Harmsen, quite a lot. In this episode, Alexander—a seasoned entrepreneur and the mind behind PortfolioPilot—shares how his background in aerospace and autonomous navigation systems led him to rethink financial advice entirely. After selling his previous company and navigating his own wealth management challenges, he saw firsthand the emotional pitfalls that plague investors and the outdated systems that serve them. His solution: an AI-powered financial advisor that eliminates bias, surfaces smarter insights, and levels the playing field for everyone—from beginner real estate developers to sophisticated investors. Alexander and Eugene dig into how AI is not just cutting through noise but also helping both investors and sponsors tell better, more credible stories. Guest Bio Alexander Harmsen is the CEO and Founder of Global Predictions, the company behind PortfolioPilot, an AI-powered financial advisor designed to help individuals track, plan, and optimize their full financial picture. He previously founded Iris Automation, a company that developed AI software for autonomous navigation, and contributed to the development of NASA’s Mars Helicopter project. Alexander also advises companies like VeriSIM Life, which uses AI to model the human body for pharmaceutical research. A graduate of the University of British Columbia with degrees in Engineering Physics and Economics, he’s been recognized by both Forbes and Inc. in their 30 Under 30 lists. He’s a Y-Combinator alum, Loran Scholar, and a licensed pilot. Episode Highlights and Chapters 00:00 Alexander shares his aversion to traditional financial advisors and the motivation behind PortfolioPilot 02:00 His journey from building Mars AI systems to launching a fintech company 04:00 Why emotional bias undermines investment decisions—and how AI eliminates it 07:00 The 1% fee problem: why many financial advisors aren’t aligned with investor interests 10:00 How beginners can use AI to generate trust, legitimacy, and investor interest 13:00 The importance of detailed, emotionally resonant investment packets 15:00 Can AI validate AI? A breakdown of how sponsors and investors are both using AI tools 20:00 Biases beginner investors often fall into and how to safeguard against them 24:00 The value of optionality and not panic-buying or panic-selling 28:00 Learning from bad trades, failing forward, and iterating toward better investing 30:00 How sponsors can use PortfolioPilot to model and showcase investment opportunities 32:00 Pricing tiers and the scope of AI-driven financial planning services 33:30 How to connect with Alexander and the PortfolioPilot team for further guidance Contact Information Alexander Harmsen: LinkedIn: https://www.linkedin.com/in/alexanderharmsen Website: https://portfoliopilot.com For more from the host, Eugene Gershman, visit https://giscompanies.co/podcast/ Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com for information about our collection and use of personal data for advertising.

From Town Planning to Tech Pioneer: How Jonny Britton is Digitizing Land Development What do a brick-sized cell phone, early Twitter, and a derelict lot in East London have in common? For Jonny Britton, they were part of the catalyst that pushed him from an uninspired town planning career into founding LandTech—a platform redefining how developers find, assess, and act on land opportunities. In this conversation, Jonny shares how a tweet turned into a co-founder relationship, how LandTech is unlocking opaque land data, and why the future of real estate development lies in radical transparency and digital reinvention. Guest Bio Jonny Britton began his career as a town planner after earning a master’s degree in planning from Manchester University. Frustrated by the bureaucracy and inefficiencies of the traditional planning process, he taught himself to code and eventually co-founded LandTech. The platform is now used across the UK and North America to help developers of all sizes access hidden land data and streamline site acquisition. Episode Highlights and Chapters 00:01 Jonny’s early career and the emergence of technology 03:15 Why the land market is so opaque—and how that hurts development 06:30 Realization of inefficiencies in town planning: Doncaster case study 08:00 Founding LandTech: from a tweet to a startup 10:00 Early funding struggles and the accelerator breakthrough 12:30 Why zoning laws are still stuck in the past 15:00 Vision for digitizing and reforming planning systems 17:00 LandTech’s practical tools for developers and site sourcing 20:00 Example: Using LandTech to filter vacant, multi-family zoned sites in Miami-Dade 22:00 Skip tracing and sending personalized outreach letters through the platform 24:00 Challenges of scaling from the UK to the US market 27:00 Real-world impact: 3-hour tasks reduced to 15 minutes 28:00 A costly data error and what it taught the team about transparency 30:00 Jonny’s cheat code for new developers: good site + good market = success Contact Information Learn more about Jonny Britton’s work and explore LandTech at: https://land.tech/ Connect with Jonny on LinkedIn: https://www.linkedin.com/in/jonnybritton/ To stay connected with host Eugene Gershman and explore more insights on real estate development, visit: https://giscompanies.co/podcast/ Hosted by Simplecast, an AdsWizz company. See pcm.adswizz.com for information about our collection and use of personal data for advertising.