Never Stop Learning

Remember the days when you were a kid on the last day of school? Do you recall the level of pure excitement you had? I know I remember exactly how it felt to release the stress of homework, tests, and projects. Once summer began we could leave all that in the past.

Of course, those innocent feelings of fun and adventure filled our souls, and these are great memories to look back upon.

Don’t you wish sometimes you could just walk away from all your challenges for a few months, like that? Wouldn’t it be amazing to live in that carefree state? Many people want to walk away from the hard stuff permanently and many students feel that way at the beginning of summer break.

The bigger concept I find it interesting to ponder is how when we left school for good upon graduation, the level of freedom most of our classmates felt as they exited the stage with that diploma in hand.

“Never again will I have to study!'“ - said someone, probably.

“Thank God, I can now get rid of these books!” - exclaimed someone else, most likely.

And it was truly how they felt.

There’s a statistic that says that 1/3 of all high school graduates never read a book for the rest of their lives. Another 42% of college graduates never read a book for the rest of their lives.

A staggering 80% of US families did not buy or read a book last year.

Additionally, 70% percent of U.S. adults have not been in a bookstore in the last five years.

That’s almost unfathomable!

Of course, there’s other ways to learn than just to read a book. Certainly experience, mentors, failures, podcasts, seminars, conferences, relationships and more all teach us something valuable to take our lives to a different level.

But what these statistics do indicate to me is that there’s a lack of intentionality and desire to grow and learn beyond the basic education system. And don’t even get me started about the quality of curriculum that our education system provides.

In my opinion, to survive and thrive in today’s world, we must to be continuous learners. One of our core values at our company is to “Never Stop Learning,” for good reason - we must continually redefine ourselves and be prepared to adapt to continuously evolving conditions for our clients and for what conditions presents themselves in the marketplace.

Further to that, continuous learning keeps life interesting. I can’t imagine how life would be without feeding curiosity, expanding perspective, and gaining a deeper understanding of a wide range of topics. Not only does it pay to embody a constant and never ending improvement mentality, but to me it makes life worth living. It also makes those challenges a lot easier to handle when you equip yourself with the necessary knowledge and wisdom.

So join me, as summer begins, to begin now on your new philosophy of constant and never ending improvement. Never stop learning. If you haven’t picked a book up in a few years, don’t beat yourself up. Just start a new today. Today and tomorrow is what you can control, not what has already come and gone.

Learn, improve, learn more, and have some fun!

The Importance of Financial Intelligence

Financial intelligence. Typing it almost seems like a foreign phrase in this land of the “free” and home of the brave. In my opinion, you can only be free if you have true financial intelligence, which leads to real independence and freedom.

But why all the talk about money, Tyler? That’s not nice and it doesn’t feel good, you might think. Maybe you’re even thinking “You know, it’s not polite to talk about money in the presence of others don’t you, right?”

In reality, we live in a modern savannah, governed by man made laws, commodities, corporations and technology. Survival of the fittest doesn’t necessarily require that we are the strongest, fastest or most physically fit to survive the challenges of today’s world.

Survival in today’s world requires financial sophistication.

But if you’re affiliated with me and the community we’re building, you know we’re more about thriving than surviving. To truly thrive in todays world, you’ve got to ascend beyond a basic comprehension of financial intelligence.

You’ve got to systematize your financial infrastructure. You’ve got to build a team to advise you where expertise is required. You’ve got to build a network that will allow you to access resources of wealth beyond what you may have ever imagined.

You’ve got to feed your mind and rip out the destructive weeds of doubt, fear and uncertainty.

It’s imperative that you set goals, build a budget, grow your income, expand your income streams and continue to grow each and every day. You must remind yourself why your goals are what they are, schedule them and hold yourself accountable and find someone else who will do the same for you.

But this truly isn’t enough. Surround yourself with those who are pushing with everything they have in their soul to build that life of their dreams. Let some of that magic impact your own life.

Invest in your knowledge of business, of real estate, of other financial instruments so you can put your money to work and let it grow into something that can support the quality of life you desire and beyond. Set goals beyond yourself and a way to build an impactful legacy and be defiantly committed to the outcome.

Ultimately, to get where you want to be financially (which will result in everything else), you must take a leap of faith. It’s all about risk and the appropriate evaluation and protection mechanics to employ.

When you find that deal, expect your mind to tell you it’s too good to be true. Expect those downsides to be maximized in your decision making faculty. Expect your mind to communicate, run and stay safe!

Listen to your advisors and read into the facts through due diligence to know when to appropriately when to decline those opportunities that are indeed too good to be true. Remember that sometimes the cost spent on this type of investigation is a cost of doing business and another notch on the belt of financial intelligence.

Expect challenges. Expect failure.

But once you continue to meet and overcome those inevitable tests, you will reach the other side. You will reach true freedom. True independence. Choice. Power. Only if you truly embody persistence and never stop getting up after getting knocked down.

You’ll experience the opportunity to create true fulfillment.

For me, real estate investing, real estate brokerage, building a business and coaching others along these paths are the vehicles which I create financial independence and fulfillment within my own life. You might have a similar or perhaps different path. Whatever it is, grab it and claim it and require it to submit to your desires.

Money is not the end game. It’s the means to an end to create the life of your dreams.

Now go and get it!

To your success,


If you are hungry for more and want to double, triple or even 10x your income and beyond, optimize your time management, and build something absolutely special I am accepting on 3 new coaching clients over the next month to work one on one with me for 90 days, 6 months or 1 year. Apply for a free results coaching discovery session through the link below!

It's not what you make, but what you keep!

Happy April! To many of us across the United States, this means it’s officially the beginning of Spring and we can begin to pack away our winter gear. For all of us across the country, it also means Uncle Sam is counting down the days until April 15th, when he unleashes his tax wrath on all of his beloved taxpayers.

This time of year always causes to remember the age old adage, that it’s not how much you make, but what you keep. If you’re a fan of Robert Kiyosaki, you know all about the cash flow quadrant. The acronym ESIB has a lot of depth to you and you fully understand the differences of each category. You know exactly what the transgression means to move from employee to self employed to investor to business owner. These are certainly topics that are rarely if ever covered in school.

When I read Tom Wheelwright’s book, Tax Free Wealth, I learned a lot about the tax code and the principles in which it was written. If you study the tax code, you notice that it is written as incentives for what the government wants you to do. We are incentivized to invest in commercial real estate because it creates jobs and places to do business. Taxpayers are incentivized to invest in multifamily real estate because it provides housing for the masses. Business owners are incentivized because they are providing employment and economic growth. It’s all in the code, just do your research (or read Tom’s book)!

In real estate, there are three specific ways that you and I are incentivized to invest. Let’s discuss those from a high level to earn you three stars in your basic real estate tax benefits education.

  1. Depreciation - Every real estate investor learns to love depreciation, which is essentially a reduction in taxable income due to “wear and tear” on the subject property. For a commercial property, the government allows you to depreciate your property over 39 years. For a residential asset (which includes multifamily), the property is depreciated by 27.5 years. (BONUS:) In addition to this, savvy investors hire professional consultants and engineers to conduct what’s called cost segregation to accelerate their depreciation to capture paper losses now rather than wait for that entire depreciation schedule. The reason for seeking an accelerated depreciation essentially is to capture the full benefit now, rather than wait (ie. time value of money). (BONUS #2:) The other beautiful part of this is that while many other asset classes (such as automobiles) truly do depreciate in value, usually real estate simultaneously appreciates in value historically.

  2. Interest - For investors who utilize leverage (ie. debt) on their properties to enhance their cash on cash returns, they enjoy other tax reducing benefits as well. Interest on debt is generally a tax reduction item, although the new tax law has had some changes. Not only is the lender helping you spread your risk, but he is also giving you another olive branch towards a tax reduction.

  3. Passive Income vs. Earned Income - Most of us have experienced times where we were surprised at how much tax is due on our primary occupation income. If you’re in a W2 job, you may not even realize how much of your check is withheld each pay period to pay taxes. If you’re self employed, you may even be more exposed depending on your structure. Depending on the state, many earned income positions pay the highest tax rates, at times exceeding 40-50% of their income depending on the tax bracket. In real estate investing, cash flow is taxed at a lower rate, another incentive the government is providing to encourage this activity. Additionally, real estate professionals receive additional attractive treatment.

Certainly consult with your CPA on all tax related matters, and this is no exception. I don’t play a CPA in real life, and certainly don’t on the internet. However, it’s safe to say that investing in real estate is one of the very best ways to receive the available incentives from the government.

At the end of the day, we have to play the cards we were dealt. When it comes to taxes, behave the way the IRS wants you to behave and he will let you keep more of what you earn!


Men on Purpose Podcast Features Tyler Chesser

Leveraging Wealth Creation to Serve Your Higher Calling with Tyler Chesser

Listen here!

In an industry where most are laser-focused on cap rate and cash-on-cash return, Tyler Chesser asks his clients what higher calling they plan to pursue by way of their success in commercial real estate investing. Yes, wealth creation is important to him, but it’s how that ROI can help you serve your calling that really matters. 

Tyler is a passionate leader focused on improving the lives of others on a large scale through commercial real estate investing. He began his career in international marketing and market research before making the transition to real estate sales in 2013. Tyler was recognized as a Rising Star by Commercial Investment Real Estate magazine and one of the 20 People to Know in Real Estate by Louisville Business First. In five years in the brokerage industry, he has procured $40M in sales agreements, and Tyler is dedicated to helping his clients create wealth and build strong communities.

Today, Tyler sits down with Emerald to explain how enduring a few financial crises of his own called him to prepare for future challenges through smart investing. He offers insight on how a coach can guide you to breakthroughs, how courage comes from study and preparation, and how personal development informs creativity. Tyler also shares his current challenge around identifying worthwhile opportunities and describes how he uses his gut, heart AND mind to make important decisions. Listen in to understand how Tyler is improving other’s lives through commercial real estate investing and learn how he can help you serve YOUR higher calling by way of wealth creation.

What You Will Learn 

Tyler’s intention to improve other’s lives through real estate

How enduring financial crises inspired Tyler to his calling

How Tyler leverages coaching to identify his blind spots

How Tyler generates courage through study and preparation

The connection between self-development and creativity

Tyler’s take on creativity as a method of problem-solving

How Tyler uses his gut, heart and mind to make decisions

Tyler’s challenge around identifying worthwhile opportunities

How fulfillment comes from overcoming challenges

Tyler’s daily meditation practice to check in with himself

Why it’s important to celebrate by doing things you enjoy

Listen here!

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Tyler Appears on Jake & Gino's Wheelbarrow Profits Podcast

Jake and Gino’s empire started as a conversation between friends and exploded into a thriving real estate investment business. Jake and Gino, both experts in multifamily real estate investing have achieved, by hands-on doing, the sort of financial freedom they've always wanted & seemed out of reach. Interested in multifamily strategies, syndication, increasing cash flow or just some good old fashion “make it happen” attitude? Then this show is for you!

Tyler speaks with Jake and Gino about the true value of networking, Ayn Rand and broker relationships for real estate investors. Please enjoy the show by clicking this link!

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Business First Article on The Chesser Companies Launch

New commercial real estate firm launches in Louisville — and it's doing things a little differently

A Louisville native who left the corporate world for the commercial real estate industry six years ago now has started his own local firm.

And he believes his new endeavor will bring a little twist to a competitive market.

Tyler Chesser formally launched The Chesser Companies last week. It's a full-service commercial real estate firm that specializes in real estate brokerage and investment sales as well as professional development — including individualized coaching and mentoring services — for real estate investors.

Chesser said he could see the professional development part of the business appealing to real estate investors who are starting out, but he sees it applying to anyone who wants to take their business to the next level.

He described the company as a one-stop shop for clients to not only build out their real estate portfolio but also to build long-term partnerships.

On the real estate side, The Chesser Companies manages the marketing, sale and acquisition of commercial properties across multiple industry sectors, including multifamily, retail, office and light industrial deals in Kentucky and Indiana.

Chesser noted that many firms handle real estate deals and investment sales opportunities of all shapes and sizes, but his focus on professional development and training in the real estate realm is relatively new to the market. And it's something he's passionate about it, noting that professional growth is vital to avoid stagnation.

He said he is building a professional development program that will include formal agreements with seasoned real estate veterans who will serve as mentors.

Chesser has learned the business through trial and error. He previously spent time in international and digital marketing as well as direct sales for several major companies, including Texas Roadhouse Inc. and General Electric Co., so he had no background in commercial real estate when he entered the business as an agent half-a-dozen years ago.

He said he often felt like an outsider because he had no family members or mentors with experience in commercial real estate to turn to for advice or networking opportunities.

"It was really an uphill battle and a struggle to get my footing," he said.

But he did find his way, spending the past two years with Louisville-based Gant Hill & Associates LLC. He was the firm's vice president of commercial real estate investments until he left that position last week to launch this company. He was also honored as a member of Louisville Business First's 20 People to Know in Real Estate last year.

Chesser has started small, saying the firm will operate with him as principal and two staff members. The firm is close to moving into a small office on Chenoweth Lane in Saint Matthews. He declined to disclose the location or its size because the lease has not been finalized. Chesser also declined to discuss his startup costs for the venture but said he is personally funding the operation.

Chesser said he has enjoyed working with Gant Hill and his team and that he plans to keep those connections intact through his new venture. His goal is to build collaborations with other firms on deals and professional opportunities.

"You have to have those deep, strong relationships," he said, "and you have to keep those relationships to succeed."

Multifamily Deal Closed After Years of Roadblocks

You’ll want to hear the craziness of this multifamily transaction! It took 2.5 years from start to finish to overcome the obstacles the seller faced in this deal. Check out my videos below on the drama…

Someone called me in the middle of Part 1. Damnit! So here’s the rest of the story…

I was involved as the broker in this deal for 2.5 years and we officially closed the deal last week. My client had been navigating this community for over 16 years from the beginning of the planning and development. The lesson here is stay focused, be persistent, expect and handle the unexpected and never give up. There were many times we could have thrown in the towel, and I think all parties are now very satisfied that we didn’t.

What lessons have you learned from a real estate deal or project that has taken significantly more time to reach your goals in? Let me know in the comment section below!

Defiant Committment

Recently, we in Louisville, along with many across the eastern United States, have experienced the joys of January - snow and temperatures far below freezing. It actually began for us with over 24 hours of rain and mid 40 degree temperatures last weekend, which then plummeted into a 30 degree sleet/snow “wintry-mix” bundle of fun. From there, the weather ventured into single degree temperatures which the streets and highways iced over as quick as I’ve ever seen. A story which had been written before, but this one certainly was filled with “fun” depending on who you ask. Slipping and sliding, caution certainly had to be taken, or damage and loss could ensue whether you’re a walker, passenger, or certainly a driver.

Such is life, eh?

I’ll digress and just say, yeah, this scene is quite different from the December summer sun in Australia for me. Ah, the beach…

So back to this weekend in the USA. All of these events took place on Saturday, which meant the next day would be most likely a cautious day for most staying at home. No harm, no foul here - Sunday is after all a day of rest for many. It is most of the time for me, after all! The next day, of course, was Monday and with continued low temperatures, the roads were still icy and it was still somewhat dicey to travel on side streets until reaching major thoroughfares. Yesterday was also MLK day, so many were taking the day off in observance of the holiday, which is completely respectable. I definitely made it a point to spend time honoring Dr. King for all the progress his influence brought this nation during the civil rights movement. Again, a digression - indulge me!

Ok… Tuesday (TODAY!) comes; news flash: it’s still cold. Some spots are a little icy, but travel is manageable 99.9% of the way and movement is 100% reasonable.

Mind you, we’re 22 days into 2019 and New Year’s Resolutions, goals and dreams of the good life should still be fresh on the minds of most. One of the first signs of challenge show up and many say, ‘forget it. I’m not making it out today. I’m not risking it. It’s warmer in here anyway, and Netflix will help me forget about any troubles I have in my life. I know I set that goal, but this is an excuse I can convince myself of it’s validity. It’s too cold. It’s too dangerous. It’s definitely not convenient.’

“It’s too HARD.”

Look, I know many can block and tackle their ways towards their dreams in many different environments. They don’t have to go into an office. But I’ve had so many tell me this couldn’t be done, that had to be delayed, and so on, because of the most minor inconvenience over and over and over again.

How many roadblocks will you face on the path to reach your life’s goals? The weather is just one of thousands of factors that will attempt to throw you off from the path you’re on. As it relates to my world, in real estate investing, you might make a bad hire on a contractor or a property manager. You might miscalculate the cap-ex budget for your new acquisition. You might get sued. You might find out your partner had poor integrity or simply doesn’t add the value you thought was probable. You might have a massive vacancy that causes your cash flow to evaporate over night or even require you to support the asset until the ship turns around. A lot of this isn’t uncommon. All of these things, and more happen to real estate investors on a daily basis. It’s not a business for the faint of heart. If these investors give up with every challenge that comes their way, they definitely will not build a portfolio that provides financial freedom or much more, I can guarantee that.

In your life, there are so many things that happen to you that can derail you. Unexpected bills. Unexpected health crises. Family problems. The list goes on and on. Can we expect a life without difficulty at times? I’m going to go out on a limb and say absolutely not.

What I’ve learned is that these circumstances in life and in business are a blessing and not a curse. They are prime examples of life happening “for us” and not “to us.” The piece that we can control is how we view these circumstances. Do we have the victim mentality and woe is me? Or do we embrace the mindset of challenges create champions? Something else to consider is that whenever a problem is presented to you, likely a new opportunity is awarded if you’re patient and devoted enough to your ultimate outcome.

The world, the universe, life, or whatever you choose to call it, is testing you to see how committed you are to your dreams. How much do you want it? WHY do you want it so bad? Is it a strong enough reason? These obstacles are placed in front of you as checkpoints to make sure you’re fully committed to getting on the other side, where all of life’s treasures exist.

You must exude defiant commitment in times where it’s not at easy as you thought it would be setting out on this path. Commit to the mindset that anything that gets in your way will be overcome, and it will. Always be willing to adapt, absorb the blows, and push forward with gratitude for the lessons and excitement for the hidden blessings.

To me, defiant commitment means an aggressive pursuit of your objectives in the face of all adversity. It represents a relentless persistence towards getting the job done regardless of the challenges, roadblocks and imperfect circumstances. I am encouraged that God and the universe respects the wishes of my desires to test me so frequently.

This re-framed perspective can make all the difference. Here’s the best part - it’s not just a mind game - it is beyond true. Have faith and test it out yourself.

Join me and plant your flag that you will do whatever it takes, whenever it takes when the relentless challenges, struggles, or inconveniences continue to test your will. I’ll see you on the other side!


Do I make mistakes? Absolutely. Every single day. In fact, it’s usually multiple times a day. I am sure, if you’re being honest with yourself, you will absolutely agree that you do too.

It’s never my intention to make a mistake. However, I do firmly believe that if you’re not making mistakes you’re not learning, pushing your limits, growing and evolving into the person you could be. I believe we’re all human and it’s a part of the process. However, I was taken aback recently when an individual whom I thought was somewhat of a mentor to me indicated that he thought I was “going too fast.”

There have been times in building my real estate brokerage and investing business that I wanted to avoid mistakes like the plague. To go slow and to be as careful as possible. What I learned is that mistakes were still made going slow and being overly cautious, simply because I didn’t know what I didn’t know. It was the process for which I gained wisdom and experience to not re-create that mistake again in the future, to create principles and develop systems. I’ve recognized that most mistakes could be rectified in some way, through honesty, diligence and attention. I also recognize that serious mistakes can be extremely costly, whether it is an emotional burden or financial loss, so care and vigilance should be demonstrated throughout the process.

However, over the course of my trajectory thus far, I’ve decided that most mistakes won’t be fatal, so I could move at a more swift pace, again, with diligence. The primary intention remains to do the right thing, offer value to others, and bring my talents and expertise to a larger audience. I believe it is my duty to do so and anything less would be an absolute tragedy. To me, this is an invigorating growth process that has given substantial purpose to my life!

As more time has passed in building my business, I have gained more confidence due to the experience I had gained and the information I have collected along the way. I’ve decided it is in my best interest to enhance the speed at which I grow my business, and in all directions. I learned from many of my role models, including Grant Cardone, that unless you expand your mindset, your actions, and your effort by at least 10 times, you will get crushed in our world and especially in this business. Those in the middle get squeezed, as I have experienced in my life already, and I have no interest in being in an average position. Everyone has to make decisions for their lives, their family and what circumstances they are willing to accept. I am 100% certain in what outcome I am willing to accept.

Which is precisely why I am decisively, brutally and powerfully unapologetic for the “speed” at which I live my life and build my business. I also believe that no one should judge someone else for how they govern their life. We all have different goals and destinies in our life. Yours in undoubtedly different than mine, which is different from everyone else who is reading this article.


Please enjoy a few quotes that I believe speak to this rationale below, excerpts from “The 10X Rule: The Only Difference Between Success and Failure,” by Grant Cardone:

“I suggest that you become obsessed about the things you want; otherwise, you are going to spend a lifetime being obsessed with making up excuses as to why you didn't get the life you wanted.” 

“Weak and overwhelmed individuals respond to others' success by attacking it.”

“One of the major differences between successful and unsuccessful people is that the former look for problems to resolve, whereas the latter make every attempt to avoid them.”

“Average is a failing plan! Average doesn't work in any area of life. Anything that you give only average amounts of attention to will start to subside and will eventually cease to exist.”

These thoughts very much speak to me and the way I govern my life, and run my business. They may not speak to you, but I am sure you can appreciate the fact that we all have our own path and direction for our lives. I honor and acknowledge each of our unique life stories, which all have a distinct purpose.

I know for certain that my actions will lead to great things not only for my family and my colleagues, but for the millions of people that I will impact with my work. I steadfastly reject a slow down mindset. I reject anything less than greatness, because there are people counting on me to help them. I have been blessed with many things in my life and I believe I have been called to help others in a massive way. By the way, it’s important to me to reiterate the fact that I will never compromise my commitment to doing the right things along the way - my promise is to serve others with conviction, be honest, and avoid cutting any corners. It’s all about the long game, and I want the long game to be as pure of a victory as possible.

As always, I appreciate you reading my blog, and for the relationship that we either already have, are growing or may have the opportunity to begin in the near future. I am wishing you an abundant Holiday season and a Happy New Year!

Let’s work together in 2019. Subscribe here!

Interview in CIRE Magazine - "Multifamily Momentum Continues"

It’s always a joy to contribute to CCIM, an international powerhouse in the commercial real estate industry. I found great satisfaction on being a part of the conversation on where the multifamily market is heading. Take a read here or on CCIM’s site for more resources!

Multifamily Momentum Continues

The robust development pipeline has not dampened investor appetite.

By Beth Mattson-Teig | November.December.18

The multifamily housing sector is defying gravity. Property fundamentals and investor appetite are holding steady under a heavy load of new deliveries.

The multifamily market already is several years into its bull run, generating strong property performance and a surge in supply. Yet renters continue to absorb much of the new inventory coming onto market, with national vacancies rising only 10 basis points in the second quarter of 2018 to a 4.7 percent average, according to Yardi Matrix.

“We see the U.S. multifamily market as being dynamic, especially over the past year,” says Doug Ressler, director of business intelligence at Yardi Matrix in Santa Barbara, Calif. Approximately 875,000 new units were completed between 2014 and 2017, with another 140,000 units in the first half of 2018. Most construction occurred in the top 30 metro areas, with a high concentration of class A luxury apartments being built.

Some markets are showing softening in the high-end segment of the market, especially in the Midwest. Yardi Matrix is predicting that overall performance is going to be fairly consistent and positive in most cities, Ressler notes. In fact, high-growth metros such as Dallas; Charlotte, N.C.; Nashville, Tenn.; and Denver all saw an improvement in their occupancy rates during the first half of 2018, with vacancies in all four markets hovering at around 5 percent. “With deliveries in their third year of cycle peaks, the increase in occupancy rates demonstrates the resilience of apartment demand,” he says.

The big question is how metrics will hold up, especially with a significant number of projects still underway or planned. “Development remains strong in all sectors and all submarkets here in Denver,” says Rick Egitto, CCIM, principal of capital markets in Avison Young's Denver office. “Vacancies have ticked up a bit to just over 5 percent, but given the large amount of product delivered, this is not significant,” he says. 

Yet the players have changed in terms of who is actively building. Some early groups constructing apartments in Denver in 2010 to 2013 have slowed their activity, while other national firms have stepped in to pick up the slack, Egitto says. Developers also are less active in the core of the city and now are taking a bigger step into suburban markets, such as Aurora, Parker, and Golden, to find new opportunities.

Rising Costs Create Added Pressure

Developers recognize the impact of rising construction costs and moderating rent growth. Although there has been a slight pullback in units under construction, the pipeline of prospective projects actually is climbing, Ressler notes. “We think those challenges are going to play to the larger, established industry veterans,” he says.

Developers are being more selective in where they build, too. Development is continuing in gateway markets and metros that are dense enough to handle large fluctuations in supply. Conditions also remain favorable in secondary markets that are leading the nation in employment growth or where population growth is driving demand, including key markets in Florida and the Southwest, Ressler says. Areas with strong growth potential, like Austin, Texas; Charlotte, N.C.; and Miami, and strong secondary and tertiary markets with good economic drivers, such as a growing technology hub like Boise, are attracting developers as well, he says.

Decatur, Ga., is a tertiary market where rents are “going through the roof” due to new construction that is delivering at higher price points, according to Jim Brewer, CCIM, broker and owner of Decatur-based Brewer Agency LLC. “I have never seen this much new construction in this small a market in my life,” he says. Decatur started working on a pedestrian-oriented community about 30 years ago that's now in full blossom, attracting young, upwardly mobile renters, he adds.

Construction costs are perhaps the most significant headwind developers are facing. In some cases, costs for materials and labor have risen nearly 30 percent in the past 18 months.

Rising construction costs are “squeezing the juice out of the yield” on development, says William A. Shopoff, CCIM, president and CEO of Shopoff Realty Investments, an apartment developer and investor in Irvine, Calif. Construction costs have moved at a multiple of inflation over the last two years, while rent growth in many markets has been slowing. “We are seeing developers show a higher degree of caution and approaching their underwriting for future deals with a little less optimism,” Shopoff says. 

Rising interest rates and higher construction costs are putting more pressure on land prices and making it more difficult to make the numbers work on new projects. “Construction costs have risen significantly in Denver, and it has really caused the market to adjust to the new rents that have to be obtained,” Egitto says. For example, it is not unusual to see urban rents in the $2.50 to $3 per-square-foot range, and some unique locations approach $4 psf, while suburban projects generally can work at a lower $2 psf rent, he says.

In some cases, developers have built projects in Denver with an expectation that they can collect the higher rents, and they have continued to see projects lease up quickly even with these higher rates, Egitto says. Part of the success is due to the significantly different amenities compared to the older product, even though existing price comps might not have supported that price point, he says.

Investors Vie for Value-Add Deals

Investors still have a huge appetite for value-add acquisitions, even as buying opportunities have become increasingly difficult to find. “We think the value-add market is extremely competitive,” Shopoff says. Although the firm works on value-add projects nationally, it's been more than a year since the company has taken on any new projects of this type. “Markets cycle, and there will be opportunities again, and we are always looking. But right now the yields we can achieve on value-add you can find in a better arena,” he says. Instead, Shopoff has redeployed its capital to focus on development projects, as well as pre-development projects where it buys and entitles land for multifamily and then sells to other developers.

With value-add deals getting picked over in the gateway markets and largest secondary markets, investors are looking at smaller secondary and even tertiary markets. “We have a tremendous amount of interest from investors nationally and internationally for value-add deals in the Louisville market,” says Tyler Chesser, CCIM, vice president of commercial real estate investments at Gant Hill & Associates in Louisville. “We have gotten to a point where those deals are fewer and farther between than they were a few years ago, but opportunities do still exist,” he adds.

Competition has motivated some investors to embark on value-add 2.0 projects, essentially taking a property that already has undergone some improvements and going back in for a second round of more in-depth renovation. “We have gotten to a point where most investors who are capturing opportunities are very savvy,” Chesser says. Some of these veteran value-add investors can readily identify repositioning opportunities that others don't recognize. They are comfortable paying very aggressive prices because they see the potential to add more amenities or reduce the expense load on the operating side, he says.

For example, Chesser recently represented the buyer in the purchase of the 83-unit Lofts of Broadway in Louisville for $6.8 million. The Downtown Louisville warehouse was converted to loft-style apartments in 2005. In this case, the buyer sees an opportunity to further upgrade units with additions such as granite countertops and add new on-site amenities. “We believe that this is going to be an incredibly successful project because of the demand for this type of product,” Chesser says.

Investors Still Favor Apartments

New supply has not put a damper on investment sales transactions. Multifamily sales volume reached $69.8 billion in the first half of the year, up 11.5 percent year-over-year compared to the $62.6 billion in properties that traded during the same period of 2017, according to Real Capital Analytics.

Many capital investors still in the market are interested in multifamily buildings, especially those who plan to hold assets for the long term. Yet investors are keeping close tabs on supply growth, decelerating rents, and interest rates in what most agree is a mature stage of a prolonged growth cycle. Many investors are being selective in what and where they are buying, and some metros are still seeing a big gap between buyer and seller expectations, which is slowing transactions.

“Caution is being exercised by most to ensure past mistakes of a previous cycle are not repeated,” Chesser says. In Louisville, investors are concerned about oversupply and slowing rent growth, and the current lease up and stabilization of new communities are being monitored closely. However, the reports of outpaced performance to expectations continue to fuel demand in the Louisville market, especially among national and international buyers looking to achieve higher yields than they can find in some gateway markets and larger secondaries. “We have found that our market has really struck a chord with investors. We have yield and a diverse market with employment across many different industries, population growth, and many strong indicators that folks like,” Chesser says.

Other markets have seen a notable shift. Buyer sentiment has changed radically in New Jersey's Gold Coast market over the past six months, along with higher interest rates, while seller expectations have not changed. That disconnect is causing stagnation in the market, says Chris  Cervelli, CCIM, president of Cervelli Real Estate & Property Management in North Bergen, N.J. “Properties are starting to sit around a little bit longer,” he says. Investors are not oblivious to headwinds such as rising interest rates, slowing rent growth, and a still-active development cycle. In addition, the trade wars and tariffs are making some investors nervous. “Everybody feels like the music is stopping, and no one wants to be left holding that bag when it does,” he says.

The flip side is the abundant debt and equity in the market, and many investors and lenders like the risk-adjusted returns on multifamily units relative to investment alternatives.

“There is still a tremendous amount of equity - both institutional and private equity - that loves the multifamily space,” Shopoff says. “If good product comes on the market, there are multiple buyers for it.” Interest rates have moved higher, but rates are still relatively low. People can still buy a property at a 5 percent cap rate, put debt on it at 4.5 percent, and have positive leverage and rent growth, plus some tax shelter and inflation protection, he says. “I don't think there's any shortage of buyers today. That shine could come off at some point, but we don't see it,” he adds.

Interview for "20 People to Know in Real Estate"

It was a sincere honor to be spotlighted as someone to know in real estate by Louisville Business First! I wanted to share with you some of the content of our recent discussion.

Why did you get into the real estate business? I got into the real estate business because I was always inspired by the possibilities of urban development and ultimately the economics of a community. As a child, I was always energized in seeing the city grow, and as I matured, I wanted to become a part of that growth and use my talents to open up opportunities for others. Building deep relationships, which is the centerpiece of this business, has been the most rewarding part of this growth and culmination of inspiration.

What are some up-and-coming areas to look out for in Louisville real estate?In Louisville, we’re blessed to have many different up-and-coming areas to keep an eye on. I am most intrigued by the enormous amount of growth possibilities that continue to exist in our urban corridors of NuLu, Butchertown and Clifton. 

What makes Louisville an attractive area for people/companies looking to relocate here? Louisville is attractive for many, many reasons. We are a community with an inherent logistics and distribution advantage in terms of our geography. Additionally, our culture is extremely unique in its history and I believe is one that incubates honesty, individuality and creativity. I also believe that the economic ecosystem in Louisville is much more collaborative than other cities, and most participants can attest that they have a great support of others to succeed. 

What barriers must be addressed to make Louisville a more attractive place to live and do business? Priority No. 1 must be to support the growth that is in such high demand for our city. For too many years, the hugely vocal small group of individuals have intimidated and blocked many projects that could have provided an opportunity for the city to prosper beyond our past results. We must become vigorously engaged and support legislation to make it easier for developers to create jobs, amenities, housing opportunities and ultimately the tax base. This is hugely imperative so our city can be competitive and reach its full potential as a true city in the 21st century and beyond. I firmly believe that we either grow or face a decline — there is no in-between. 

What advice would you give to someone who wants to build a real estate portfolio? I would advise those who desire to build a real estate portfolio to first set goals for why you are intending to embark upon this venture. This may sound elementary, but it has to be the very first step because the road is extremely challenging and if you have a strong enough reason for why you are building this portfolio, you will not give up in the process. 

Describe an experience with a client that was very gratifying to you? Anytime I have an opportunity to work with a client, I am grateful for the opportunity. I had a deal recently where I represented an organization that disposed of an apartment community that had served their purposes extremely well for several decades. At the point in which we sold the property, we were able to locate a local investor who took the baton and is tremendously excited for the opportunity to reposition the property even further. I love how real estate transactions can help solve problems for one set of individuals and create opportunities simultaneously. 

What do you wish more people understood about the way your business operates? I wish people understood the amount of behind-the-scenes work it takes to get anything done in this business. Whether it is years of building a relationship, months of market and financial analysis, months or years in negotiating a deal and so many more processes, I think those with extreme fortitude are the ones who ultimately triumph. I respect so many people in this business that have exemplified this perseverance for decades. They deserve all of the rewards of that effort. 


“Why?” - said no one ever…it seems.

Have you ever just stopped to think this simple question?

Think. Think, damnit. Do any of us spend time in thought anymore or do we just “do?”

Do you ever just stop and seriously think…maybe reconsider everything?

Why am I doing this?

Why am I here?

Why am I even alive?

Okay, yes, that last one got a little deep. Nonetheless, this topic spawned from my recent read of a book that many of you probably have heard about; “Start with Why,” by Simon Sinek. A book that had been recommended to me years ago. Honestly, it had been a book that I had passed over for quite some time as many others just seemed much more interesting to dive into prior. Ultimately, a mention of it in Tim Ferriss’ “Tribe of Mentors” got me motivated to move it to the front of the pile. I took it’s reference as an omen to re-organize my “next up.” By the way, if you follow me on Instagram @thetylerchesser, you always get to see what book is next up in my story.

I think the reason why this book had lost precedence to me was that it seemed obvious that we should live life and conduct ourselves with purpose, and the premise to me wasn’t so groundbreaking or very exciting. Let’s be honest, most of us Millennials (and the billions of people that we influence to want to be just like us - I’m just kidding, baby boomers) know that we should be living a life with purpose. I honestly didn’t feel that there wasn’t much else to be said on this concept. Now that I have contemplated this thought in a much deeper fashion through reading the book, I must say that it’s a much more profound idea to follow than I had considered originally.

Long story short, read the book.

But while we’re here, let me just say, flipping the conventional wisdom on how to conduct your life, because of “WHY” you exist, is profound. The same can be said about your business, occupation or organization.

Many of us grow up thinking “what will I be when I grow up?” or “I want to be an astronaut, or a firefighter, or a policeman, or a pilot, or a nurse.” (Side note, I hope my future children say they want to be a real estate investor!) Ultimately these are all examples “WHAT” we aspire to be as adults when we are children, because it’s the line of thinking we’re continuously exposed to. “WHAT” project should I take care of first, is a question I ask myself every day. The question of “WHAT” is continuously asked to us in a professional sense - what product does your company sell, what do you do for a living, what do you do for culture building, and the list goes on. You get the picture.

Additionally, there are endless discussions of “HOW” things are done from “how do you distribute your product?” to “how do you market your services?” to “how do invest your money?”. I promise I am not intending to belabor this!

So I go back to the questions that I posed to you at the beginning of this post. How about instead of starting with what, how, or who and starting with the question of “WHY” and truly operating from that place?

Why do you do what you do for a living? Why do you invest your money the way you do? Why do you believe what you believe? Why do you walk out the door every day and face the world? Why does your organization exist? Is it just to make a profit? Why? Why? Why? Keep asking and keep exploring.


If the “Why” doesn’t get to the core of who you are, it isn’t the right answer. You will know it. Your friends, customers, partners, and family will know it. So I’ll say it again - think, damnit. If you get this right, you will know it - your customers will flock to you, partners will beg you to do business with you…again, you get the picture.

The answers to these questions, I believe, will lead you to the life of your dreams. I think you’ll be fascinated that your answers may cause huge changes in your life. Don’t shy away from them - follow your heart and ultimately your life will become a life to be proud of.

They will ultimately lead to creating a purpose (and even a product or a service) that is so wildly successful that your competitors cannot touch you.

“He who has a why to live for can bear almost any how.”

Friedrich Nietzsche

The Top 3 Books Anyone in Business Should Read Right Now

I am frequently asked about the books that I am reading, I believe, because all of us are inherently curious about exploring and further understanding the world we find ourselves in and the complexities it presents in our lives. This is precisely why I devour so much literature across so many spectrums. I am always thrilled to share things I have learned along the way and am working to apply in my life.

I was recently asked, by a new friend and innovative entrepreneur, to write about the “top three books that anyone in business should read right now.” You may be surprised at my resulting book topics that many would even not consider of the business genre! In fact, you would never find any of these three in the business section at your local bookstore or even our favorite corner of Amazon’s unending search engine. However, I believe the ideas and behaviors these illuminate ultimately impact the success in which you can expect to achieve in any industry, or in any area of your life for that matter.

Here are three of the top books I have read in 2018 that have had the most impact on my life and even in my business.

Deep Nutrition: Why Your Genes Need Traditional Food by Catherine Shanahan, MD

Our bodies are the vehicle in which we are blessed to carry through our life’s purpose. We’re only given one, and I believe most of us are mis-informed on how to properly care for this complex and miracle-laden machine. When thinking of priorities, protecting the asset (ie. your body), and cultivating a healthy lifestyle should be #1 or very near the top of the list. Many of us are ignorant to the importance of nutrition in life and are not educated properly on what we really need to be eating and what extremely prevalent compounds we must be avoiding. Dr. Shanahan explains that the legacy and intricacies of deep nutrition, the pillars of a human diet, have been intuitively passed down and perfected by our ancestors for tens of thousands of years. Only recently have so many new compounds been introduced into the modern western diet, and it is crucial that we pay attention to their potentially insidious affects upon not only our life, but even our children and their children through what’s called “epigenetics.” Through this book I have been able to transform my diet and consumption habits, and I hope that with this foundation I am able to continue to offer my gifts to the world and impact it in a maxed out capacity. Highly recommended read for anyone and everyone!


The Slight Edge: Turning Simple Disciplines into Massive Success by Jeff Olson

I loved the simplicity yet profundity of this book. Ultimately, The Slight Edge, illustrates how our lives and destinies are shaped in the moment of each and every single decision. Each day, mostly, our decision making begins at the moment the alarm clock rings. What’s easy to do many times is to hit the snooze button. What’s also easy to do is to go ahead and get up and decline a snooze. Our decisions, across all areas of our lives, ultimately compound upon each other day after day, week after week, month after month, and year after year to help us follow the path of success or failure. This illustration is a great reminder that the results of our lives are up to us in each and every moment of decision. Sometimes just realizing that our inner voice tells us that making a good decision is more difficult than it really is, makes all the difference in creating a lifetime of discipline and good choices.


Mindsight: The New Science of Personal Transformation by Daniel J. Siegel, MD

This outstanding book discusses how integration between both sides of our brain, our heart, and relationships with others through empathy can help us achieve exponential personal transformation. I found it to be incredible with which the ability our brains have to grow and be resilient, no matter what challenges we have faced in our lives. We may not realize it, but much of our behavior stems from how we were raised as children, or what hyper emotional events have occurred at various times in our lives. Once we have a higher level of awareness of these factors, we have the ability of taking a more controlled direction of our life through through integration.


I hope you enjoyed my brief recap and invite you to dive into these books and follow your curiosity to learning more about what you inherently know is important. Please give me a feel for how these impact your life and always feel comfortable sharing any of your recommendations with me. It’s a pleasure being on this journey with all of you and I look forward to connecting with you soon!

Cheers, Tyler

Profit or Loss?

“Prosper Louisville”

A Movement for those that want more from our community

“Profit or Loss?”

…It’s a question our entire city should be asking ourselves right now.

This week is paramount in the beginning of a series of events that could either make of break the future of the city of Louisville and the lives of our fellow citizens. Tonight, the domino starts to fall as public meets to discuss a proposal for Top Golf to redevelop the old Sears location at Oxmoor center. With a premier entertainment destination in a redevelopment of an obsolete big box retail property, the 21st century has graciously opened it’s arms to invite our city to join the party. The series of events continues in the near future as our city leaders consider “One Park” redevelopment of Lexington and Grinstead, one of the most iconic Louisville parcels. From there, a grassroots movement to bring the NBA to Louisville is grasping for steam, the bid for an eventual MLS franchise is on the fringe, and many other opportunities are within our grasp. But we must choose to own these opportunities and consider the downside of staying silent.

We have a choice tonight and over the next few months in this city:

1. Overcome fear, embrace faith and support a bold vision for the future which includes prosperity, opportunity, and expansion for the lives of all in our community.


2. Succumb to fear and oppose any such change and improvement to our community that may not appear to be a mirror to our past.

Those in camp #2 may pay an heightened focus on potential downsides of growth, and believe that unremitting miscalculation that growth brings along negative consequences. It’s a quite frequent criticism that new development such as these proposals bring fears of increased traffic, decreased access, increased noise and even crime.

I would argue, without having the gusto to move forward with progress and prosperity, we’re opening ourselves and our community’s future up for decay, decline and blight.

You either grow or you decline, there is no stagnation, even what may be fantasized by the most average minds - in life this is true as well as in economic growth. Many neighborhoods, including a handful in Louisville are over run by graffiti, gang activity, homelessness, drug use, and many other undesirable activities due to economic decline. I could mention several locations in our city that have experienced these undesirable transgressions over the years due to decline in opportunity and dis-investment.

Our world is changing and we must be prepared to adapt before it’s too late. I am asking my friends, neighbors, and fellow citizens - let’s be bold and OWN the growth our city and allow our people to prosper and live the life they can live through increased opportunity and limitless potential. OWN the prosperity of your family’s future. Tonight, October 1st at 6:30 pm, please show up and speak up at the Top Golf hearing at UofL Shelby Campus. Let’s set the dominoes in the right direction as tonight may prove to be much more significant than having the ability of swinging a golf club. This is a signal to others that our city is ready to become what it is destined to be.

OWN LOUISVILLE’S GROWTH. MAKE IT HAPPEN - Top Golf, One Park, NBA to Louisville, Legalize Gambling - let’s allow the list to expand. We’re facing a tipping point in the community right now and we’re called to step up. We have a choice to either expand, share opportunities, or remain small minded and face mediocrity or worse, decline. Choose prosperity over fear and join me in the future which will be beyond our imaginations better than our past!

Join the movement by using the hashtag #ProsperLouisville!


When Lightning Strikes

Have you ever had something occur in your life that seemed so bizarre, so unbelievable, so unexpected, that you just couldn't quite understand how to respond? Something that happened which never would have crossed your mind otherwise? A moment or turn of events that made you think, 'wow, maybe now I have seen it all?' Well, that something happened to me recently, and of course I wanted to share it with you! 

Recently, we had arrived to the end of a transaction for acquisition of a sizable apartment complex. We had completed 73 days of hard, grueling work since the executed purchase and sale agreement which permitted a total of 75 days to close this transaction. With so many moving parts, we genuinely squeezed the value out of just about every single day of our alloted time - from financial/lease audit, environmental inspection, physical inspection, construction budget creation, structural engineer reporting, concession negotiation, appraisal, equity raise, debt placement, insurance selection & bonding, management transition, and really many more items. As a side note, if you want 73 days to pass quickly, just get into a purchase and sale agreement (PSA) for an income producing real estate asset. None of this takes in to account the many back and forth negotiations we had on terms and conditions prior to entering into that agreement, but that's a discussion for a rainy day. Regardless, we're proud of what we were able to accomplish during this timeframe.

Now that I've set the scene, let me do my best Bob Ross and paint the picture a little clearer for you on the glorious day 73. Leading up until this day, we were focused on aligning pro-rated rents/other revenue and security deposits to be transferred to the buyer from the seller along with other lender required items. We continued to dig down to these specific figures as other loose ends were tied up during the closing, which occurred through expedient attorney communication during most of the day. As loose ends continued to get tied up, we arrived closer to officially closing the deal. With so many various moving parts to be finalized, unfortunately we were unable to officially close the deal on day 73, as one remaining item had yet to be finalized by the time the end of business rolled around. Not to worry, we will close on day 74, tomorrow, after all we have a full 75 days which is why we scheduled two days ahead of time. In case the unexpected occurs. See y'all tomorrow morning... said everyone...

Cue, mother nature.

The next morning, while everyone is excited to close out the deal, to move forward with plans and to officially capture the opportunity that we had been working tirelessly towards for 74 days, we learn of the nights' insidious events. I am alerted by e-mail that the building had been struck by lightning and all fire alarms, key fobs and security cameras are all down across the entire 80,000+ square foot community. WHAT?! We successfully overcame every other challenge (at times many seemingly insurmountable) and now you're telling me God and his vast and all encompassing universe is sabotaging this transaction or something with the force of mother nature? Okay, maybe I am getting ahead of myself, but really?! Throw this dog a bone. This dog being yours truly and all my comrades. 

Long story short - this out of the blue event threw another wrench in the plans of completing this deal. All with the unexpected, untimely, and inconvenient nature of something we had never even considered. I won't bore you with the gory details on how we were able to solve this problem, but we did. It wasn't easy, and it was nerve wracking for all involved. To cue you in on another insiders piece of information, we finally closed it out on the 75th day around 3pm or so. I definitely don't recommend this business for the faint of heart. But certainly for those who want to tell a good story. One major takeaway - even if you expect the unexpected, expect to be surprised. You literally never know what might happen along your journey.


Everything worked out and everyone is now happy since the dust has settled. Life is sometimes so crazy!

I hope you have a Happy Labor Day and are enjoying time to re-charge and make memories with friends and family. I hope the unexpecteds in your life make for good conversation and a good story and at the very least keep you on your toes. This one certainly did for me!

Most real estate or investment related blogs are canned and uploaded for SEO purposes exclusively. Let me just quickly say that I write these blogs to connect with you and to hopefully bring value to your life or business (or, at the least some entertainment!). If you find value in this blog please share with someone you care about. Pay it forward!

Cheers, Tyler

Podcast Interview "Finding a State of Equanimity"

It was a true pleasure being interviewed on the "Income Over Expense" Podcast: The Entrepreneur Spotlight, with Jordan Phillip, who is located in Thailand! 

Please enjoy the discussion where we touched on the behind the scenes of my life and approach to business. We deeply investigated "under the hood" of what it means to succeed in business and in life. I continue to explore this every single day.

Listen to the interview on Soundcloud

Listen to the interview on iTunes

Thank you for listening! If you found value in this discussion please share with your network and let's continue to learn and grow together.

Does Progress Require Discontent?

I love quotes, inspiration, self discovery and personal development. It's somewhat of a passion of mine. Therefore, many times you hear from me here or elsewhere, these are the topics I am usually exploring or contemplating. Label them hobbies, if you will, because I believe that sharpening the tool of your own skill set is central to how you achieve anything of significance and live the life you desire. I came across a quote today that really spoke to me in several ways that I wanted to explore with you:

"Discontent is the first necessity of progress. Show me a thoroughly satisfied man and I'll show you a failure." - Thomas Edison

This thought really stopped me in my tracks. Thomas Edison, a man that most of us would agree left a legacy and significant impact, might be onto something here with this bold and controversial declaration. 

As I reflect personally on this, I realize I usually am driven by continual improvement and a sense of discontent with where I am and where I want to be. However there are times in which my inner voice tells me I am too demanding on myself. Perhaps this conflict arises from some external forces at work causing me to believe I put too much pressure on myself to push forward, on to the next objective or to immediately become the next best version of myself. The dominant self talk in my head constantly encourages me to seek to reinvent my skills, to improve my knowledge, further my expertise. Sometimes it seems there are two voices fighting for my attention - one saying "keep climbing, no matter the price" and another saying "slow down, the pain isn't worth it!" I know which voice is dominant for me and can't say for certain it's the right approach, but Thomas Edison's quote has me considering.

The feeling of discontent, which is a dominant driving force in my life, causes a constant sense of tension physically within my body. At times it makes me feel like I've got weights bearing down on me. It makes me feel uncomfortable. It makes me feel stressed, rushed or even confused at times. I have become somewhat familiar with these feelings, but I do observe nonetheless how being discontent makes me feel. I frequently listen to the alternative voice telling me I could be better off abandoning this line of thinking. Maybe the alternative, satisfaction, is a more enjoyable life. 

Like many of you, I have audacious goals. Mostly, they serve as an inspiration for my daily actions. Occasionally, they serve as a reminder that I have a very, very long way to go. The tension continues. Good and bad. Hero and villain. Discontent and satisfaction. I recently heard the suggestion for people like us to live with a sense of "blissful dissatisfaction," which resonated with me tremendously. Maybe the thought is, we can be discontent and satisfied with the growth, the progress and the process all at the same time? Perhaps that's the secret sauce. Let's keep traveling along the path together and find the answers to these questions. 

Let me hear from you in the comments. Which camp are you in - discontent or satisfaction?

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