PODCAST · business
Closed Monday
by Kyle Inserra
Ever wonder what it really takes to go from one location to ten? Every Monday, top restaurant operators share their actual playbooks for scaling - from site selection and systems to funding and team building. No basics, no fluff – just real conversations about what works (and what doesn't) in multi-unit growth.
Episodes
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The $5,000 Catering Stat Every Restaurant Operator Should Know
In this episode, Kyle sits down with Ben Alkire of DeliverThat on the floor of the National Restaurant Show to talk about how restaurants can turn delivery and catering into a real profit center. Ben breaks down DeliverThat's orchestration model, how brands like Qdoba and Condado Taco protect…
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Can Automating Your Restaurant's TV Actually Make You Money?
In this episode, Kyle sits down with John Smolen of Atmosphere TV on the floor of the National Restaurant Show to talk about the most overlooked real estate inside a restaurant: the TV screen. John breaks down how Atmosphere turns idle screen time into a monetizable, hands-off asset for…
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Is AI Scheduling Actually Worth It for Restaurant Operators?
In this episode, Kyle sits down with Will Stewart of Rightwork on the floor of the National Restaurant Show to talk about an AI operations assistant that finds shift coverage and messages your team for you, and the store-sizing playbook . Will breaks down why he built an AI that takes action...
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The $11M Parking Lot Pop-Up
In this episode, Kyle sits down with Mike Ungaro of San Pedro Fish Market on the floor of the National Restaurant Association Show to talk about, a wild container-kitchen pop-up that did $11M in a parking lot, and the lease clauses independent operators keep missing. Mike breaks down why his team...
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What Is Tail Spend and Why Is It Killing Your Margins?
Kyle sits down with Ty Wilson, co-founder of Tab Commerce, on the floor of the National Restaurant Association Show to talk about the financial blind spot costing restaurant operators real margin. The conversation covers tail spend, the roughly 50% of purchases that happen across a team in…
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The CEO of a 500-Unit Global Brand Just Shared His Real Estate Playbook
Live from the National Restaurant Show, Pepper Lunch CEO Troy Hooper joins Kyle Closed Monday to talk restaurant real estate at scale. Site selection, co-tenancy strategy, AI-powered site scorecards, franchisee support structure, and the B-minus site mistake they made against their own instincts...
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What Should You Actually Negotiate in a Restaurant Lease? (It's Not the Rent)
Everyone fights over the rent. And every operator moves it about five percent. Meanwhile, the other 30 pages of the lease go untouched. In this episode, Kyle breaks down the five terms that actually determine whether your restaurant location is profitable.If you're about to sign a lease, or you...
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70,000 People & No One Talking About This
In this episode, Kyle sits down with Shawn Walchef , founder of Cali BBQ and Cali BBQ Media to preview the 2026 National Restaurant Show and call out the conversation nobody's having: restaurant real estate. Shawn runs a 220-seat barbecue restaurant where off-premise revenue now exceeds dine-in....
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The Quiet Way Restaurants Overpay for Space
Kyle breaks down one of the most overlooked real estate problems in the restaurant industry right now: the off-premise lease mismatch. Over 50% of restaurant revenue is now coming from delivery and takeout, but most leases are still written for a dining-room-first business model. That gap is...
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Robots Are Killing Corner Locations
Kyle saw a delivery robot in Jersey City. And it changed how he's thinking about restaurant real estate. In this episode he breaks down what autonomous delivery — robots, tiered fulfillment, short-radius economics — actually means for the location decisions you're making right now. Delivery data...
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How Tech Is Reshaping Franchise Site Selection
In this episode, Kyle sits down with Grant Director, Managing Director at Crexi, and Adam Siegel, VP of Product Growth at Crexi, two guys who spend every day building the data infrastructure that operators and brokers use to make site decisions to break down how PropTech is reshaping the way...
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The Blind Spot In Franchise Due Diligence
Understanding a restaurant franchise’s true health extends beyond financial statements, your digital footprint holds powerful insights. In this episode, Kyle dives into how franchisees and investors can evaluate social media presence to gauge authenticity, demand, and brand strength. Get clear on...
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You Snooze, You Lose...
In this episode Kyle talks about trusting your broker when they say you need to act quickly! This market is fast and unforgiving, if you see a site, that checks even some of the boxes for your brand, you better move it, because it won't be there when you circle back around. 📲 Let’s Connect...
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Is Your Tech Stack Feeding or Bleeding Your EBITA?
Kyle breaks down why most restaurants don’t have a tech stack, instead they have a “subscription drawer.” He gives a simple filter for every tool you’re paying for: it must lower labor, increase throughput, prevent waste, or improve acquisition efficiency. If it doesn’t, it’s probably not helping...
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Using Consumer Data To Choose Better Sites
In this weeks episode, Kyle sits down with Nicole Larson, National Manager of Retail Research at Colliers to discuss the future of retail and how it impacts site selection. Nicole highlights the expected consumer behavior changes, indicating a slight pullback in spending, while also stressing the...
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How Long It Really Takes to Find and Secure a Location
In this episode, Kyle breaks down the real restaurant real estate timeline, from onboarding to site search to lease execution. Kyle explains how long the process actually takes, what slows it down, and how to set the right expectations for your brokers, franchisees, and your internal team.…
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Smart Scaling and Market Dynamics for 2026
In this episode, Kyle discusses the critical year of 2026 for restaurant franchises, focusing on strategies for success in the evolving landscape of restaurant real estate. 2026 Franchise Growth Playbook Download your free copy here. 10Rep Services ✅ Lease Review – Send me your draft lease, and...
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Starbucks' Strategic Shift, What Does It Mean For Your Growth Plan
Summary In this conversation, Kyle discusses the recent closures of Starbucks locations and the implications for commercial real estate. Chapters 00:00 Starbucks Store Closures: An Overview 07:18 Understanding the Implications of Store Closures 15:36 Navigating Opportunities in Commercial Real...
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The SBA Rule Changes That Could Stall Your Growth w/ Robert Withers, President, M1 Capital
In this episode, Kyle sits down with Robert Withers, from M1 Capital, and seasoned pro in commercial real estate finance, to discuss the recent changes in SBA rules and their implications for franchisors and franchisees. Chapters 00:00 Introduction to Robert Withers and His Journey 01:32...
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The Secret Real Estate Market Brokers Don’t Want You To Know About
Did you ever wonder why the best restaurant sites always seem to get scooped up before you even hear about them? In this episode, Kyle pulls back the curtain on the hidden world of commercial real estate for emerging franchise brands. He talks about why so many prime locations never hit the…
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The 1-Minute Tool Every Operator Needs Before Opening a Location.
In this episode, Kyle introduces his "Restaurant Site Profitability Calculator". He emphasizes the need for operators to understand key financial metrics such as rent to sales ratio and sales to investment ratio. By leveraging these tools, you can make informed decisions about site evaluations…
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The Nine-Figure Exit: Lessons from Freddy’s Frozen Custard & Mokas Coffee & Eatery
In this episode, Kyle interviews Scott Redler, co-founder of Freddy's Frozen Custard and Steakburgers, who shares his journey in the restaurant industry, the growth of Freddy's, and his new venture, Mokas Coffee. Scott discusses the importance of franchisee success, data-driven decision-making…
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Inside the Mind of the CEO Revolutionizing Frozen Treat Franchising
In this episode,speaks with Michael Keller, the CEO of Jeremiah's Italian Ice, about his journey to the top, the unique challenges of the frozen dessert industry, and the importance of franchisee satisfaction. They discuss the strategies for selecting franchisees, building a resilient community,...
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This Is How CAVA Took Over Prime Locations Nationwide
In this episode, Kyle Inserra delves into the disciplined real estate strategy that propelled CAVA to scale successfully without losing control. Discover how CAVA's structured approach to expansion can serve as a masterclass for emerging brands. Chapters 00:00 CAVA's Successful Expansion Strategy...
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The $1 Million Lease Mistake
In this episode, we uncover the significant financial repercussions of overlooked lease escalation clauses in commercial real estate. Learn how these hidden clauses can lead to unexpected costs, draining resources and impacting profitability. We'll explore real-world examples, discuss the...
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Is Your Expansion Strategy Biased?
In this episode, we dive into the critical role of data quality in AI-driven decisions. Discover how flawed, outdated, or biased data can undermine your growth plans and why it's essential to ask the right questions about your data sources. Learn from real-world examples and gain insights into…
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This Is Why Your Broker Isn't Calling You Back
Your broker isn’t ghosting you because they’re lazy, they’re ghosting you because your deal is soft. In this straight-shooting solo episode, Kyle breaks down the real reason you’re not getting callbacks, tours, or deals done and spoiler: it’s probably you. From missing financials and vague site...
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How To Eliminate Frustrating Growth Barriers
Here’s the dirty secret about franchising: most brands never make it past 10 units, not because they can’t find franchisees, but because they’re not built to scale. In this no-holds-barred solo episode, Kyle breaks down exactly why growth stalls, what separates breakouts from burnouts, and what...
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Navigating The Pace of Your Growth
Ever feel like you’re sprinting toward your next location only to realize you picked the wrong site? Or maybe you’re overanalyzing every option and missing out altogether? In this no-notes, off-the-cuff episode, Kyle opens up about a last-minute guest cancellation that turned into something even...
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Pizza Powerhouse: Inside the Mind of an Unconventional Franchise CEO
Think you need years of restaurant experience to run a successful franchise? Think again. Today, Kyle sits down with Carl Comeaux, the CEO of Crust Pizza Co., one of the fastest-growing pizza brands in the Southeast. Carl’s journeyfrom personal trainer to smoothie entrepreneur is anything but...
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Considering a New Restaurant Location? Here's the Spreadsheet You Didn't Know You Needed
Still relying on gut feelings and scattered notes when selecting your restaurant’s next location? In this practical, hands-on episode, Kyle walks you through his "Location Viability Calculator and Site Tracker," tools he personally uses to guide restaurant brands to profitable, data-driven real...
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Your Guide to Debt-Free Growth w/ Johann Moonesinge, CEO | InKind
Think restaurant financing has to mean crippling debt or invasive investors? Think again. In this weeks conversation, Kyle sits down with Johann Moonesinghe, founder and CEO of InKind, a revolutionary financing model reshaping how restaurants grow and succeed. Johann shares his unique journey…
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The $5M Restaurant Startup Taking on Labor, Real Estate, and Delivery All at Once
Is it time to rethink how restaurants are built—literally from the ground up? On this episode Kyle sits down with Nipun Sharma, CEO and co-founder of Appetronix, to talk about how robotics, AI, and first-principles thinking are completely transforming what a “restaurant” can be. With nearly two...
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Real Estate, Risk & Resilience: The Franchise Lessons You Can’t Ignore w/ Chris Olexa | CEO, Aspire 2B Hospitality Group
From a challenging upbringing to becoming the CEO and founder of Aspire 2B Hospitality Group, Chris Olexa shares his entrepreneurial journey. Chris dives deep into his franchising experiences, with Quiznos and Buffalo Wild Wings, offering practical insights and hard-earned lessons. He emphasizes...
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Purpose-Driven Profits: Turning Vietnamese Heritage Into America's Next Hot Franchise
From courtroom to kitchen: in this episode, Kyle sits down with Denise Tran, the visionary founder and CEO who traded her law career for the high-stakes world of restaurant entrepreneurship. Hear the raw, unfiltered story behind Bun Mee's journey from passionate concept to scalable franchise...
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Building and Leveraging Your Authentic Personal Brand w/ Josh Halpern | CEO, Big Chicken
Is your personal brand helping or hurting your restaurant's growth? In this candid conversation, Kyle sits down with Josh Halpern, the driving force behind Big Chicken, to explore the powerful intersection of personal branding and franchise success. From navigating the influence of celebrity...
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Deal Diaries | Vol. 2
Think finding the perfect restaurant location is just about foot traffic and rent? Think again. In this revealing Deal Diaries episode, Kyle pulls back the curtain on the high-stakes world of commercial real estate for franchisees, taking you behind the scenes of a challenging Long Island City...
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Deal Diaries | Vol. 1
Ever had that perfect space slip through your fingers? In this raw and revealing episode, Kyle takes us behind the scenes of a deal that went from "sure thing" to "sh*t canned" in a blink of an eye. It's a nail-biting journey through the trenches that'll definitely have you shouting advice at…
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AI-Powered Success: The Tools Transforming Today's Most Profitable Restaurants
Still think AI is just for tech bros and Silicon Valley startups? In this episode Kyle breaks down how artificial intelligence is quietly revolutionizing restaurants right now - from mom-and-pops to major chains. Forget the hype; this is more than just messing with ChatGPT, we're talking…
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Unconventional Growth Strategies: How Walter's Hot Dogs Built a 106-Year Empire
What happens when a family recipe becomes a cultural icon? In this episode, we dive into the 100+ year journey of Walter's Hot Dogs, where tradition meets innovation in the most delicious way possible. From their secret blend to food trucks and beyond, Gene-Christian Baca shares how they've kept...
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Don't Sign That Franchise Agreement Until You Ask These 8 Questions!
Ever wonder why some franchise locations crush it while others struggle from day one? In this no-nonsense episode, real estate veteran Kyle pulls back the curtain on the questions potential franchisees NEED to ask but often don't. Kyle shares the real talk on what makes or breaks franchise real...
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The 42 Square Feet That Can Make or Break Your Digital Sales
Ever wonder why some restaurants handle mobile orders like a well-oiled machine while others feel like organized chaos? In this eye-opening episode, Kyle breaks down why your pickup area might be the hidden trouble spot you never knew you had. From delivery drivers blacklisting your restaurant to...
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From Red Sauce to Green Juice: When a Brooklyn Restaurant Family Goes Franchise
A lot of independent restaurant families look at franchising like it's the dark side. But what happens when a father-son team with 50 years of Italian restaurant experience decides to make the switch? James and Mike Simone had a beloved Brooklyn spot for 20 years. Good sauce, cold drinks, and…
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Looking Beyond the AUV : Smarter Systems For Franchise Growth w/ Jeff Fenster | Founder & CEO of everbowl
Just when we think we understand how to scale a franchise, someone comes along and completely flips the playbook on its head. Enter Jeff Fenster, Founder & CEO of everbowl who looked at the traditional franchise model and said... checks notes... "Nah, I'm just going to build everything myself"?...
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Never Get Burned Again: A Guide to Site Selection Red Flags
In this episode, Kyle discusses essential strategies for evaluating shopping centers before signing a lease. He shares real-life experiences and emphasizes the importance of due diligence to avoid costly mistakes. Get your pen and paper or your Ipad - this conversation will equip you with the...
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How to Evaluate and Scale Your Business in 4 Weeks
In this episode, Kyle discusses the importance of evaluating past performance and setting new goals for growth as we enter 2025. He introduces the 3M framework, which focuses on Money, Management, and Market, to help operators assess their business effectively, and plan for growth. Connect with...
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Southern Hospitality and Some Next Level Tech | Mike Ball, VP of Operations, Vicious Biscuit
In this episode, Kyle sits down with and Michael Ball discuss the challenges and experiences in the restaurant industry, the importance of technology integration, and the balance between hospitality and technology. Michael shares his journey from pizza delivery to leadership roles, emphasizing…
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Building A Brand Centric Restaurant | Sebastian Stahl, Founder & CEO, Breadth - Strategic Restaurant Marketing
In this weeks episode Kyle sits down with Sebastian Stahl - the visionary CEO and founder of Breadth, a strategic restaurant marketing agency. With over 17 years of unwavering dedication to the hospitality industry,Sebastian's journey has been characterized by a fervent passion for helping...
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Your Restaurant Staff Doesn't Want More Money -They Want These 3 Things Instead
In this weeks episode, Kyle sits down with D.J. Costantino to discuss insights from the 7Shifts 2025 Restaurant Workforce Report. D.J. Costantino is a writer, marketer, and podcast host based in Atlanta, Georgia. D.J. is currently a content marketer for 7shifts, a restaurant software company…
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Rich Restaurant Owners All Use These 3 Formulas - And Now You Will Too
In this episode, Kyle discusses three critical financial formulas essential for restaurant success: the Sales to Investment Ratio, Payback Period, and Rent Factor. The importance of these metrics in making informed decisions, attracting investors, and ensuring sustainable growth - can not be...
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ABOUT THIS SHOW
Ever wonder what it really takes to go from one location to ten? Every Monday, top restaurant operators share their actual playbooks for scaling - from site selection and systems to funding and team building. No basics, no fluff – just real conversations about what works (and what doesn't) in multi-unit growth.
HOSTED BY
Kyle Inserra
CATEGORIES
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Frequently Asked Questions
How many episodes does Closed Monday have?
Closed Monday currently has 262 episodes available on PodParley. New episodes are automatically indexed when they're published to the podcast feed.
What is Closed Monday about?
Ever wonder what it really takes to go from one location to ten? Every Monday, top restaurant operators share their actual playbooks for scaling - from site selection and systems to funding and team building. No basics, no fluff – just real conversations about what works (and what doesn't) in...
How often does Closed Monday release new episodes?
Closed Monday publishes regularly with 262 episodes available. Check the episode list for the typical release schedule.
Where can I listen to Closed Monday?
You can listen to Closed Monday on PodParley by clicking any episode. We provide an embedded audio player for direct listening, and you can also subscribe via your preferred podcast app using the RSS feed.
Who hosts Closed Monday?
Closed Monday is created and hosted by Kyle Inserra.
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