Wednesday, January 28, 2026

That's why

Real estate offers rich investors superior, tax-advantaged wealth preservation through leverage, tangible asset control, and consistent cash flow, creating a robust hedge against inflation that the stock market cannot match. Unlike volatile stocks, property allows for 1031 exchanges to defer capital gains and provides steady, long-term appreciation. [1, 2, 3, 4, 5]  
Here is how to structure the conversation: 
1. The Leverage Multiplier (The "OPM" Argument) 

• The Pitch: "Stock market investments usually require 100% of the cash up front. Real estate allows you to use 20-25% of your money (leverage) to control 100% of an asset's appreciation". 
• Example: If a $1M property goes up 5%, you made $50k. If you only put $200k down, that $50k gain on a $200k investment is a 25% return, not just 5%. [7, 8, 9, 10]  

2. Tax Shielding and Wealth Preservation 

• The Pitch: "Stocks are taxed heavily on dividends and capital gains. Real estate offers depreciation (a non-cash expense that lowers taxable income), mortgage interest deductions, and the ability to use 1031 exchanges to defer taxes entirely when trading up". 
• The Angle: It's not just what you make, it's what you keep. [4, 5, 11, 12]  

3. Tangible Stability vs. Volatility 

• The Pitch: "You can't live in a stock certificate. Real estate is a physical, income-producing asset that acts as a hedge against inflation—rents rise when inflation rises". 
• The Angle: It provides consistent cash flow (income) rather than relying solely on capital appreciation. [1, 2, 3, 13, 14]  

4. The "90% of Millionaires" Fact 

• The Pitch: "Historically, 90% of millionaires own real estate. It is the preferred method for long-term wealth preservation and wealth transfer to heirs". [1, 15, 16, 17, 18]  

Summary Table of Advantages 

| Feature [1, 5, 7, 13, 19] | Real Estate | Stock Market |
| --- | --- | --- |
| Leverage | High (5:1 or 4:1) | Low/Margin risks |
| Tax Benefits | High (Depreciation, 1031) | Low (Capital gains) |
| Volatility | Low (Tangible Asset) | High |
| Income | Consistent Cash Flow | Dividends (Variable) |

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Deals

Multifamily cap rates in the U.S. generally averaged between 5.7% and 6.1% as of late 2024 to early 2025, reflecting a period of relative stability after previous increases. While top-tier Class A assets often trade around 5%, Class B properties typically range from 5.5% to 7%, with higher cap rates found in riskier, non-prime markets. [1, 2, 3, 4]  
Key Takeaways on Nationwide Multifamily Cap Rates: 

• Average Range: The nationwide average generally hovers around 5.7%–5.9% for many multifamily deals. 
• Market Segmentation: Class A properties often trade at lower cap rates (~4.74%–5%), while Class B/C assets often fall between 5% and 7%+. 
• Recent Trends: Cap rates have shown stability recently, though some reports indicate slight compression (down 7 basis points in early 2025) while others suggest a slight uptick from 2024 levels. 
• Regional Variation: Major city centers often see lower cap rates (4%–6%), while secondary and tertiary markets frequently see higher rates. [1, 2, 4, 5, 6, 7, 8]  

Factors Influencing Rates: 

• Interest Rates: As borrowing costs rise, cap rates generally increase (investors demand higher returns). 
• Location: Assets in primary markets generally command lower cap rates than those in secondary or tertiary markets. 
• Property Class: Class A (new, prime location) offers lower, safer returns, while Class C (older, value-add) carries higher risk and higher potential cap rates. [4, 5, 9, 10]  

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Topeka

The "hot" project on South Topeka Boulevard is the Sunflower Crossing development, a new retail and service hub located at the intersection of SW Topeka Boulevard and Kansas Avenue. Developed by BHI Development Inc., this project includes a new QuikTrip, retail boxes, and restaurant space. [1, 2, 3]  
Key Details on Sunflower Crossing: 

• Location: The northwest quadrant of Topeka Boulevard and Kansas Avenue. 
• Components: Featuring a 6,300-square-foot QuikTrip (expected opening Fall 2026), a 3,500-square-foot retail box, and a 6,500-square-foot restaurant/retail space. 
• Significance: It serves as a major, high-traffic "gateway" redevelopment, often referred to as a key area of first impression for visitors entering from the south. 
• Development Type: The site is a Community Improvement District (CID) with added 1% sales tax to fund improvements. [1, 3, 4, 5]  

Other Nearby Activity: 

• 30th & Topeka Blvd: A separate $15M+ redevelopment is planned by Baddis Development Company for the 3200 block, including a Dutch Bros Coffee, which secured a permit in late 2025. 
• White Lakes Area: The former White Lakes Mall area at 3600 SW Topeka Blvd is also being eyed for continued TIF district redevelopment. [5, 6, 7, 8]  

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Topeka Kansas

Commercial real estate on Topeka Boulevard in Topeka, Kansas, features a mix of industrial, retail, and redevelopment opportunities ranging from North Topeka to the South Topeka industrial corridor. Key listings include a $3.5M redevelopment site (3500-3600 SW Topeka Blvd), a 1,834 NW Topeka Blvd retail/apartment building, and industrial spaces near Forbes Field, such as 5630 SW Topeka Blvd. [1, 2, 3, 4, 5]  
Highlighted Listings & Areas 

• South Topeka Blvd (Industrial/Commercial): 

 • 5602-5630 SW Topeka Blvd: Industrial park space suitable for warehousing or service, located near I-470 and Forbes Field. 
 • 3732 SW Topeka Blvd: Listed for industrial use at $\$500,000$ to $\$1.4M$. 
 • 3706 SW Topeka Blvd: Office condos for sale or lease in Capital City Bank Plaza. 
 • 3251 SW Topeka Blvd: Retail/fast-food development site. 
 • 1717 SW Topeka Blvd: Potential auction listing (63,765 SF). 

• North Topeka Blvd (Retail/Rehab): 

 • 1834 NW Topeka Blvd: A 4,596 sqft mixed-use property with retail, tavern space, and apartments. 
 • 1928 NW Topeka Blvd: 1.87 acres of land available. 

• Central/Downtown Topeka Blvd: 

 • 711 SW Topeka Blvd: 0.26-acre asphalt lot near the State Capitol. 
 • 700 SW Topeka Blvd: Retail space (2,749 SF). [1, 2, 3, 5, 6, 7, 8, 9, 10]  

Market DriversProperties on Topeka Boulevard benefit from high visibility, with traffic counts reaching over 18,000 cars per day in some areas. The corridor connects key areas of the city, offering high accessibility to I-70, I-470, and US 75. [1, 2, 11]  

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Sales tax

A vote on sales tax is paramount. 

It will fail.

You're not responsible with the money we give you now. You're not responsible with the current sales tax.

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Money 💰

The **best value** for large real estate investments in 2026 depends on your goals—whether prioritizing stable cash flow, long-term appreciation, inflation hedging, or growth tied to structural trends—but current market outlooks point to several high-conviction areas offering strong risk-adjusted returns for substantial capital (e.g., millions+ in direct deals, funds, or partnerships).

Large-scale investors (institutional, high-net-worth, or private equity) are favoring sectors with durable demand, limited new supply in key submarkets, and favorable resets in valuations after recent cycles. Here's a breakdown of the top opportunities based on 2026 forecasts:

### 1. **Data Centers (Top Growth Play)**
   Driven by massive AI infrastructure demand, this sector stands out as one of the strongest structural opportunities. Billions are pouring into data center development globally, with pre-leased pipelines in major markets and high barriers to entry (power, zoning, cooling). Experts highlight it as a "clear bright spot" with explosive capital needs, though challenges like grid capacity and local pushback exist. For large investors, this offers high yields and appreciation potential through direct development, joint ventures, or specialized funds.

### 2. **Multifamily / Residential (Especially Build-to-Rent and Workforce Housing)**
   The U.S. faces a persistent housing shortage (millions of units needed), supporting stable demand and rent growth. Operational sectors like multifamily, senior living, and affordable/workforce housing provide inflation-linked income and resilience. Markets with supply constraints (e.g., Northeast/Midwest) or population-driven growth (e.g., Sunbelt pockets) offer value. Large capital can deploy via institutional build-to-rent developments, syndications, or REITs focused on value-add.

### 3. **Industrial / Logistics (With Caution on Oversupply)**
   A long-time winner, but 2026 sees some markets peaking in vacancy due to prior overbuilding. Still, e-commerce and supply chain needs sustain demand in prime locations. Value lies in selective submarkets with strong absorption forecasts. Large investments here often target modern, high-bay facilities or mixed-use industrial schemes.

### 4. **Healthcare / Medical Offices and Operational Real Estate**
   Demographic tailwinds (aging population) drive steady, recession-resistant demand for medical outpatient, senior care, and supported living. These offer stable, often inflation-linked leases and lower volatility than traditional offices. Attractive for large portfolios seeking dependable income.

### 5. **REITs and Public Markets (For Liquidity and Diversification)**
   For large allocations without direct management hassles, publicly traded REITs in undervalued sectors (e.g., data centers, apartments, net lease) provide exposure. Many REITs trade below fair value estimates, with potential for outperformance as rates stabilize. This is a scalable way to access themes like AI-driven growth or housing shortages.

### Key Markets for Large Investments
- **U.S. Standouts**: Dallas/Fort Worth (perennial top market), Midwest cities like Cleveland (high cash flow yields), Detroit (industrial opportunities), and tech hubs like Northern California (renewed prospects).
- **Global Options**: Dubai (high yields, investor-friendly policies, luxury/mid-tier growth), and select emerging spots (e.g., Lisbon, Miami) for diversification.

### Overall Considerations for Value
- **2026 Outlook**: Commercial real estate investment is projected to rise significantly (e.g., ~16% to $562B in the U.S.), with recovering transaction activity, easier debt access, and reset pricing creating entry points. Focus on income-generating assets over pure speculation, as higher-for-longer rates favor cash-flow stability.
- **Risks**: Sector-specific headwinds (e.g., office oversupply lingering, power constraints in data centers) and macro factors (trade policies, labor shortages).
- **Strategy Tip**: Direct ownership or private funds suit large capital for control and tax benefits (depreciation, etc.), while REITs offer liquidity. Diversify across 2–3 sectors to balance growth and income.

For personalized advice, consult a financial advisor or real estate specialist, as "best value" varies by risk tolerance, timeline, and location. Markets evolve quickly—what stands out most to you from these trends?

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Watch "Henry McClure "Live" 4" on YouTube

https://youtube.com/shorts/A2YVsKOBOZc?si=0MzrIqCBjogsjrSO

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Tuesday, January 27, 2026

Take a look! 📌

Look at this video... 👀 https://pin.it/2bDFamBn5

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Take a look! 📌

Take a look! 📌 https://pin.it/27nkC2YCA

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Deal with agent

In Kansas, real estate agents must disclose all known material facts, adverse conditions, and environmental hazards regarding new construction to buyers, even if the builder provides a warranty. Key requirements include disclosing structural, plumbing, or electrical defects, drainage issues, special assessments, and mandatory lead-based paint disclosures for homes built before 1978. [1, 2, 3, 4, 5]  
Key Disclosures for New Construction in Kansas: 

• Adverse Material Facts: Agents are required to disclose any known material defects, even if not fully completed, such as issues with the foundation, roof, or HVAC systems. 
• Environmental Hazards: Knowledge of hazardous materials, radon gas, or other environmental issues affecting the property must be disclosed. 
• Property Condition: Although new, any known issues, such as drainage problems or water in the crawl space/basement, must be disclosed. 
• Special Assessments/Fees: Information on special taxes or assessments that may apply to the new development. 
• Builder/Agent Relationship: If the agent has a financial interest in the building company or the transaction, this must be disclosed. 
• Lead-Based Paint: A federal requirement for any residential structure built before 1978. [1, 3, 4, 5, 6, 7]  

While sellers of new construction may sometimes claim exemptions from a standard residential seller's disclosure form, agents are still obligated to disclose any material defects they are aware of in the property. [4, 8]  

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Agency

The most reliable data on this comes from the **National Association of Realtors (NAR)** annual Profile of Home Buyers and Sellers reports (the latest available as of late 2025 cover 2024-2025 data).

- **91%** of sellers used a real estate agent (listing agent) to sell their home, with only about 5% being For Sale By Owner (FSBO) sales — an all-time low.
- **88%** of buyers purchased their home through a real estate agent or broker (buyer's agent).

These figures indicate that the vast majority of residential real estate transactions involve **professional agent representation on both sides** (a listing agent for the seller and a separate buyer's agent for the buyer). 

To arrive at the percentage with **two agents** (one for each party, the most common scenario):
- Transactions with two separate agents are the norm in agent-assisted sales, as dual agency (where one agent or the same brokerage represents both sides) is far less common and often restricted or disclosed specially due to potential conflicts of interest.
- While exact nationwide dual agency percentages aren't directly broken out in NAR's main highlights (they vary by state and are generally a small minority, often estimated under 10-15% of agent-involved deals based on industry discussions), the overlap of high buyer and seller agent usage rates strongly implies that **around 80-85% or more** of all residential transactions involve two distinct agents.
  - This is a conservative cross-estimate: If ~90%+ of sales have a seller's agent and ~88% have a buyer's agent, and assuming most buyer-agent purchases align with listed (agent-sold) properties rather than FSBO, the intersection points to the large majority having both.
- The small remaining portion includes FSBO sales (often no agents or just a buyer's agent if the buyer has one), pure dual agency cases, or unrepresented parties.

In short, **the overwhelming majority** — likely **over 80%** and possibly closer to 85-90% based on recent NAR trends — of U.S. residential real estate sales involve two agents (one representing the seller and one the buyer). This has been a consistent pattern, with agent involvement rising in recent years.

Note that post-2024 commission rule changes (from NAR settlements) may influence future buyer agent usage slightly, but current data still shows strong reliance on both sides. For the most precise current figure, the full NAR Profile report (available on nar.realtor) is the gold standard source.

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BREAKING: Kash Patel Just Exposed Who Is Funding Anti-ICE Chaos

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look

YouTube is generally considered the best, most reliable platform for long-term, high-volume video views, particularly due to its search engine capabilities and vast audience of over 2.5 billion users. For rapid, viral growth in short-form content, TikTok and Instagram Reels are top competitors. [1, 2, 3, 4, 5]

Here is a breakdown of the best platforms for video views based on content type:
  • YouTube (Long-form & Search): Best for evergreen content, tutorials, and building a loyal, searchable audience.
  • TikTok (Short-form/Viral): Best for fast, organic reach and reaching a younger audience (under 44).
  • Instagram Reels (Short-form/Visual): Best for high engagement and visual storytelling.
  • LinkedIn (Professional/B2B): Highly effective for B2B, educational, or professional video content. [1, 2, 6, 7, 8]
This video explains how to get more views, followers, and engagement on social media platforms:

Key Factors for Success:
  • Consistency: Regularly posting (e.g., weekly or bi-monthly) is essential for growth.
  • SEO: Optimizing titles, tags, and descriptions helps YouTube videos remain discoverable for years.
  • Quality: High-quality, engaging content is crucial to gaining traction. [6, 7, 9, 10, 11]

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Sunday, January 25, 2026

Deals

https://www.crexi.com/properties/2157965/Kansas




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Landman

Odessa and Midland, located about 20 miles apart in West Texas, form a closely linked metropolitan area known as the "Petroplex" or "Midessa". While historically bitter rivals, they now share a, largely, economically interdependent relationship driven by the oil industry, often acting as a single, combined economic and cultural region in the Permian Basin. [1, 2, 3]  
Key Aspects of the Relationship: 

• Economic Cooperation: Together they form the core of the Permian Basin's oil and gas industry. The relationship has evolved from intense rivalry to cooperative economic development, as described by Wikipedia (https://en.wikipedia.org/wiki/Midland%E2%80%93Odessa). 
• Proximity: The cities are only 20-22 miles apart, connected by Interstate 20, making daily commuting for work common, according to Rome2Rio (https://www.rome2rio.com/s/Midland-TX-USA/Odessa-TX-USA). 
• Regional Identity: They are often referred to as a single unit ("Midland-Odessa" or "Midessa") for media, airport services (Midland International Air & Space Port), and economic data, say Wikipedia contributors. 
• Cultural Rivalry: Despite the economic partnership, a friendly, long-standing, and sometimes intense competition exists, particularly between their high school football teams (Midland High vs. Odessa High), notes The Hennessey Group (https://thehennesseygroup.com/midland-odessa-rivalry/). 
• Distinct Character: While connected, they maintain distinct identities: Midland is generally considered more white-collar and corporate, while Odessa is often seen as more blue-collar and industrial, say Wikipedia contributors. [1, 2, 3]  

They are effectively sister cities that function as a single, combined Metropolitan Statistical Area (MSA) in the oil-rich Permian Basin. 

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GOOD BYE

In our fast-paced, modern world, the microwave oven has become a staple appliance in nearly every kitchen. It offers unparalleled convenience, allowing us to heat leftovers in seconds and defrost meals at the push of a button. However, this relentless pursuit of convenience often comes at a hidden cost to our health. While it may seem harmless, relying on a microwave to cook or reheat food is a habit that can negatively impact the nutritional value of our food and introduce harmful chemicals into our bodies.

First and foremost, the very mechanism that makes a microwave fast is what makes it unhealthy. Microwaves heat food by causing water molecules to vibrate at extremely high speeds, which can destroy the delicate structure of vitamins, minerals, and enzymes present in food. Studies have shown that microwaving can lead to a significant loss of nutrients, particularly when cooking vegetables, which are high in heat-sensitive vitamins. When we consume food that has been stripped of its nutritional value, we are essentially feeding our bodies calories without the essential nutrients required for optimal health.

Furthermore, the issue of nutrient destruction is compounded by the problem of uneven cooking. Microwaves are notorious for creating "cold spots" in food. These cold spots are not just inconvenient; they are dangerous. If the food is not heated evenly, it allows for the survival of bacteria, which can lead to foodborne illnesses.

Perhaps one of the most alarming, yet often overlooked, dangers of microwave use is the leaching of chemicals from plastics. When we reheat our food in plastic containers or wrappers, the high heat can cause harmful substances like BPA (bisphenol A) and phthalates to migrate from the plastic into our food. These chemicals are known as endocrine disruptors, meaning they can interfere with our hormonal systems and have been linked to a variety of health problems, including obesity, infertility, and developmental issues in children.

In addition to the dangers posed by nutrient loss and chemical leaching, there is the issue of the radiation itself. While it is true that modern microwaves are designed to contain the radiation, they are not perfect. Over time, the seals can wear out, potentially allowing for the leakage of low-level radiation. While the FDA asserts that these levels are safe, some experts advise against standing directly in front of a microwave while it is operating to avoid any potential exposure.

Finally, we must consider the long-term, subtle effects of constantly consuming food that has been structurally altered by artificial radiation. While the immediate effects of a single meal might be minimal, the cumulative impact of years of eating microwaved food is still not fully understood. In an era where chronic diseases are on the rise, we should be scrutinizing all aspects of our lifestyle, and that includes the way we cook our food.

In conclusion, while the convenience of a microwave is hard to ignore, the potential risks to our health are simply too great. From the destruction of vital nutrients to the, the leaching of harmful chemicals into our meals, and the potential for radiation exposure, the microwave oven is, in many ways, an unhealthy addition to our kitchens. To prioritize our long-term health and well-being, it is worth considering alternative, healthier cooking methods.


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more wheat

High-end apartments in Topeka's 66614 zip code (primarily standalone or garden-style multifamily communities in suburban southwest Topeka, like The Residences at Auburn Hills or similar upscale complexes) contrast notably with newer apartment developments that incorporate a "rental center" model. This likely refers to mixed-use or integrated rental office/retail setups—where apartments sit above or adjacent to a central leasing/rental office, convenience retail, or community services hub (common in modern multifamily to streamline management, add resident convenience, and boost appeal).
Topeka has limited large-scale new high-end construction in 66614 specifically (most recent big projects are downtown, southeast, or affordable/mixed-income elsewhere, like the $60M Union at Tower District or downtown 192-250 unit complexes announced in 2024-2025). However, comparing the typical standalone high-end 66614-style apartments (e.g., existing or potential new builds in suburban pockets) versus apartments built over/around a rental center (a more integrated, amenity-forward design seen in some newer Topeka-area or national trends) highlights key differences and similarities in success potential.Key Similarities
  • Target Market and Demand Drivers: Both appeal to similar renter profiles—professionals, families, and higher-income households seeking modern, low-maintenance living. Topeka's stable economy (government, healthcare, logistics) supports demand for quality rentals at accessible prices ($1,200–$2,000+/month range for premium units).
  • Amenity Focus for Success: High-end features (e.g., pools, fitness centers, smart home tech, modern finishes) drive occupancy in both formats. Newer builds emphasize this to compete with older stock.
  • Economic Viability in Topeka: Both benefit from the city's affordability edge (rents far below national averages), steady (if modest) population/job growth, and undersupply of premium options.
Key Differences and Contrast
Aspect
Standalone High-End Apartments (e.g., in 66614 suburban style)
Apartments Built Over/Integrated with a Rental Center (Mixed-Use/Convenience Hub)
Location & Lifestyle
Suburban, quieter, more residential feel; often near shopping (Wanamaker Rd area), parks, and highways for easy commutes. Appeals to those wanting space and tranquility.
Often more urban/edge-urban or mixed-use; rental center adds on-site convenience (leasing office, package lockers, small retail/coffee, resident events space). Feels more "community-centric" and walkable internally.
Design & Layout
Typically low/mid-rise garden-style or mid-rise buildings with individual buildings/clusters; more traditional parking and green space.
Multi-story buildings with ground-floor or podium-level rental center/retail; apartments "over" the hub for efficient land use. More vertical/urban feel, even in suburbs.
Amenities & Convenience
Strong on resort-style perks (pools, clubhouses, dog parks); but leasing/management may be separate.
Built-in "hub" boosts daily convenience (on-site leasing, maintenance, events, potential retail like gym or cafe). Enhances perceived value and resident retention.
Target Appeal
Attracts privacy-seekers, families, or down-sizers who prioritize suburban calm over integrated services. Strong in 66614's established upscale pockets.
Appeals to younger professionals, remote workers, or those valuing "live-work-play" convenience. Better for lifestyle-focused renters.
Development Cost & Scale
Lower land intensity; easier to phase in smaller projects. Potentially higher per-unit costs for premium finishes but simpler approvals.
Higher upfront costs for mixed-use elements (retail build-out, shared spaces); suits larger-scale projects but can command higher rents via added value.
Market Success Factors in Topeka
Proven in existing 66614 complexes (e.g., Auburn Hills area); succeeds via location perks and Topeka's low competition in true luxury suburban rentals. Lower risk if demand stays steady.
Emerging in Topeka (more common downtown or in revitalization areas); could outperform if Topeka sees more hybrid work/urban-suburban blending. Higher upside for occupancy but needs strong management to leverage the center.
Potential Drawbacks
May feel dated without constant upgrades; less "buzz" than integrated designs.
Risk of noise/vibration from ground-level activity; higher maintenance for shared spaces. Less ideal in purely residential suburban zones like core 66614.
In summary, standalone high-end apartments in 66614 succeed by leveraging the zip code's suburban desirability, established affluence, and straightforward appeal to renters wanting premium living without urban density. Apartments built over a rental center offer a more modern, convenient, community-oriented experience that could command premium rents and higher retention in Topeka's evolving market—especially if developers target growing demand for integrated amenities. The "rental center" model might edge out in long-term success for new builds by differentiating from standard offerings, but 66614's suburban standalone format remains a safer, proven winner for high-end success given current local trends and limited mixed-use high-end activity in that specific area.


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