All Episodes
Retail Retold — 375 episodes
AI is Coming for Retail Operations Faster Than You Think
Show Me the Deals: What’s Ahead for ICSC Las Vegas
Retail Leasing in Focus: Trends, Talent, and What’s Ahead
No Space, No Problem: Building When the Map Looks Full
Açai You Later, Status Quo: Building a Brand That's Actually Authentic
Building the Next Generation of a Family Business
16 Host Cities and a Major Retail Opportunity
Reputation, Risk, and Reality in Today’s Hiring Market
Retail Retold Replay: Golf Factory is a hole-in-one at Randhurst
Retail Retold Replay: Why Retail Real Estate Is STILL "Too Good to Ignore"
When global events become retail catalysts
Why grocery keeps winning when retail keeps changing
How to Get a Retail Lease Done in 14 Days
What Franchise Longevity Looks Like From the Inside
From the Front Lines: The Reality of Running Retail Centers
2026: The Year Retail Real Estate Turns Momentum Into Pricing Power
Built to Last: Retail Real Estate Strategies for the Current Cycle
The Forces Aligning Behind Retail Real Estate in 2026
The Conversations You Didn’t Hear at ICSC New York
Deal Protection and Personal Edge: Lessons Worth Replaying
Do Psychographics Beat Demographics?
Scaling Fun: The Real Estate Machine Behind Unleashed Brands
Which of These Four Luxury Trends Will Reshape Brands the Most?
Exiting a Winning Brand and Hatching Something New
Pizza, Hot Chicken, and Hustle: A Playbook for Explosive Franchise Growth
5 Trends, 2 Experts, 1 Big Question: Where Is Retail Headed Next?
Is franchising still a wealth play — or peak risk?
Retail’s New Playbook From Netflix to Psychographics
From the Ballpark to the Brokerage: How Grit Built a Net-Lease Powerhouse
From One Client to Market Leader: The Foresite Story
How Do Community, Capital, and Consumer Shifts Shape Retail Real Estate?
Cap Rates, Cash Flow, and the Case for Net Lease
What Can a Landlord-Turned-Broker Teach Us About Today’s Retail Market?
Are We Ready for the Next Phase of Consumer Trends?
Why Human Connection is Retail’s Greatest Advantage - Retail Retold Replay
What are the 3 things you didn't know about foot traffic? - Retail Retold Replay
Main Street Isn’t Everything
How to Train Your Brain Like a Superpower - Retail Retold Replay
Behind the scenes at Image Studios
What's in Store - Why are specialty retailers expanding?
Real Estate’s Best-Kept Secret? The Power of the 1031 Exchange - Retail Retold Replay
Why Tahini’s Can be the Next Big Thing in US Restaurant Franchising
Retail Retold Replay - From Contingency to Closing: How Five Below Landed in Cheektowaga
The Lawrenceville Flywheel – A Real-Time Case for Retail Real Estate’s Strength
What's in Store - Are the Experts Ever Wrong? Chris Ressa and Karly Iacono Revisit Their Retail Predictions
Vertical Integration in Action: DLC’s Self-Storage Success Story
Retail Retold Replay - Setting the stage for retail construction success
Retail Retold Replay - A hat trick in Lockport, NY
What's in Store? - Vegas Fever: What's on everyone's mind leading into ICSC Las Vegas
Raising the Roof: How solar tenants are powering NOI
The deals that real estate legends are made of
What's in Store? - What changes would improve CRE?
Anchoring success
The 3 things you didn't know about foot traffic
Retail Retold Replay - Stuck-ey'd on a roadside icon
What's in Store: What are the impacts of privatization in retail?
Positraction in real estate and the tire business
Sweet secrets behind It'Sugar's explosive growth
Retail Retold Replay - Growth fueled by caffeine
"What's in Store?" - The retailers surprising us right now
Setting the stage for retail construction success
Is bankruptcy a bad thing?
Customer experience and a killer business plan – a robust blend
Retail...Stat! Relationships and the future of retail
What's in Store? - Value in vogue and voracity in fitness trends
Retail Hat Trick in Lockport, NY
Retail Retold Replay - These boots are made for walking
Who's getting billions left over from bankruptcy?
Going the extra Myles in retail security
What happens when 10,000 dealmakers converge? Top Takeaways from NY ICSC 2024
The great landlord vs tenant debate
Retail Retold Replay - 2024 Predictions revisited. Did we get it right?
Your 2024 Black Friday Buzz
What's in Store? - To merge or not to merge...is that the question?
Piloting the chaos of leasing
Retail Retold Replay - The art of Zero Empty Spaces
Retail Retold mailbag - You asked and Chris answered!
What's in Store?: Legacy brands break ground in brick-and-mortar
These boots are made for everyone
The IRREPLACEABLE experience of physical places: Architecture's Impact on human behavior with Kevin Ervin Kelly
Putting the AI in retail: The trends and predictions for what's ahead
Turning small town pork rinds into a big time boon
Landing the legacy at Mabel's
The Resurgence of Banks, Drugstores, and Theaters
Half Baked Cookies, Fully Baked Success!
Retail Retold Replay - Co-Tenancy Clauses: Are They Worth the Hassle?
Retail Retold Replay: Data driving a franchise frenzy
A Tampa Tastemaker: Dave Burton dishes out the real restaurant scoop
What's in Store: Rise of the restaurant
Ep 289: Surprising stats and the myth of mailbox money
The devil is in the data
Retail Retold Replay - Real estate, jewelry, and more with Louis Asbury
What's in Store: Takeaways from ICSC Las Vegas - Fundamentals, Flexibility, and Franchising
Is DTC all its cracked up to be? With Simeon Siegel
Ep 284: Research, data, and retail.........AI!
EP 283: Vegas Recap and Top 3 Leasing Trends
Software surge: The rise of proptech in commercial real estate
EP 281: Your new virtual bestie
Ep 280: Too good to ignore with Adam Ifshin
What's in Store: 6 things you don't have on your ICSC bingo card that you should
Retail Retold Replay: The dirt on data driven real estate decisions
Trending towards greatness: Why is retail surging in 2024?
Fore the love of the game: Building a better golf experience with Brian Hilko
EP 275: Bullish on the big apple, a deep dive into NYC retail real estate
What's in Store: State of the direct-to-consumer market
EP 273: Measuring Success in DEI
EP 272: From powerhouse to pickleball with Brian Vigorita
EP 271: Top five retail real estate trends in 2024
EP 270: Lease assignment tug-of-war
How to Increase Cash Flow at Retail Properties - What's in Store with Karly and Chris
Retail Retold Replay: The $500K Gamble with Paul Yousef (Episode 139)
Starbucks at Mid Valley Mall
Leasing the Inland Empire with Roxy Klein
7 Things you should know if you own retail properties
EP 262: Diamonds in the rough - Real estate, jewelry, and more with Louis Asbury
260: Why you should upskill in 2024 and the use of possession contingencies in retail real estate
EP 259: Breaking Down Data Driven Real Estate Decisions
EP 258: Top 5 Retail Real Estate Predictions for 2024
EP 257: Franchising Success and Building Professional Relationships with Ty Brewster
EP 256: 3 Things a Property Owner Should Know Before Entering a Snow Market
EP 255: REIT Mergers and Strategic Shifts - What’s in Store with Karly & Chris
EP 254: The $100 Million Blockbuster
EP 253: ‘Tis the season for holiday trends and leadership insights from ICSC CEO and President, Tom McGee
EP 252: Building Dreams and Creating Value: A Conversation with Gary Rappaport, CEO at Rappaport
EP 251: A Swing of Success – The Golf Factory in Mount Prospect, Illinois
EP 250: 'What's in Store' - What is Causing the Extreme Competition for Retail Space?
EP 249: Live from ICSC NY/NJ: An Insider’s Look at Current Retail Real Estate Trends
EP 248: Hair Cuttery: Crafting Beauty, Creativity, and Customer Connection with Mark Norman
EP 247: Retail Retold Replay with Stephanie Stuckey
EP 246: Lessons learned: Identifying strategic versus opportunistic deals
EP 245: Spirit Halloween with Greg Parsons - Retail Retold Replay
244: Back to School Edition
EP 243: 'What's in Store?' - Top 5 Reasons Retail Real Estate is More Valuable Than You Think
EP 242: Equinox and Beyond: Philadelphia's Retail Revolution with Doug Green
EP 241: Inside the Stalls of Food Halls with Mike Morris
EP 240: What's In Store? with Karly and Chris
EP 239: ACE Pickleball in Roswell, GA
EP 238: Retail Retold Replay with Chris Walton
EP 237: Sprouts at College Plaza
EP 236: What's In Store with Karly and Chris
EP 235: Retail Retold Replay with Eli Gurock
EP 234: Bed Bath and Beyond Bankruptcy Lease Auction
EP 233: Everbrook Academy in Woodbridge, VA
EP 232: Retail Retold Replay with Anne Mahlum
EP 231: Planet Fitness in Dallas, TX
EP 230: Madison Jewelers in NYC with Richard Cohan
EP 229: Retail Retold Replay with Rebekah Kondrat
EP 228: Top 5 ICSC Las Vegas Takeaways
EP 227: Retail Retold Replay with Rachel Beider
EP 226: Grocery Addition with Doug Munson
EP 225: Peachy with Zach Paul
EP 224: Dollar Tree in Hilltop Commons
EP 223: The Effects of Retail Bankruptcies on Retail Real Estate
EP 222: Retail Retold Replay with Nicholas Roth
EP 221: Retail Retold Replay with Simeon Siegel
EP 220: The 1031 Exchange with Dave Foster
EP 219: Talking Shop with Whitney Livingston
EP 218: Breaking down the Banking Crisis with DLC CEO Adam Ifshin
EP 217: Your Top Retail CRE Questions Answered
EP 216: Congressional Plastic Surgery in McLean, Virgina
EP 215: Burger Barn Grill in Tallahassee, FL
214: The 36 hour deal - Twilio in New York City
EP 213: What's In Store with Karly & Chris
EP 212: Spirit Halloween in Centennial, Colorado
EP 211: Leadership in a Post-COVID World
EP 210: Phoenix, Arizona Industrial Update
EP 209: Condado Tacos in Columbus, Ohio
EP 208: Piccolo Buco in Oak Brook, Illinois
EP 207: What's In Store with Karly & Chris (Trending Topics)
EP 206: Naples Soap Company in Naples, Florida
EP 205: Breaking Down Data Driven Real Estate Decisions
EP 204: Specialty Grocer in Southeastern Massachusetts
EP 203: How to Reduce Organized Crime by 69%
EP 202: Top 3 Things On Your Mind In Retail
EP 201: Top 3 Things No One Is Talking About In Retail
EP 200: Junior Box West Coast
EP 199: Fitness Center, Milwaukee Wisconsin
EP 197: Aramark in Colonial Williamsburg, VA with Nick Harbaugh
EP 196: The Future of Co-Tenancy in Shopping Centers
EP 195: Retail Site Selection is an Art and a Science
EP 194: Why Retailers are Starting Holiday Sales in October
EP 193: Insurance Agency in Phoenix, AZ with Eddie Gonzalez
EP 192: Talking Shop with Vadim Rey
EP 191: Getting to Know Your Neighbor
EP 190: Latest Retail Real Estate Trends with Chris Ressa
EP 189: What's In Store with Karly & Chris (Trending Topics)
EP 188: 3 Things We're Concerned We're Wrong About in 2023
EP 187: Eminent Domain with Timothy Duggan
EP 186: Australian Entertainment Company with Nichole Popovics
EP 185: Burlington in Clifton NJ with Kevin Nassimi
EP 184: Top 3 Ways to Make Your Leasing Deal Move Faster with Jordan Hearin
EP 183: Danny Boy's Famous Original Pizza with Daniel Holzman
EP 182: Medical Cannabis Operator, Flemington, NJ
EP 181: Talking Shop with Mark Norman
EP 180: Throwback Thursday! PRESS Modern Massage with Rachel Beider
EP 179: Macy's Backstage in Allen, TX with Chris Ressa
EP 178: The Store Won Deep-Dive with Chris Ressa
EP 177: Dollar Tree in Clementon NJ with Danielle Burnelli
176: What's In Store (Vegas Edition)
EP 175: LIVE from Vegas! with Jason Mallette
EP 174: Talking Shop with Anthony Scandariato
EP 173: Barbell Apparel in Summerlin, NV with Linda Johansen-James
EP 172: Feat Clothing in Santa Monica, CA with Taylor Offer
EP 171: Spinnaker Restaurant & Inn in Cape Cod, MA with Andrea DeSimone
EP 170: Bojangles in Charlotte, NC with Jose Costa
EP 169: Salvatore Ferragamo in Bal Harbour, FL with Tom Costello
EP 168: Talking Shop with Marshall Kay
EP 167: TriFIT Wellness in Phoenix, AZ with Laurel Roach
EP 166: What’s In Store with Karly & Chris (Inflation)
EP 165: Juan Juan Salon in Brentwood, CA with Joe Killinger
EP 164: AutoZone in Tuba City, AZ with Christopher Walker
EP 163: Talking Shop with Jillian Klein
Ep 162: Talking Shop with Barrie Scardina
EP 161: Talking Shop with Venky Shankar
EP 160: Northern Lights Pharmacy in Columbus, OH with Mohamed Ahmed
EP 159: Top 5 Productivity Tips with Maura Nevel Thomas
EP 158: Big River Market in Memphis, TN with Casey Flannery
EP 157: What's In Store with Karly & Chris (Key West)
EP 156: The Top 5 Retailers We're Higher On Than The Market with Simeon Siegel
EP 155: Padel Haus in Williamsburg, Brooklyn with Brandon Singer & Michael Cody
EP 154: Sauced BBQ & Spirits in Livermore, CA with Jessica Mauser
Ep 153: Talking Shop with Suzanne Kapner
EP 152: Talking Shop with Rick Watson
Ep 151: Top 5 Foot Traffic Trends of 2021 with Placer.ai’s Ethan Chernofsky
EP 150: Casey Golden (RTS #46)
EP 149: Pediatric Dental Practice in Houston, TX with Thomas Allen
EP 148: The Power of Memory with Chester Santos
EP 150: Rick Watson (RTS #47)
EP 147: Mark Cohen (RTS #45)
EP 146: Edgar Blazona (RTS #44)
EP 145: Top 5 Retail Real Estate Trends in 2022 with Karly Iacono
EP 144: AutoZone in Lexington, KY with Chris Ressa
EP 143: 3 DTC Business Model Trends with Daniel McCarthy (RTS #43)
EP 142: Huey Magoo’s Chicken Tenders in Ocoee, Florida with David Cobb
Ep 141: Root Runners in Sparta, NJ with Matt Vilardo
EP 140: Top 5 Things DTC Founders Should Know Before Opening a Physical Store with Rebekah Kondrat (RTS # 42)
EP 139: AT&T authorized retailer (MWT) opens in Wisconsin with Paul Yousef
EP 138: Dave’s Hot Chicken in Lakewood, CA with Dannon Shiff
EP 137: CRE Financing with Tim Milazzo (RTS #41)
EP 136: The 3 Things We're Scared We're Wrong About in Retail with Anne Mezzenga (RTS #40)
EP 135: The Party People in NSW, Australia with Dean Salakas
EP 134: Five Below in Cheektowaga, NY with Chris Ressa
EP 133: Georgina Nelson (RTS #39)
EP 132: Shoetopia in Mount Forest, ON, Canada with Peter Mohr
EP 131: HomeGoods, Harbor Freight Tools, Sierra in Keene, NH with Chris Ressa
EP 130: Squeeze in Studio City, CA with Brittany Driscoll
EP 129: Main Street Market in Evansville, MN with Alex & Caileen Ostenson
EP 128: Top 5 Hottest Retail Tech Trends with Ricardo Belmar (RTS #38)
EP 127: Anderson Integrative Medicine in Chesapeake, VA with Nicole Campbell
EP 126: Liza Amlani (RTS #37)
EP 125: Grant’s Kitchen & Grill in Gallatin, TN with Caroline Harrelson
EP 124: Auntie Anne’s in Orlando, FL & Duck Donuts in Harrisburg, PA with Andy Kmiec
EP 123: Magic Beans in Cambridge, MA with Eli Gurock
EP 122: Maria Toliopoulos (RTS #36)
EP 121: Rick Helfenbein (RTS #35)
EP 120: Hand & Stone Massage and Facial Spa in Dallas, TX with Kris Smith
EP 119: Armor Coffee Co. in Allen, TX with Mike Todryk
EP 118: Buff City Soap in Charleston, WV with Rick Kueber
EP 117: Apple Store at Cumberland Mall in Atlanta, GA with Alan Barocas
EP 116: Dairy Queen in Brainerd, MN with Jennifer Rude
EP 115: Five Below in Downingtown, PA with Zach Minteer
EP 114: HTeaO in Georgetown, TX with Brad Williamson
EP 113: Porsche Driving Experience Center in Atlanta, GA with Ken Ashley
EP 112: Insomnia Cookies at Temple University, PA with Dave Lasus
EP 111: Pyscho Bunny in Tysons, VA with Drew Schaul
EP 110: The Top 3 Things To Consider When Hiring A Facilities Maintenance Company with Ryan Dempsey (RTS #34)
EP 109: Busy Beaver Center, Calcutta OH with Joseph Kallen
EP 108: 5 Things People Don't Know About Solar with Bluesky Utility (RTS #33)
EP 107: Walmart Neighborhood Market in Athens, GA with Karren Hutton
EP 106: Gautham Vadakkepatt (RTS #32) The Center For Retail Transformation
Ep 105: BurritoBar in Howell, MI with Shawn Saraga
EP 104: Andre Harris (RTS #31)
EP 103: MYKITA in New York, NY with Larry Haber
EP 102: Neely Tamminga (RTS #30)
EP 101: Falafel Inc. in Kansas City, MO with Ahmad Ashkar
EP 100: Brunswick Home & Billiards in Chicago, IL with Sandy Stein
EP 99: Tory Burch in Honolulu, HI with Ron Thurston
EP 98: Andrew Cox (RTS#29)
EP 97: The Local Oyster in Baltimore, MD with Mike Morris
EP 96: Nuts About Cakes in Lagos, Nigeria with Nike Majekodunmi
EP 95: Jeremy Goodrich & Stephanie Saunders (RTS #28)
EP 94: Kitchen House Coffee in St. Louis, MO with David Rodgers
EP 93: Caroline and Main in Saratoga Springs, NY with Heidi Owen West
EP 92: Dunkin Donuts in Memphis, TN with Larry Strain
EP 91: Nicole Leinbach Reyhle (RTS#27)
EP 90: Party City in Anchorage, AL with Jason Gendel
EP 89: Mark Thompson (RTS #26)
EP 88: PRESS Massage in Williamsburg, NY with Rachel Beider
EP 87: Brittain Ladd (RTS #25)
EP 86: Lovesac in Chicago, IL with Clary Groen
EP 85: Simeon Siegel (RTS#24)
EP 84: Listener Q & A #1
EP 83: One Paseo in San Diego, CA with Carrie Bobb
EP 82: UNIQLO in Chicago, IL with Sanjiv Chadha
EP 81: Fleet Feet in Poughkeepsie, NY with Kim Caruso
EP 80: Valvoline in Alpharetta, GA with David Wright
EP 79: (RTS #23) with Julia Raymond
EP 78: Basecamp Fitness in Edina, MN with Mark Norman
EP 77: The White House Interiors in Birmingham, AL with Ann Marie James
EP 76: (RTS#22) LeasePilot with Gabriel Safar
EP 75: Leap in Chicago, IL with Rebecca Fitts
EP 74: Chickie's & Pete's in Marlton, NJ with Brian Finnegan
EP 73: Top 5 Retail Trends in 2021
EP 72: [solidcore] in Bismarck, ND with Anne Mahlum
EP 71: (SPECIAL EDITION) ShopRite in Vernon, CT with Chris Ressa
EP 70: McCalister's Deli in Oklahoma City, OK with Adam Saxton
EP 69: (Real Talk Series #21) Gene Zannetti
EP 68: Re-Opening CHICO'S with Greg Baker
EP 67: Bed Bath & Beyond in Woodbridge, NJ with Seth Geldzahler
EP 66: (Real Talk Series #20) Gregg Katz
EP 65: Zero Empty Spaces in Fort Lauderdale, FL with Andrew Martinaeu
EP 64: Amazing Lash Studio in Iowa with Grant Guidinger
EP 63: (RTS #19) Zero Cash Flow Deals with Karly Iacono
EP 62: What's for Lunch in America? with Noelle Ifshin
EP 61: (Real Talk Series #18) Spencer Levy and Melina Cordero
EP 60: Stuckey's Roadside Chain in Unadilla, GA with Stephanie Stuckey
EP 59: (RTS #17) Top 5 Most Surprising Trends in Traffic at Retail Properties with Ethan Chernofsky
EP 58: Starbucks in Newtown, CT with Kevin Solli
EP 57: (Real Talk Series #16) Ali Wolf
EP 56: AMC Theatre in Carbondale, IL with Stephanie Baldwin
EP 55: Taco Mac in Charolette, NC with Adam Williams
EP 54: (Real Talk Series #15) Judi Fox
EP 53: CVS in Hamden, CT with Andrew Callahan
EP 52: Mattress Warehouse in Woodbridge, VA with Bill Papettas and Tracy Jones
EP 51: (Real Talk Series #14) Tony D'Onofrio
EP 50: Lidl in Frederick, MD with Connor Bevans & Adam Greenberg
EP 49: Dutch Bros Coffee in Rio Rancho, NM with Aaron Harris
EP 48: (Real Talk Series #13) Danny Klein
EP 47: The Container Store in New York, NY with Valerie Richardson
EP 46: VASA Fitness in Phoenix, AZ with Josh Simon
EP 45: (Real Talk Series #12) Steve Collins
EP 44: Office Depot in Miami, FL with Nicholas Roth
EP 43: (Real Talk Series #11) Anjee Solanki
EP 42: Panera in Shrewsbury, MA with Ben Kaplan
EP 41: (Real Talk Series #10) Chris Walton
EP 40: Tropical Smoothie Cafe in Rockwall, TX with Melissa Tinsley
EP 39: (Real Talk Series #9) James Cook
EP 38: Capriotti’s Sandwich Shop in Sioux Falls, SD with David Bloom
EP 37: (Real Talk Series #8) Creditntell
EP 36: Cell Phones For Less in Syracuse, NY with Anas Almaletti
EP 35: Publix in Orlando, FL with John Crossman
EP 34: (Real Talk Series #7) Adam Lipkin
EP 33: Rocky Mountain Chocolate Factory in Great Falls, MT with Amy Hall
EP 32: Manolo Blahnik in NYC, with Ariel Schuster
EP 31: (Real Talk Series #6) Sucharita Kodali
EP 30: Launch Trampoline Park in Warwick, RI with Rob Arnold
EP 29: Cost Segregation Expert, Yonah Weiss
EP 28: (Real Talk Series #5) Zach Lones
EP 27: Denver Bouldering Club in Thornton, CO with Caleb Krumsieg
EP 26: CVS in Peekskill, NY with Adam Ifshin
EP 25: (Real Talk Series #4) Dana Telsey
EP 24: Ashbrook Marketplace in Loudoun County, VA with Diana Shipley
EP 23: Whole Foods Market in Winter Park, FL with Kim McCann
EP 22: (Real Talk Series #3) James Walker
EP 21: Cash Wise Food & Liquor, Dickinson, ND with Adam Hirschfeld
EP 20: Planet Fitness & Kohls Partnership with Jen Annello
EP 19: Anchor Shops in Philadelphia, PA with Shlomo Chopp
EP 18: (Real Talk Series #2) Barry Wolfe
EP 17: Floor and Decor in Las Vegas, NV with Deana Marcello
Ep 16: SHOWFIELDS in Miami with Amir Zwickel
EP 15: Polpettina in Eastchester, NY with Kyle Inserra
EP 14: Purple Pop-Up Stores with Melissa Gonzalez
EP 13: Massage Envy in Lake Success, NY with Jayson Siano
EP 12: Howard and Phil’s Western Wear in Pasadena, CA with Bob Phibbs
EP 11: (Real Talk Series #1) Steve Dennis
EP 10: Bealls Outlet in Bradenton, FL with Wade Laufenberg
EP 9: Salsa Fresca in Bedford Hills, NY with Seth Hirschel
EP 8: CanesWear in Davie, FL with Beth Azor
EP 7: Liquor Factory in Andover, NJ with Matt Tobin
EP 6: Hibbett Sports in Louisville, Mississippi with Jeff Gray
EP 5: Stella Valle in Flemington, NJ with Ashley Dellavalle Jung and Paige Dellavalle Walker
EP 4: AFC Urgent Care in Fuquay-Varina, NC with Aaron Zucker
EP 3: Walmart Supercenter in Albany, NY with Douglas Jerum
EP 2: Walgreens in Paterson, NJ with Al Callegari
EP 1: Pet Supplies Plus in Mt Vernon, IL with Josh Goldstein