Groundbreaking On A $300 Million Project and Finding Out About It Too Late

It is easy for a commercial real estate investor, developer, or broker to skip over the (below linked) story about groundbreaking for a hospital building in Jamestown, North Dakota and move forward with his or her day. Although it is a $300 million project which fills a void, it should be seen as a real estate project instead of for the healthcare industry the property itself will serve. The new hospital has state approved funding and is expected to be completed in about two years.

 

Since the new hospital replaces a 140 year old project, the locals in Jamestown are well aware of this progress of the project to get to this point. This project involves more than the 300+ employees, and the construction workers and others involved in the build. It means that plenty of people will be needing restaurants, services, and possibly temporary housing. Upon completion in two years, there will be even more of a need for nearby retail, services, and residential. Let's face it that land values and construction costs in Jamestown N.D. are below those of most major cities, which opens up more profitable opportunities for real estate investors and developers.

 

However, the time to acquire land and make plans to jump on this upcoming opportunity may have passed. Now that construction is underway, nearby land and buildings ripe for acquisition are no longer available at the lower prices they would have been around the time the state approved the funding for this new development.

 

When you have a good research person or team on your side, you find out about these opportunities long enough prior to groundbreaking. Being "first in" to bid when there is little or no competition makes it easier to get a more favorable acquisition. The lesson in all of this is to, for example, be aware as soon as possible of upcoming major commercial developments. A few thousand dollars spent on research time could result in a few million dollars of added income in few years later.

 

 

https://www.governor.nd.gov/news/armstrong-helps-break-ground-new-state-art-north-dakota-state-hospital-jamestown

 

 

How Research Can Turn The Tables On Your Proposals

My many years of performing research for real estate developers, builders, investors, and brokers has taught me plenty about how much research information comes from seemingly unrelated sources. If you only rely on the same sources of information others are, your findings are not likely to be any different than theirs. The nugget is those pieces of information which can set your proposal, offer, or acquisition apart from competitors.

 

This is why reviewing sources which relate to an industry or business type associated with your project often come in very handy. Because of the new project I am working on involving technology for restaurants to be able to utilize patio and outdoor space year-round with full protection from weather and conditions, I have extended my research on needs of sit-down restaurants along with bars. Statistics, such as from the below linked article, reinforce the number of people that will not wait more than 10 minutes for a table. Having more table space than previous January periods (for example) can easily make a difference with customer retention, making the technology my team and I provide even more valuable in the long run.

 

Or, if I am doing research for creating or expanding a restaurant location, knowing speed of deliveries and/or table service could be crucial to the odds of success and the eventual marketing of the location. This is important information, and not something you get from a real estate broker or via the MLS. 

 

Knowing the demand for a specific category of restaurant is crucial, but part of that demand is knowing what your project will do in comparison with competitors. Let's work together to show your potential investor how your project will outshine the competition, in addition to the story behind your ideal location.

 

 

https://www.tastingtable.com/1945221/how-long-food-delivery-should-take/  

 

 

 

Why Your Research Policy Is As Important As Your Insurance Policy

Real estate investors and professionals often hold off or decide to move forward on potential transactions because of "rates" or waiting for "rates" to drop. Recent trends, like those in the below linked article, show that "waiting for rates to drop" now applies to more than just mortgage rates, especially in states like Florida, California, and Texas. 

 

As brokers and lenders and potential buyers and investors know, making the numbers work toward a transaction, whether residential or commercial, is a crucial element of the first stage of trying to make a deal happen. It is more than just the monthly loan payment, with property taxes, and management (or HOA for some residential) fees contributing to the total. Until recently, insurance was considered a minor part of the monthly or yearly expenses.

 

Not anymore. Estimates (like those shown in the article below) consider that for every $100 added to rising annual insurance premiums, the potential buyer's purchasing power is reduced by as much as $16,000. It means that a potential buyer of a $500,000 property may be facing additional costs of $80,000, reducing their "buying power" to $420,000. That is enough of an amount to potentially discourage a potential buyer or limit the borrowing power, while making it more challenging for a potential seller.

 

There are still many investors and potential buyers that limit their research to the specific property or opportunity, thinking that their current or new mortgage rate is a maximum monthly cost. They are hopeful of being able to refinance their monthly costs down. Many of them are not taking the time to research how rising insurance costs could impact their acquisition or investment for the short and long term. 

 

Being under insured on a multi-million dollar property could put an investor or developer out of business if a claim or settlement results in millions less than what they should have been eligible to receive. The consequences of being under insured, or not knowing how much insurance costs have risen to, are only a part of the consequences for not having the right research.

 

 https://qz.com/rising-insurance-costs-push-homebuyers-breaking-point  

 

 

 

 

 

Fixing Problems Is More Important Than Adding Perks

"There, it is fixed", "I turned it in so I can move on", and "It doesn't work, but we'll add something different" are among the responses we hear that seem simple but clearly are not. The below linked article about ways to analyze electronic vehicle charging station experiences initially does not appear to have anything to do with real estate investors, landlords, and brokers. Although I said "initially", there are plenty of real estate investors and professionals that will omit that word and move on.

 

Many people overlook the "little things" without realizing that little things to them can be decision makers for others. EV chargers are one example of this. There are many businesses which offer EV chargers as a way to bring in customers and have a short-term captive audience. However, some of them do not pay close enough attention to the operation of the chargers.

 

All it takes is one or two times for the charger to not be working, forcing the customer to find an alternative, and you may lose their business, no matter how good prices and/or conditions are when they come inside. Think of a restaurant where the food is great but the service is awful more than once. You are less likely to go there and to recommend it to others.

 

I love the line in the article about how "fixing problems is more important than adding perks". Adding another perk with something else that could go wrong for valued customers or clients will do more harm than good.

 

It is why everything about your business, including people, products, and services, need to be important parts of your operation. Let me and my team keep your business or investment property in good standing with everyone! 

 

https://www.dbusiness.com/hustle-and-muscle-articles/study-u-m-dearborn-uses-google-maps-reviews-to-analyze-ev-charging-experiences/ 

 

 

 

 

When New Zoning Reforms Help You Core The Big Apple

The huge news about the major zoning change in the works for Manhattan is now expected to create more than 9,500 new housing units in an area previously restricted for manufacturing. Costs for land, design, and construction in Manhattan require the big bucks, but significant opportunity is there for high end developers and investors. Numerous lenders, contractors, and brokers stand to gain over the next few years as the project comes to light.

 

Plenty of convenient public transportation is already in place, and the city, which has not been favorable toward residential development in the four sections of Manhattan, is finally getting it together to provide more housing, including a couple thousand affordable units. My hunch is that, as this possibility was going through the review process, there are some developers well aware of the opportunities to come. 

 

I talk with my valued clients, students, and connections all day long about finding out about opportunities and doing what it takes to make them happen in your favor. It doesn't get much bigger than development opportunities in four parts of Manhattan. This is not something that is going to happen to this extent any time soon.

 

When you are "first in" for an opportunity, such as knowing about this major zoning chanage well ahead of time, negotiating becomes less of a challenge when there is little to no competition. Locking in costs can save thousands of dollars, sometimes making the deal work vs. not working, before more people learn what's going on and jack up prices.

 

It's what can happen when you have a research person or team to create your future income.

 

 

https://www.jdsupra.com/legalnews/new-york-city-council-approves-midtown-3512006/  

 

 

 

Idea To Help Local Musicians In Tune With Restaurant Investment

There is a lot to be said for appealing to your target audience while attracting a ton of favorable publicity. Kudos to Garth Brooks for coming up with a way to help up and coming musicians by saving them money at a crucial stage (pun intended) of their careers. At the same time, doing this helps to promote the bar and restaurant he owns and operated in the heart of Nashville.

 

However, the key point is that you don't have to have the money or influence that the legendary country music star has in order to reach your target audience and/or promote a project. The point is that Brooks and his team took on a challenge and created a favorable result for part of his audience while promoting their venture in the process.

 

It is obvious that Brooks was aware of this problem for years, perhaps going back as long as 40 years ago when he first came to Nashville and was not able to break through. (We can all learn a lot from his decision to continue performing and make his way BACK to Nashville for a 2nd time.) Opportunities, whether as a marketing strategy or for a life-changing real estate development or acquisition, often take years to happen. But they do happen.

 

However, there is a lot to be said for being "first in" with a solution. Now, if another person or entity does a similar offer to what Brooks is doing to save money for local musicians, the reaction becomes, "Oh, like Garth Brooks did". Fixing a problem that benefits you and others that no one else is doing comes with a lot more meaning along with favorable publicity.

 

Let's collaborate!  

 

 

https://www.msn.com/en-us/music/news/country-music-legend-garth-brooks-announces-priceless-breaking-news-for-nashville-musicians/ar-AA1Kyde8  

 

 

How A Real Estate Developer Or Funding Source Could Rise To The Phoenix

"How did they do that?" is a question I hear often, and ideally it is because of something I helped a valued client with or started as a "First In" project. It is a two-step process to be the person that gets asked that question. The first step is to uncover the opportunity, while the second step is to know how to pounce on it.

 

This week's story about the "tallest tower" in Phoenix project being delayed seems like something that could happen, given supply chain and construction issues. However, as the below linked story indicated in the headline, the delay is due to financing. It certainly hurts the reputation of the developer to have it be public news that they are struggling to pull off such a huge project ($650 million). My immediate take from reading the details is that there is a clear opportunity for another developer or funding source to jump in, save the deal, make it happen much sooner, and come away with equity in one of the biggest deals in town.

 

Obviously, designs, plans, permits and everything else is in place. We may have a true motivated seller on our hands. This is another example of what could be a life-changing opportunity for executives of a large development or funding company. There is the line by hockey great Wayne Gretzky, "You miss 100% of the shots you don't take". 

 

Somebody out there could be "first in" on a great opportunity. 

 

 https://ktar.com/arizona-business/tallest-tower-project-astra/5739432

 

 

 

How A City Threat Got A Multi-Million Dollar To Happen

Over the years I have often used the term "It takes action to get action". I continue to see potential real estate deals that don't happen mainly because of people waiting on other people to take action. Those that take charge often take home a bigger percentage because they position themselves into a larger role.

 

The below linked story about a municipality starting a lawsuit over the lack of promised development of a significant commercial property is a great example of spurring action to be taken, even though it took two years to get it done. Clarksville IN, across the Ohio River from Louisville, filed a lawsuit against a developer while seeing two possible results. One possibility was taking over the property before it needed to be demolished, while the other was to get the developer to finally get going. It was the latter which seems to have happened.

 

As a result, the municipality will eventually get the financial advantages of a large new development, the current owner gets the benefit of avoiding a costly lawsuit and pulling money from their investment, and the new owner has a clear path toward a significant new project. Prior to this "conclusion", the municipality and the owner were facing nothing but lost revenue. 

 

This is not to say that filing lawsuits will help you to get deals done. The takeaway here is what can happen when action is taken (ideally not through the courts) to leverage a deal to happen and benefit those involved. Of course, the new owner had the research to show the viability of investing in their upcoming multi-million dollar project. It is likely a project they got a good deal on since it was sitting for years untapped.

 

It's possible that a few years from now developers will wonder how they got that project done. The current owner will be reaping the benefits from being "first in" on the project.

 

 

https://www.lpm.org/news/2025-08-13/settlement-reached-for-former-colgate-property-in-clarksville-development-upcoming  

 

 

 

 

 

 

New Hotel After Nothing New For 15 Years

Prior to the pandemic, it seemed as though travel to the various national parks was a steady flow for investors and owners of hotels and various forms of hospitality located within the area(s). Since the pandemic, it has taken time for travel activity to build back up.

 

This makes it understandable that new investment and construction for hospitality near national parks has not been "popular" over the past five years. It's nice that we are finally seeing that trend starting to pick up. The below linked article is about a new hotel for California's Joshua Tree area. 

 

However, the lead story of this project is that it is the first new hotel to the area in 15 years. As a specialist that is research oriented, I find this news perplexing. How had it gone ten years without new hospitality development before the events of 2020? 

 

Either something changed drastically recently, or no one carried through on an opportunity for a very long time. If it was a drastic change, research was part of it. If no one carried through the opportunity, it will show how being "the only one" with the right research could result in a life-changing experience for and investor and/or developer behind the project. It would result from them executing while the situation was ripe.

 

Right now, if there is another developer hospitality development within minutes of Joshua Tree National Park in progress, they are going to be months behind the new competition, along with the existing competitors for the traveler dollar. Was Joshua Tree selected for a specific reason ahead of other national parks? Are there other such opportunities ripe for picking?

 

All it takes to get the answer is valuable research.  

 

https://www.sfgate.com/travel/article/joshua-tree-national-park-new-hotel-20814873.php 

 

 

 

 

 

Prayers Answered Converting Church To A Home

Opportunities in real estate are not limited to multi-million dollar projects and developments, and that is a message that individuals and families need to be more aware of. One example is if you can't find housing in an area you are looking in because of prices which are too high. Just looking at available and "existing" properties may not be your only chance, although many people continue to think that way.

 

The below linked article is a perfect example, looking at a couple who bought an "easily available" church property and renovated it to become their home. Obviously, not every community has available church property at a much lower price, but there may be other opportunities to convert to a residence. Even the below article shows a church property with a separate building that could ALSO be used as a house, thus providing income property within the same investment.

 

How do people, including single-family home buyers with limited funds, find these potential deals? 

 

Clearly, they did their homework. That homework started with an idea to look into every possible alternative. In this instance, the result was getting a place to live for less money and with a unique touch a family can share and remember for years to come, along with the additional income it could generate.

 

Another instance of a few hundred dollars worth of research saving and generating thousands of dollars of income. It takes more than a prayer to find these opportunities. Let's talk.

 

 

 

 

 

https://www.usatoday.com/story/money/personalfinance/real-estate/2025/08/13/empty-church-residential-conversions/85522640007/

 

 

It's Good Insurance To Have A Sustainable Plan

Another avenue that real estate investors, developers, and brokers need to be aware of is how different elements of a real estate venture can be connected and bring an impact to a project. It could be positive but not always. Recent natural disasters are having a major impact on the insurance industry, which, in turn, is having an impact on everyone from consumers (homeowners and potential buyers) to multi-million dollar entities facing significant increases of insurance costs to operate currently owned or managed properties.

 

As the below linked article points out, there are solutions worth considering which could reduce the rising costs of insurance in locations such as Florida. Sustainable materials is one possibility. While some developers are on top of that trend, others have not seriously considered to this point. This is where research comes in, along with knowing to look at the overall 'picture' instead of just one aspect.

 

After all my years of research and marketing, I know there will be some people that look at the cost of sustainable materials specific to a project in the works and point out an added expense to the budget. They may see how it could make a deal more of a risk. However, I'm looking for people that would work with a trustworthy insurance broker to determine the potential impact on insurance rates for the project. The next step is judging the amount of annual insurance premium reduction against the initial added cost for sustainable materials.

 

Among my current clients is a company which manufactures and installs a variety of sustainable materials for commercial real estate developments, upgrades, and expansion around the country. Knowing what opportunities are available for your project and determining their potential economic impact in your favor could make the difference between hit or miss. All you have to do is ask me. 

  

https://www.msn.com/en-us/money/realestate/experts-warn-of-worsening-crisis-that-could-soon-render-beloved-us-region-uninsurable-individuals-are-feeling-the-impact/ar-AA1JKYuT

 

 

 

Well Trained For Research and Tracking

The planning and/or fighting (depending on which side you believe) is on for the proposed high-speed rail system between Dallas and Houston after levels of government cooperation for the proposed $30 billion project. Some politicians are ready for it to get underway while others are not. From the look of things (per the below linked update), it's going to take a while but it seems likely this project will happen.

 

Much of the area between the two major cities is open land. Sites for stations along the route have already been acquired. One statistic clearly stands out to me, which is that nearly 90% of the Texas population lives within 30 minutes of one of the planned stations along the route. That is nearly 90%. I can't help but think of how many opportunities that creates for real estate investors, developers, brokers, lenders, and contractors. The short-term could bring employee or temporary housing, while the long-term brings promise for everything from restaurants and light retail to parking structures (the Texas heat and rain) and commercial buildings.

 

Those that get in on it early could possibly acquire land and entitlements at a much lower cost than when the project development is underway and completed. It takes a good amount of research, but there are life-changing opportunities that could come as a result. My team and I would love to help another real estate developer or investor toward the biggest deal of a lifetime.  

 

 

https://www.kbtx.com/2025/08/11/were-not-going-away-texas-high-speed-rail-investor-says-project-is-shovel-ready/ 

 

 

A One Billion Dollar Project Needs Surroundings

Downtown remains an important cog for major cities even while the amount of office space and the corporate business it brings is dropping in some locations. Municipalities know they need to continue to plan for the future, especially with new development and redevelopment. It is easy for real estate developers and investors to look away from downtown areas, but it really depends on the city or cities under consideration. It is an opportunity for brokers, designers, and contractors to be creating plans as well. At least it should be. 

 

One example is San Antonio. That city has Austin, Dallas, and Houston as "big city" competitors when it comes to growing industries and commercial construction in Texas. As the below linked article indicates, city officials are well aware of the need to worry about the future when it comes to attracting business ahead of other big cities in the region. The prime example is the $1 billion arena plan for the Spurs. Planning around an arena structure adds even more opportunities for restaurants, hotels, shopping, and other entertainment. 

 

The way to identify and price out the feasibility of being a part of creating and bringing a related opportunity to downtown San Antonio (in this instance) is by doing your research. I mean "your" research, from which only you know certain facts which could be to your advantage for years to come. If those with even more on the line are looking years into the future, the message should be loud and clear. Put your research person or team on it while you work on this week's agenda. A little discussion can go a long long way!

 

 

https://capitalanalyticsassociates.com/san-antonio-spurs-push-1b-downtown-arena-plan-forward/

 

 

Over Five Billion Coming To The Pipeline Equals Five Billion Reasons To Research

Starting a plan now for future gains should be a big part of research for real estate investors and developers. Thorough research should take on more than the specifics for the category and location of the desired development or acquisition. More often than not it is the circumstances leading up to the situation that play a big role.

 

Few are bigger than Transwestern announcing an upcoming spend of $5.3 billion dollars (again, BILLION dollars) for adding 500 miles of pipeline for infrastructure. The targeted area will run from Texas through New Mexico to into Arizona. The pipeline is for natural gas to feed increased infrastructure, including the construction of even more data centers. It seems existing gas lines serving those areas are close to being fully subscribed. As anyone in real estate knows, you don't commit over five billion dollars without being convinced it will be a worthwhile investment.

 

Another energy company involved in the project is, according to what I read, already considering doubling the size of the piping to be able to increase capacity even further, which would add to the total initial expense. While I don't understand how all of that works, I know what it will mean for real estate investors, developers, brokers, lenders, and contractors.

 

As this unfolds, there will be a need for developers, investors, designers, contractors, lenders, and brokers to create the buildings, roads, services, and potentially residences for new structures. If you wait until these things are happening, you have already lost out.

 

 

https://www.pinnaclewest.com/newsroom/company-news/news-release-details/2025/Arizona-Utilities-Work-to-Lock-in-Critical-Natural-Gas-Delivery-to-Power-Growth---/default.aspx  

 

 

Increasing Your Farm Area

New research brings more hope for farmers, at least when it comes to real estate. Although the news, per the below linked story, is encouraging, the significance comes with what you do with the research. Good opportunities are not always obvious.

 

While most states are showing increases in the value of farmland, the opportunities come from being able to leverage that value. Finding and having valuable research makes a difference, but should be the beginning of a plan for real estate investors, owners, brokers, contractors, and lenders.

 

One path I suggest to many of clients, students, and connections is to consider any and all options for an acquisition, renovation, or expansion situation. A potential buyer could use more reasons to proceed than the seller realizes. A seller could use additional advantages to encourage the sale. Brokers should be looking for incentives for their clients, while contractors could be applying added skill sets and capabilities.

 

For example, I have access to tiny homes which are zoned expressly for agricultural properties. Instead of wasting acreage with trees, a creek, or too close to the road, the land owner could be renting living space to employees, students, or seasonal travelers. I see plenty of current farm space, especially within minutes of college towns, which could be adding monthly income for farmers.

 

This new research shows an encouraging trend. It takes an effort to take advantage of that trend, and exploring all options is part of that.  

  

 

https://www.fb.org/market-intel/real-estate-rising-farmland-values-hit-record-high  

 

 

Light Rail With Heavy Potential Real Estate Benefits

Researching upcoming projects can be a huge resource of opportunities for investors, developers, builders, contractors, brokers, designers, and lending sources within an outside of the location(s). Another such opportunity may be coming to New York City. A Queens to Brooklyn light rail is proposed as part of a $2.75 billion dollar allotment. 

 

If government agencies think enough to allot that large of a sum of money, you know there is definitely something to it. There will be more to this project than rail construction. Commercial buildings may increase in value when in proximity to new rail stations. Nearby residential properties are likely to increase in value for the same reasons. Development opportunities are likely to be in bigger demand using vacant land. Restaurants and retail figure to benefit.

 

Those who are "first in" are most likely to be ones who benefit the most. Let's collaborate on creating an opportunity to benefit you and your team for years to come. If you can make it there, you can make it anywhere! 

 

 

https://queenseagle.com/all/2025/8/4/state-begins-design-of-queens-brooklyn-light-rail  

 

 

Reviving More Than 1,500 Affordable Housing Units

While some real estate developers, professionals, and investors I encounter don't see the value of exploring major opportunities for the future because their focus is on the coming few days, it means plenty more opportunities for those that search.

 

Suppose you uncover a major project opportunity involving more than 1,500 residential units in need of rehab, with a low occupancy rate, all within a 3-mile radius, coming available at what should be a greatly reduced price. If fully occupied, those units would comprise more than one-third of the available rentals within that community. 

 

If acquired "low" and renovated, the result could be years of significant long-term portfolio income. Getting there would involve estimators, designers, construction, brokers, investors, and plenty of contractors, bringing work to a lot of people and entities.

 

It so happens that a bankruptcy, due in part to fraud (as linked below), and a natural disaster, have led to this very situation becoming a possibility starting next month. This is the case in an Opportunity Zone section of East New Orleans, which has not been invested in to recover from hurricanes while the shortage of local affordable housing is growing. One of the developments is built for 548 units, built in 1984.  

 

Many will read this and think about why it could not work for them. Others will think about people in their network and resources that could team up to make a potential life-changing project come together. Personally, I see the potential for some of my associates and me to make this work rather than come up with excuses not to try. Let's connect! 

  

 

https://www.justice.gov/opa/pr/four-real-estate-investors-sentenced-multimillion-dollar-loan-scheme  

 

 

If One County Has A Problem, There Could Be A Profitable Solution

The message is about how much thorough research creates significant opportunities in real estate. It can help you fit a personal or group strategy. The below linked story about the slowdown in residential inventory in Palm Beach County FL is curious for a number of reasons.

 

Palm Beach County has the most unsold housing inventory in the state, according to data cited in the story. Florida currently has significant challenges for both commercial and residential real estate, with recent natural disasters and the resulting rise in insurance costs leading the way. Some experts continue to blame rates although others realize that refinancing will be an option at some point.

 

However, the reasons and excuses for the current situation are the common reasons given for counties and regions around the State of Florida. Being research minded, the first thing I thought of upon reading the story is that there is nothing in there to distinguish why Palm Beach County is the unfortunate leader in unsold housing. Rates are the same as other counties.

 

Whether it is market pricing, condition of the properties, seller reluctance, or local challenges like property taxes or zoning, there is at least one reason the problem is more widespread. It clearly takes some research to find out what the problem "really" is for that area.

 

If you can determine the true problem before competitors do, you could have a significant edge toward taking advantage of the most viable solution. Maybe it takes a massive refinance offering. Perhaps buying up a group of properties at lower pricing to desperate sellers provides a long-term solution for profits. Possibly insurance concerns could be addressed in some way, even if costly for the short-term. 

 

The vast majority of people will read articles like the one below and move on, or think they should look elsewhere for real estate opportunities. The few people that have the right research person or team on their side will look into the potential for solving the problem.  

 

 

https://www.wptv.com/money/real-estate-news/a-real-issue-locals-struggle-to-sell-properties-in-midst-of-turbulent-market