Herb's Financial Sandbox

About Herb's Financial Sandbox

Financial decisions don't have to feel overwhelming. At Financial Sandbox, we strive to turn complexity into clarity, making alternative financial products understandable and accessible. Our focus is on providing clear and practical guidance without the heavy industry jargon. Whether you're exploring 1031 Exchange options like Delaware Statutory Trusts (DSTs), life insurance, long-term care insurance, annuities, or Real Estate Investment Trusts (REITs), we break it all down into manageable insights that empower informed choices.

Publisher

Herb Alston

Category

business

Language

en

Explicit

No

First episode

26 Jan 2026

Latest episode

6 Jul 2026

Latest episodes

18 episodes in the feed.

1. 

   6 Jul 2026

   Mitchell Chernock - Building Wealth, Not Chasing Riches

   Financial Sandbox Lessons from 40 Years in Real Estate and Lending Meet Mortgage Veteran Mitchell Chernock After more than 40 years in mortgage lending and real estate finance, Mitchell Chernock has learned that the biggest financial mistakes aren't caused by interest rates—they're caused by making decisions without a plan. In a recent conversation with Herb, Mitchell shared practical insights on wealth building, homeownership, real estate investing, and why understanding a client's long-term goals matters more than simply quoting loan rates. The discussion explored everything from investment properties, ADUs, renovation financing, and DSCR loans to Delaware Statutory Trusts (DSTs), 1031 exchanges, and the challenges facing today's buyers in a competitive housing market. One of Mitchell's strongest messages was that successful investing isn't about chasing the next hot deal—it's about creating a strategy that supports your family, your lifestyle, and your future. His advice? Don't focus on getting rich. Focus on building wealth. For Mitchell, wealth means far more than money. It means creating opportunities for future generations, making thoughtful financial decisions, and building a life centered around family, health, and purpose. Watch Herb's full conversation with Mitchell Chernock as they discuss real estate investing, mortgage lending, ADUs, 1031 exchanges, wealth building, and the lessons learned from more than four decades helping people achieve their financial goals. Mitchell Chernock is a mortgage banker, real estate finance professional, author, and poet with more than 40 years of experience in lending, construction financing, and real estate investment. A San Francisco native, he specializes in renovation loans, ADU financing, 1031 exchanges, DSTs, and financing solutions for homeowners and investors. Mitchell is also the author of Breathe for Me. ### Because investor situations and objectives vary this information is not intended to indicate suitability or a recommendation for any individual investor. The information herein has been prepared for educational purposes only and does not constitute an offer to purchase or sell investments. This material is not to be interpreted as tax or legal advice. Please speak with your own tax and legal advisors for advice/guidance regarding your particular situation. Securities offered through Concorde Investment Services, LLC (CIS), member FINRA/SIPC. Insurance offered through Concorde Insurance Agency Inc. (CIA). Thornwood Financial is independent of CIA and CIA., a memoir exploring love, loss, faith, and resilience. He has been married to his wife, Durell, for 44 years and is the proud father, grandfather, and great-grandfather of a growing family. Check out Herb Alston at: herbalston-northerncalifornia.sites.cbmoxi.com linkedin.com/in/1031exchangeguru

2. 

   25 Jun 2026

   Meet Mortgage Veteran Mitchell Chernock

   After more than 40 years in the mortgage business, Mitchell Chernock has seen just about every lending scenario imaginable—from first-time homebuyers and self-employed borrowers to complex investment property financing and DSCR loans. In a recent conversation with Herb, Mitchell shared practical insights on navigating today's lending environment, why relationships still matter more than technology, and how creative financing solutions can help borrowers who don't fit the traditional banking mold. The discussion explored everything from debt-service coverage ratio (DSCR) loans and non-QM financing to mortgage servicing, title insurance issues, and the challenges self-employed business owners face when trying to qualify for a loan. But beyond lending, Mitchell emphasized a lesson that applies to every business: success is built on relationships, consistency, and taking exceptional care of people. His advice for young professionals entering the industry? Call everyone you know, build genuine relationships, and focus on helping others before asking for business. About Mitchell Chernock For more than four decades, Mitchell Chernock has helped homebuyers, investors, business owners, and real estate professionals navigate the complex world of mortgage financing. As a mortgage banker with American Pacific Mortgage, Mitchell specializes in finding solutions where traditional lenders often see obstacles. His expertise spans residential lending, investment property financing, DSCR loans, non-QM programs, self-employed borrower solutions, and specialized financing strategies designed to help clients achieve their real estate goals. Along with acting as a lending strategist for his clients, Mitchell is the author of Breathe For Me. ### Because investor situations and objectives vary this information is not intended to indicate suitability or a recommendation for any individual investor.  The information herein has been prepared for educational purposes only and does not constitute an offer to purchase or sell investments. This material is not to be interpreted as tax or legal advice. Please speak with your own tax and legal advisors for advice/guidance regarding your particular situation. Securities offered through Concorde Investment Services, LLC (CIS), member FINRA/SIPC. Insurance offered through Concorde Insurance Agency Inc. (CIA). Thornwood Financial is independent of CIA and CIA.

3. 

   19 Jun 2026

   Greyson Geiler Talks Precious Metals

   Can Gold Do More Than Just Sit There? Most investors think of gold as something you buy, lock away, and hope you never need. But according to investor and fund manager Greyson Geiler, that view may be changing. Drawing on decades of experience that began on the Chicago trading floors, Geiler believes precious metals are evolving from a passive store of value into a productive asset capable of generating income. In a recent conversation with Herb, Geiler explained how businesses such as bullion dealers, jewelry manufacturers, and mining companies are increasingly seeking access to gold and silver as working capital. Rather than borrowing dollars to buy precious metals, they can lease or borrow the metals directly, creating opportunities for investors to earn additional ounces over time. The discussion also explored inflation, central bank buying, the future role of gold in diversified portfolios, and why Geiler believes most investors focus too much on timing markets and not enough on long-term planning. His advice? The biggest mistake in investing isn't choosing the wrong asset—it's having no plan at all. Watch Herb's full conversation with Greyson Geiler as they discuss gold, silver, portfolio diversification, monetary policy, and the emerging concept of income-producing precious metals. About Greyson Geiler Greyson Geiler is a seasoned investment strategist and wealth management expert with over two decades of experience navigating the complexities of global markets. As the Fund Manager of the GoldRush Yield Fund, Greyson stands at the forefront of alternative asset innovation, providing investors with sophisticated pathways to generate yield on physical gold and silver. ### Because investor situations and objectives vary this information is not intended to indicate suitability or a recommendation for any individual investor. The information herein has been prepared for educational purposes only and does not constitute an offer to purchase or sell investments. This material is not to be interpreted as tax or legal advice. Please speak with your own tax and legal advisors for advice/guidance regarding your particular situation. Securities offered through Concorde Investment Services, LLC (CIS), member FINRA/SIPC. Insurance offered through Concorde Insurance Agency Inc. (CIA). Thornwood Financial is independent of CIA and CIA. Check out Herb Alston at: herbalston-northerncalifornia.sites.cbmoxi.com linkedin.com/in/1031exchangeguru

4. 

   16 Jun 2026

   Matthew Meredith - What to do When Your Advisors Don't Talk

   Why Estate Planning, Tax Strategy, and Wealth Management Need to Work Together In this episode of The Financial Sandbox, Herb Alston sits down with attorney and Certified Financial Planner Matthew Meredith to explore one of the biggest challenges facing investors, business owners, and families: fragmented advice. Matthew shares how his unusual combination of legal, tax, and financial planning expertise led him to build a firm designed to eliminate the silos that often leave clients confused, overpaying, or exposed to unnecessary risk. Together, Herb and Matthew discuss estate planning mistakes, asset protection strategies, business succession planning, trustee selection, family dynamics, and the hidden risks that can derail even the best financial plans. Key topics include: Why most advisors, attorneys, and tax professionals fail to coordinate Common estate planning mistakes that create expensive problems later How real estate investors can better protect assets The dangers of outdated trusts, LLCs, and operating agreements Why choosing the right trustee matters more than most families realize The difference between transferring wealth and transferring wisdom How integrated planning can help families preserve both assets and relationships Whether you're a business owner, real estate investor, retiree, or simply thinking about your family's future, this conversation offers practical insights into protecting what you've built and creating a plan that works beyond your lifetime. Listen now and discover why financial planning is about much more than documents, investments, or taxes—it's about creating a strategy that works for your entire life. About Matthew Meredith Matthew Meredith brings a rare combination of legal, tax, and financial planning expertise to the table. As an attorney and Certified Financial Planner™ professional with nearly two decades of experience, he helps individuals, families, business owners, and real estate investors navigate the often-overlooked connections between wealth, taxes, asset protection, and estate planning. As founder of Meridian Legal Advisors, Matthew built a firm designed to break down the silos that often exist between attorneys, accountants, and financial advisors. His goal is simple: help clients make better decisions by looking at the entire picture—not just one piece of it. Over the course of his career, Matthew has advised business owners, represented clients in tax matters, developed estate and asset protection strategies, and guided families through complex financial decisions. He is particularly passionate about helping clients protect what they've built, minimize unnecessary risk, and create plans that support future generations. Whether discussing trusts, tax strategy, business succession, real estate investments, or family wealth, Matthew believes the best solutions come from coordinated planning and clear communication. When he's not helping clients navigate legal and financial challenges, you'll find him educating others on the practical side of wealth preservation, asset protection, and long-term planning. ### Because investor situations and objectives vary this information is not intended to indicate suitability or a recommendation for any individual investor.  The information herein has been prepared for educational purposes only and does not constitute an offer to purchase or sell investments. This material is not to be interpreted as tax or legal advice. Please speak with your own tax and legal advisors for advice/guidance regarding your particular situation. Securities offered through Concorde Investment Services, LLC (CIS), member FINRA/SIPC. Insurance offered through Concorde Insurance Agency Inc. (CIA). Thornwood Financial is independent of CIA and CIA. bd-sd-r-a-3182-6-2026

5. 

   9 Jun 2026

   Spencer Goodrich on Protecting Families' Futures

   In this episode of The Financial Sandbox, Herb sit down with Spencer Goodrich, a financial service wholesaler with Forbridge Financial. Spencer has spent 11+ years helping advisors protect their clients' retirement assets with tools like life insurance and annuities. But this conversation goes beyond products—it's personal. Spencer shares how losing his mom at a young age shaped his mission to ensure families are financially protected, and why communities of color need to break the taboo of talking about life insurance. They dig into: · The difference between IL (Index Universal Life) and VUL (Variable Universal Life) policies · Why timing matters—but it's never too late to protect your family · How life insurance can be a tool for building generational wealth · Tackling cultural barriers to financial planning in communities of color · And yes—what Superman has to do with being a fiduciary It's a powerful mix of financial education, personal story, and real talk about protecting your future. Spencer Goodridge is a Divisional Vice President at Corebridge Financial since September 2022, following a brief tenure in the same role at AIG from January 2022 to October 2022. Prior experience includes serving as a Regional Sales Consultant for External Markets at CUNA Mutual Group, an Internal Client Advisor at J.P. Morgan Asset Management, and various roles at Nationwide Financial, including Regional Annuity Wholesaler and Financial Services Case Manager, spanning from 2014 to 2020. Spencer earned a Bachelor of Science in Business, Management, Marketing, and Related Support Services, as well as an Associate of Science in Business Administration and Management, both from Franklin University. Because investor situations and objectives vary this information is not intended to indicate suitability or a recommendation for any individual investor. The information herein has been prepared for educational purposes only and does not constitute an offer to purchase or sell investments. This material is not to be interpreted as tax or legal advice. Please speak with your own tax and legal advisors for advice/guidance regarding your particular situation. Securities offered through Concorde Investment Services, LLC (CIS), member FINRA/SIPC. Insurance offered through Concorde Insurance Agency Inc. (CIA). Thordwood Financial is independent of CIA and CIA. Check out Herb Alston at: herbalston-northerncalifornia.sites.cbmoxi.com linkedin.com/in/1031exchangeguru

6. 

   5 Jun 2026

   Angela Dunz - Why Trust Matters More Than Ever on LinkedIn

   About Angela Dunz Lessons from LinkedIn Expert Angela Dunz Many professionals think LinkedIn is simply an online resume. According to LinkedIn strategist Angela Dunz, it's actually one of the most powerful relationship-building tools available today. In a recent episode of The Financial Sandbox, Angela shared why successful LinkedIn profiles focus less on personal achievements and more on the people they serve. The key is making it immediately clear who you help, what problems you solve, and why someone should trust you. One of her biggest insights: posting more isn't necessarily better. Instead of flooding your network with content, focus on sharing valuable information and engaging with others. In fact, Angela believes commenting thoughtfully on industry leaders' posts may be the highest-return activity on LinkedIn. The conversation also explored how AI is changing search. As more people turn to ChatGPT, Alexa, and AI-powered search tools for answers, professionals who consistently provide helpful content are more likely to become the trusted source those platforms recommend. Her final takeaway may be the most important: We're moving from an era of attention-grabbing to an era where trust is the currency. The professionals who educate, add value, and build authentic relationships will be the ones who stand out in an increasingly noisy marketplace. Angela calls herself The "Accidental Entrepreneur," having moved to the San Francisco Bay Area with her shiny new MBA and dreams of being a CMO. Instead, she started her own business. Angela works with Attorneys sharing her expertise in Business Development, Professional Branding, Content Strategy, Video, and Thought Leadership on LinkedIn. Without a website, she built her entire vibrant business using free LinkedIn! She is a former Rock Climbing Guide and lives in Marin, where the hiking and the weather are fabulous. Being from Wisconsin, she is a devoted Packer Fan and shareholder. ### Because investor situations and objectives vary this information is not intended to indicate suitability or a recommendation for any individual investor.  The information herein has been prepared for educational purposes only and does not constitute an offer to purchase or sell investments. This material is not to be interpreted as tax or legal advice. Please speak with your own tax and legal advisors for advice/guidance regarding your particular situation. Securities offered through Concorde Investment Services, LLC (CIS), member FINRA/SIPC. Insurance offered through Concorde Insurance Agency Inc. (CIA). Thornwood Financial is independent of CIA and CIA., a memoir exploring love, loss, faith, and resilience. He has been married to his wife, Durell, for 44 years and is the proud father, grandfather, and great-grandfather of a growing family.

7. 

   1 Jun 2026

   Joe Vazquez Shares What Reporters Actually Want

   Everyone wants media coverage. But most people pitch reporters the wrong way. On a recent episode of The Financial Sandbox, veteran Bay Area reporter Joe Vasquez shared what he learned after 35 years in television news. His biggest advice? Stop pitching what you want to say and start thinking about what makes a real story. According to Joe, reporters are not looking for a commercial. They are looking for: A real problem A surprising angle A human story Something people care about right now As Joe explained, "Everybody has a story. Sometimes it just takes someone skilled to find the best way to tell it." That means if you want media coverage, do not lead with: "We are excited to announce…" Instead, lead with: Why this matters now Who is affected What is surprising or unusual What problem you solve The person behind the story Joe said the best stories often come from small business owners because they are close to what people are actually experiencing. If you are a business owner, financial advisor, real estate professional, or entrepreneur, ask yourself: What would make someone stop scrolling? Maybe it is the client who almost made a costly mistake. Maybe it is the trend nobody is talking about. Maybe it is the one thing you are seeing every day that everyone else is missing. That is the story. And remember: reporters are busy. They are on deadlines. They do not want a page of buzzwords and company jargon. They want: One strong headline A few sentences that explain why it matters A real person they can interview Facts, not hype The easier you make it for a reporter to see the story, the better chance you have of getting coverage. Because great media coverage is not about getting attention. It is about giving people a reason to care. About Joe Vazquez Former Emmy Award-winning reporter, storyteller coach, and communications professional, Joe Vasquez has spent his career helping people find—and tell—the stories that matter most. After more than three decades in television news, Joe is now known for helping business leaders, organizations, and entrepreneurs communicate with clarity, authenticity, and impact. A dad, mentor, and leader, Joe is especially passionate about storytelling through video and about building bridges between the news media and the public relations world. He has a gift for helping people uncover the human side of their message and turning complex ideas into stories people care about. Today, Joe works with clients to sharpen their communication, strengthen their presence on camera, and connect more effectively with their audiences. Above all, he is passionate about mentoring the next generation of storytellers. ## The information herein has been prepared for educational purposes only. Securities offered through Concorde Investment Services, LLC (CIS), member FINRA/SIPC. Insurance offered through Concorde Insurance Agency Inc. (CIA). Thornwood Financial is independent of CIS and CIA. The views expressed here are solely those of the author and do not necessarily reflect the opinions of Thornwood Financial, Concorde Investment Services or any other affiliated entity.

8. 

   29 May 2026

   Mitch Ferguson - What Today's Economy Means for Real Estate, Wealth, and Your Future

   On the latest episode of The Financial Sandbox, Herb Alston sits down with economist and former diplomat Mitch Ferguson to talk about what is really driving today's economy—and what it means for families, investors, and long-term property owners. From mortgage rates and inflation to AI and commercial real estate, Mitch breaks down the forces shaping the market in plain English. In This Episode, You'll Learn: Why today's low-rate homeowners are "handcuffed" to their mortgages? How COVID and AI are reshaping office buildings, cities, and real estate? Why planning ahead is critical before selling property or starting a 1031 exchange? What the bond market sees before the rest of us do? Why younger generations think differently about wealth and homeownership? Why real estate is still one of the best ways to build generational wealth? One of Mitch's biggest messages is simple: Preparation matters. The people who succeed are the ones who plan before they need to act. For long-term property owners who are tired of management, maintenance, and uncertainty, this episode offers practical insight into what comes next—and why waiting too long can be costly. "Owning property is generational wealth. It means you're leaving something to the people who come after you." Mitch Ferguson is a seasoned diplomat and global leader who served in the U.S. Department of State's Diplomatic Corps from 1995–2018, representing the United States across Latin America and Africa, including postings in Colombia, Mexico, South Africa, El Salvador, Angola, and Bolivia. Known for innovative leadership, cross-cultural diplomacy, and strategic communication, he specialized in international trade policy, public engagement, and organizational leadership. Fluent in Spanish and an accomplished public speaker, Ferguson played a key role in advancing U.S. trade initiatives and mentoring emerging leaders worldwide. With a collaborative management style and a deep commitment to cultural understanding, he has built a career bridging communities, fostering opportunity, and leading through complex global challenges. ## Because investor situations and objectives vary, this information is not intended to indicate suitability or a recommendation for any individual investor. This is for informational purposes only, does not constitute individual investment advice, and should not be relied upon as tax or legal advice. Please consult the appropriate professional regarding your individual circumstance. Securities offered through Concorde Investment Services, LLC (CIS), member FINRA/SIPC Insurance offered through Concorde Insurance Agency Inc. (CIA) THORNWOOD FINANCIAL is independent of El and CIA. CA Insurance Lic: OM21935 Check out Herb Alston at: herbalston-northerncalifornia.sites.cbmoxi.com linkedin.com/in/1031exchangeguru Check out Herb Alston at: herbalston-northerncalifornia.sites.cbmoxi.com linkedin.com/in/1031exchangeguru

9. 

   1 May 2026

   Andy Wang - Money Isn't Complicated. The Industry Is

   On the latest episode of The Financial Sandbox, Herb Alston sits down with financial advisor and Inspired Money podcast host Andy Wang for a refreshingly honest conversation about money, investing, and why so many people feel overwhelmed by their finances. Andy has spent more than 25 years helping people make smarter financial decisions, and his message is simple: personal finance does not have to be complicated. The key is to ignore the noise, focus on what matters, and make decisions based on your goals—not scary headlines. In This Episode, You'll Learn: The four expenses that make up most household budgets: housing, transportation, healthcare, and food Why tracking your spending matters more than creating a complicated budget How nonstop financial news can lead to bad decisions and unnecessary stress \ Why investing in yourself may be your most important financial strategy—especially in the age of AI How to think differently about retirement, purpose, and what really matters Why generosity, community, and relationships are just as important as money Herb and Andy also dive into everything from planning for college costs and caring for aging parents to avoiding emotional investing and building a life that gives you both freedom and purpose. If you have ever felt overwhelmed by headlines, confused by financial jargon, or worried you are behind, this episode is a reminder that the best financial plan starts with clarity—not complexity. Listen now to hear Herb and Andy unpack money, purpose, and the habits that really matter. About Andy Wang Andy Wang is a financial advisor, podcast host, and managing partner at Runnymede Capital Management, where he has spent more than 25 years helping individuals and business owners simplify their finances, grow their wealth, and plan for retirement. Named one of Investopedia Top 100 Financial Advisors, Andy is known for making money simple, practical, and purposeful. He is also the creator and host of the Inspired Money podcast, which has featured more than 370 conversations with investors, entrepreneurs, and thought leaders about using money as a force for good. His work has been featured by Forbes, Podcast Magazine, and Inside Podcasting. ## Because investor situations and objectives vary, this information is not intended to indicate suitability or a recommendation for any individual investor. This is for informational purposes only, does not constitute individual investment advice, and should not be relied upon as tax or legal advice. Please consult the appropriate professional regarding your individual circumstance. Securities offered through Concorde Investment Services, LLC (CIS), member FINRA/SIPC Insurance offered through Concorde Insurance Agency Inc. (CIA) THORNWOOD FINANCIAL is independent of El and CIA. CA Insurance Lic: OM21935 Check out Herb Alston at: herbalston-northerncalifornia.sites.cbmoxi.com linkedin.com/in/1031exchangeguru

10. 

    23 Mar 2026

    Dave Haupt - Seller Carry, Balloons & Better Outcomes

    In this Financial Sandbox episode, Herb sits down with Dave Haupt, our resident Super CPA, to unpack real-world mistakes owners make when selling a business or property and planning a 1031 exchange. What you'll learn Outcome first, tools second. Max cash today, legacy for family, or max deferral? Your goal dictates the structure. Seller-carry gotchas. Balloon payments years later can create unexpected tax events outside your exchange plan. Team sport. CPA + QI + advisor aligned early = fewer surprises, better results. Right pro, right role. Fractional CFO strategy ≠ bookkeeping cleanup—hire accordingly. Service that communicates. Fast, clear responses from a 34-person, five-office team built to keep deals moving. About David Haupt Dave Haupt is a seasoned tax professional with expertise in tax planning, consulting, and compliance. As a trusted advisor to individuals and businesses, Dave leverages his extensive knowledge of tax law and regulations to deliver strategic guidance and solutions. With a passion for staying at the forefront of tax industry developments, Dave is dedicated to helping his clients achieve their financial goals. Outside of the office, Dave's greatest joy is spending time with his loving wife and five children, and he's grateful for the opportunity to balance his professional pursuits with his love for family. ~~ 20250502 Dave Haupt Because investor situations and objectives vary this information is not intended to indicate that an investment is appropriate for or is being recommended to any individual investor. This is for informational purposes only and does not constitute an offer to purchase or sell securitized real estate investments. Such offers are only made through the sponsors Private Placement Memorandum (PPM) which is solely available to accredited investors and accredited entities. This material is not to be interpreted as tax or legal advice. Please consult your legal or tax professional regarding your individual situation. There are material risks associated with investing in real estate securities including the potential loss of the entire investment principal, illiquidity, tenant vacancies impacting income and revenue, general and real estate market conditions, lack of operating history, interest rate risks, competition, including the risk of new supply coming to market and softening rental rates, general risks of owning/operating commercial and multifamily properties, short term leases associated with multi-family properties, financing risks, potential adverse tax consequences, general economic risks, development risks, long hold periods, and investors should read the PPM carefully before investing paying special attention to the risk section. Risks associated with 1031 exchange- A 1031 exchange has an identification period of 45 days from the sale of the relinquished property to identify a potential replacement property or properties depending on the value of the previous property. To defer all capital gains tax, you must reinvest the entire net proceeds from the sale of the relinquished property into the replacement property and acquire debt on the new property that is equal to or greater than the debt on the property that was just sold and relinquished. DST 1031 proper es are only available to accredited investors (typically defined as having a $1 million net worth excluding primary residence or $200,000 income individually/$300,000 jointly of the last two years) and accredited en es. Securities offered through Concorde Investment Services, LLC (CIS) Member FINRA/SIPC. Advisory Services offered through Concorde Asset Management (CAM), an SEC registered investment advisor. Insurance products offered through Concorde Insurance Agency, (CIA). Thornwood Financial is independent of CIS, CAM and CIA. Check out Herb Alston at: herbalston-northerncalifornia.sites.cbmoxi.com linkedin.com/in/1031exchangeguru

11. 

    16 Mar 2026

    Maximize Your Real Estate Portfolio with 1031 Insights

    Finances can feel overwhelming, but we're here to simplify the conversation with facts, a dash of wit, and a lot of expertise. This week, Herb Alston dives into the world of 1031 exchanges with expert James Callejas of IPX 1031 Exchange. If you're a property owner or investor curious about deferring taxes while maximizing real estate investments, this episode is your go-to guide. Breaking Down 1031 Exchanges with Ease James simplifies the complex process, covering essential steps like verifying property qualifications, understanding equity and debt transfer, and exploring both forward and reverse exchanges. Unlocking Real Estate Potential James shares how 1031 exchanges can transform real estate portfolios, turning stagnant assets into income-generating properties. His advice? Always consult an expert early to map out a clear timeline and avoid complications. Why You Should Care For real estate investors, a 1031 exchange opens doors to smarter investments without the burden of heavy taxes. But as James emphasizes, this is not a DIY project. Success requires proper advice and planning. Listen and Learn Whether you're a seasoned investor or just starting out, this episode delivers practical tips and clarity to help you maximize your investments. Herb's humor and James's expertise make complex topics approachable and even enjoyable. About James Callejas Vice President of National Accounts with Investment Property Exchange Services, Inc. His 25 years of expertise in the 1031 Exchange industry has come in the form of structuring, coordinating and procuring all types of exchanges, including: Delayed, Simultaneous, Reverse and Build-to-Suit Exchanges. James has conducted thousands of seminars on different topics related to real estate, tax, estate planning and personal property. He teaches Continuing Legal Education and Continuing Professional Education to Attorneys and CPAs. Additionally, James is often asked to speak at real estate forums for Commercial Brokers, Agents Wealth Managers, Principals and other assorted real estate professionals. James currently resides in Walnut Creek and received his B.A. from the University of California at Berkeley. ~~~ Because investor situations and objectives vary this information is not intended to indicate that an investment is appropriate for or is being recommended to any individual investor. This is for informational purposes only and does not constitute an offer to purchase or sell securitized real estate investments. Such offers are only made through the sponsors Private Placement Memorandum (PPM) which is solely available to accredited investors and accredited entities. This material is not to be interpreted as tax or legal advice. IRC Section 1031is a complex tax concept; therefore, you should consult your legal or tax professional regarding the specifics of your individual situation. There are material risks associated with investing in private placements, Delaware Statutory Trusts ("DSTs") and real estate securities including the potential loss of the entire investment principal, illiquidity, tenant vacancies impacting income and revenue, general and real estate market conditions, lack of operating history, interest rate risks, competition, including the risk of new supply coming to market and softening rental rates, general risks of owning/operating commercial and multifamily properties, short term leases associated with multi-family properties, financing risks, potential adverse tax consequences, general economic risks, development risks, long hold periods, and investors should read the PPM carefully before investing paying special attention to the risk section. Risks associated with 1031 exchange- A 1031 exchange has an identification period of 45 days from the sale of the relinquished property to identify a potential replacement property or properties depending on the value of the previous property. To defer all capital gains tax, you must reinvest the entire net proceeds from the sale of the relinquished property into the replacement property and acquire debt on the new property that is equal to or greater than the debt on the property that was just sold and relinquished. Securities offered through Concorde Investment Services, LLC (CIS) Member FINRA/SIPC.  Advisory Services offered through Concorde Asset Management (CAM), an SEC registered investment advisor.  Insurance products offered through Concorde Insurance Agency, (CIA).  Thornwood Financial is independent of CIS, CAM and CIA.

12. 

    13 Mar 2026

    Straight Talk on REITs, DSTs, and What Investors Miss - Debra Froling

    Melissa Croll of Attlee Realty, LLC— journalist at heart, entrepreneur by instinct. From oil & gas to car wash deals, her path proves that curiosity and grit make powerful business tools. In this episode, we cover: How Melissa carved out a niche brokering car wash businesses nationwide What makes selling a business wildly different from selling a house (hello, P&Ls and DSCRs) Why mentorship matters—and how women are winning in male-dominated spaces The reality of today's market: multiples, SBA loans, and what "bankable" really means Car wash types (self-serve, in-bay, express tunnel, full-service) and who they're right for Subscriptions, tech, and the next wave in wash ops. If you've ever wondered how a neighborhood wash can be a serious investment—or you're eyeing your first acquisition—this podcast is for you! On this podcast, Deborah Froling—a seasoned attorney in real estate and capital markets—breaks down the building blocks behind REITs and the structures investors ask about most today. Deborah shares how she "fell into" the REIT world at the SEC in the early 1990s, right as the REIT market was taking off, and why understanding the why behind a structure matters more than chasing what's trendy. Herb and Deborah break down real-world topics like REITs and Delaware Statutory Trusts (DSTs), and explain a common path many investors consider—from a 1031 exchange into a DST, and then into a 721 UPREIT. They also highlight an important trade-off: once you convert into a partnership through a 721 exchange, you can no longer use future 1031 exchanges. The conversation also highlights Deborah's candid leadership perspective on navigating a male-dominated industry, the importance of mentors, allies, and sponsors, and why the next generation needs to be welcomed into the space—then guided with real opportunities. Listen in on the full conversation with Herb Alston for a smart, straightforward episode packed with insights you can actually use. About Deborah Froling Deborah Froling is an attorney with deep experience across REITs, securities, and alternative investments, spanning public and private transactions—from major IPOs to private placements. Known for her direct, practical approach, she helps sponsors and issuers align the right structure with the right audience, with a focus on clarity, compliance, and long-term durability. ## Because investor situations and objectives vary this information is not intended to indicate that an investment is appropriate for or is being recommended to any individual investor. This is for informational purposes only and does not constitute an offer to purchase or sell securitized real estate investments. Such offers are only made through the sponsors Private Placement Memorandum (PPM) which is solely available to accredited investors and accredited entities. This material is not to be interpreted as tax or legal advice. Please consult your legal or tax professional regarding your individual situation. There are material risks associated with investing in private placements, Delaware Statutory Trusts ("DSTs") and real estate securities including the potential loss of the entire investment principal, illiquidity, tenant vacancies impacting income and revenue, general and real estate market conditions, lack of operating history, interest rate risks, competition, including the risk of new supply coming to market and softening rental rates, general risks of owning/operating commercial and multifamily properties, short term leases associated with multi-family properties, financing risks, potential adverse tax consequences, general economic risks, development risks, long hold periods, and investors should read the PPM carefully before investing paying special attention to the risk section. Securities offered through Concorde Investment Services, LLC (CIS) Member FINRA/SIPC. Advisory Services offered through Concorde Asset Management (CAM), an SEC registered investment advisor. Insurance products offered through Concorde Insurance Agency, (CIA). Thornwood Financial is independent of CIS, CAM and CIA. Check out Herb Alston at: herbalston-northerncalifornia.sites.cbmoxi.com linkedin.com/in/1031exchangeguru

13. 

    10 Mar 2026

    From Storytelling to Deal-Making: The Road to Car Wash M&A - Melissa Croll

    Melissa Croll of Attlee Realty, LLC— journalist at heart, entrepreneur by instinct. From oil & gas to car wash deals, her path proves that curiosity and grit make powerful business tools. In this episode we cover: How Melissa carved out a niche brokering car wash businesses nationwide What makes selling a business wildly different from selling a house (hello, P&Ls and DSCRs) Why mentorship matters—and how women are winning in male-dominated spaces The reality of today's market: multiples, SBA loans, and what "bankable" really means Car wash types (self-serve, in-bay, express tunnel, full-service) and who they're right for Subscriptions, tech, and the next wave in wash ops If you've ever wondered how a neighborhood wash can be a serious investment—or you're eyeing your first acquisition—this podcast is for you! Melissa Croll brokers car wash, oil-and-lube, and land-development deals. She handles comps/valuations, negotiations, and contracts across residential and commercial transactions, and drives growth with targeted marketing (including an HGTV appearance). Honors include Dave Perry-Miller Intown Top 10 Realtor and two-time Million-Dollar Month Club (2010). ~~ Because investor situations and objectives vary this information is not intended to indicate suitability or a recommendation for any individual investor. The information herein has been prepared for educational purposes only and does not constitute an offer to purchase or sell investments. This material is not to be interpreted as tax or legal advice. Please speak with your own tax and legal advisors for advice/guidance regarding your particular situation. The views expressed here are solely those of the author and do not necessarily reflect the opinions of Thornwood Financial, Concorde Investment Services or any other affiliated entity. Securities offered through Concorde Investment Services, LLC (CIS), member FINRA/SIPC. Insurance offered through Concorde Insurance Agency Inc. (CIA). Thornwood Financial is independent of CIA and CIA. Check out Herb Alston at: herbalston-northerncalifornia.sites.cbmoxi.com linkedin.com/in/1031exchangeguru

14. 

    5 Mar 2026

    Real Estate's Best-Kept Secret? Cindy Pham Explains the 1031 Exchange

    In this episode of Herb's Financial Sandbox, Herb sits down with Cindy Pham, Vice President at Legal1031.com, to unpack one of real estate's most misunderstood tools: the 1031 exchange. Her advice is clear—talk to your Qualified Intermediary before closing, or you could lose your ability to defer capital-gains taxes. From forward and reverse exchanges to DSTs and "constructive receipt," Cindy breaks down the essentials every investor should know before selling or buying property. "Think of a QI as a specialized escrow," Cindy explains. "We're here to hold funds—or even title—so clients stay compliant and maximize their buying power." Together, Herb and Cindy explore the strategies that make exchanges work: aligning taxpayer entities, replacing equity and debt, and using DSTs as a smart backup for leftover exchange funds. Cindy also shares how baby-boomer investors are using 1031s to simplify their portfolios while preserving wealth for the next generation. "Swap until you drop," Herb laughs. "It's how smart investors build generational wealth." Cindy Pham has been a licensed Texas real estate broker since 2003 and a dedicated 1031 exchange professional since 2018. She is a CCIM designee and active member of ICSC and CREW, and serves on the executive board of AREAA Houston. With thousands of closings completed, Cindy brings deep expertise in tax-deferred exchanges and real estate transactions. She is passionate about educating and supporting investors, brokers, attorneys, accountants, and advisors. ~~ This is for informational purposes only and does not constitute an offer to purchase or sell securitized real estate investments. Such offers are only made through the sponsors Private Placement Memorandum (PPM) which is solely available to accredited investors and accredited entities.This material is not to be interpreted as tax or legal advice. Please speak with your own tax and legal advisors for advice/guidance regarding your particular situation. There are material risks associated with investing in private placements, Delaware Statutory Trusts ("DSTs") and real estate securities including the potential loss of the entire investment principal, illiquidity, tenant vacancies impacting income and revenue, general and real estate market conditions, lack of operating history, interest rate risks, competition, including the risk of new supply coming to market and softening rental rates, general risks of owning/operating commercial and multifamily properties, short term leases associated with multi-family properties, financing risks, potential adverse tax consequences, general economic risks, development risks, long hold periods, and investors should read the PPM carefully before investing paying special attention to the risk section. Risks associated with 1031 exchange- A 1031 exchange has an identification period of 45 days from the sale of the relinquished property to identify a potential replacement property or properties depending on the value of the previous property. To defer all capital gains tax, you must reinvest the entire net proceeds from the sale of the relinquished property into the replacement property and acquire debt on the new property that is equal to or greater than the debt on the property that was just sold and relinquished. The views expressed here are solely those of the author and do not necessarily reflect the opinions of Thornwood Financial, Concorde Investment Services or any other affiliated entity. Securities offered through Concorde Investment Services, LLC (CIS), member FINRA/SIPC. Insurance offered through Concorde Insurance Agency Inc. (CIA). Thornwood Financial is independent of CIA and CIA. Check out Herb Alston at: herbalston-northerncalifornia.sites.cbmoxi.com linkedin.com/in/1031exchangeguru

15. 

    25 Feb 2026

    Understand Systems That Scale - Alicia Shepard

    In this episode of The Financial Sandbox, Herb Alston sits down with Alicia Shepard, Vice President of Keller Williams Commercial, for a straight-talk conversation about what actually drives results in sales-driven businesses. Alicia shares why training, systems, and ownership of your time matter more than market conditions — and why staying "busy" is often just distraction in disguise. Key takeaways: Training is the difference between surviving and scaling — no one should learn at the client's expense. Technology should reduce noise, not run your day (especially email). Your calendar is yours — if you don't protect it, someone else will use it for their priorities. Real growth comes from systems, starting with a disciplined, well-organized database. Alicia also talks candidly about leadership, motherhood, and why done beats perfect when building a sustainable business. This episode is a must-listen for real estate professionals, financial advisors, and anyone in a commission-based or entrepreneurial role who wants clarity, consistency, and real momentum — not just hustle. Alicia Shepard is a commercial real estate leader, trainer, and coach committed to making the industry more accessible, inclusive, and performance-driven. Her work focuses on elevating how agents learn, serve clients, and operate within brokerage communities. She is a Founding Partner of LAUNCH CRE Network, a multi-company platform delivering an institutional-level experience for commercial agents and investors outside traditional institutional firms. Alicia also leads Education and Training for KW Commercial, supporting more than 2,400 agents nationwide, and serves as Lead Trainer for Nucleus Commercial, where she helps agents build sustainable, high-performing brokerage businesses. In addition, she is Head Commercial Coach for MAPS Coaching, developing elite coaching programs for commercial agents at every stage of growth. Fun fact: Alicia is a mom of four — including triplet girls. The information herein has been prepared for educational purposes only and does not constitute investment advice. Securities offered through Concorde Investment Services, LLC (CIS), member FINRA/SIPC. Insurance offered through Concorde Insurance Agency Inc. (CIA). Thornwood Financial is independent of CIS and CIA.The views expressed here are solely those of the author and do not necessarily reflect the opinions of Thornwood Financial, Concorde Investment Services or any other affiliated entity. Check out Herb Alston at: herbalston-northerncalifornia.sites.cbmoxi.com linkedin.com/in/1031exchangeguru

16. 

    16 Feb 2026

    Mike Hollister - Real Estate, Taxes & The Power of "Smart Debt"

    On this episode of The Financial Sandbox, Herb's in Nashville overlooking the Nissan Stadium talking with Mike Hollister of NexPoint—a CPA and 20-year veteran in the real estate and alternative investments space. We dig into: Why NexPoint pivoted from "can't lose" multifamily and self-storage into U.S. specialty manufacturing (semiconductors, life sciences, medical devices) The big difference between being a landlord who gets paid last vs. owning assets with long-term triple-net leases where the investor gets paid first How debt, basis, and depreciation really work inside a 1031 exchange and Delaware Statutory Trusts (DSTs) Why some investors should stop saying "I never want debt" and start asking, "Where am I getting tax shelter and predictable income in retirement?" Estate planning advantages of DSTs, step-up in basis, and the "swap 'til you drop" strategy If you work with real estate investors—or you are one—this episode will help you rethink: How you use leverage How you build truly passive income How you keep more after taxes, not just earn more before them Tune in to hear "rough financial talk in the sandbox" with someone who's managing $30B+ in assets, six kids, and a sense of humor. Mike Hollister has worked in financial services since 1998, beginning as a CPA before moving into wealth management and investment strategy. As Regional Director at NexPoint, he specializes in tax-efficient and alternative investments designed for long-term wealth preservation. Since joining the firm in 2015, he's contributed to NexPoint's $15B portfolio spanning multifamily, storage, and single-family real estate assets. Mike holds a B.A. in Accounting from Western Washington University and FINRA Series 7 and 66 licenses. He and his wife live in Bellingham, WA, with their six children. ~~ Because investor situations and objectives vary this information is not intended to indicate that an investment is appropriate for or is being recommended to any individual investor. This is for informational purposes only and does not constitute an offer to purchase or sell securitized real estate investments. Such offers are only made through the sponsors Private Placement Memorandum (PPM) which is solely available to accredited investors and accredited entities. This material is not to be interpreted as tax or legal advice. Please speak with your own tax and legal advisors for advice/guidance regarding your particular situation. There are material risks associated with investing in private placements, Delaware Statutory Trusts ("DSTs") and real estate securities including the potential loss of the entire investment principal, illiquidity, tenant vacancies impacting income and revenue, general and real estate market conditions, lack of operating history, interest rate risks, competition, including the risk of new supply coming to market and softening rental rates, general risks of owning/operating commercial and multifamily properties, short term leases associated with multi-family properties, financing risks, potential adverse tax consequences, general economic risks, development risks, long hold periods, and investors should read the PPM carefully before investing paying special attention to the risk section. Risks associated with 1031 exchange- A 1031 exchange has an identification period of 45 days from the sale of the relinquished property to identify a potential replacement property or properties depending on the value of the previous property. To defer all capital gains tax, you must reinvest the entire net proceeds from the sale of the relinquished property into the replacement property and acquire debt on the new property that is equal to or greater than the debt on the property that was just sold and relinquished. The views expressed here are solely those of the author and do not necessarily reflect the opinions of Thornwood Financial, Concorde Investment Services or any other affiliated entity. Securities offered through Concorde Investment Services, LLC (CIS), member FINRA/SIPC. Insurance offered through Concorde Insurance Agency Inc. (CIA). Thornwood Financial is independent of CIA and CIA Check out Herb Alston at: herbalston-northerncalifornia.sites.cbmoxi.com linkedin.com/in/1031exchangeguru

17. 

    10 Feb 2026

    How Installment Sale Trusts Empower Sellers to Keep More of What They Earn

    Selling a business or investment property can be a double-edged sword—your life's work turns into a lump sum, but so does a massive tax bill. In this episode of Financial Sandbox, Herb sits down with Morris Chub, CPA, a former NASDAQ CFO and M&A veteran, to break down how Installment Sale Trusts (ISTs) under IRC §453 help business owners and real estate investors defer capital gains, design steady income, and stay in control. Whether you're exploring an exit strategy, planning retirement, or simply tired of "tenants, toilets, and trash," this conversation reveals how ISTs can work alongside—or even rescue—a 1031 exchange to preserve wealth and peace of mind. Morris Chub helps clients defer and mitigate capital gains taxes on the sale of appreciated assets to increase ROI and retirement income. Drawing on decades in public accounting and as a CFO for NASDAQ-listed and venture-backed firms, he brings hands-on expertise from major transactions with companies like Safeway and Johnson & Johnson. Specializing in Installment Sale Trusts (ISTs) and advanced tax strategies, Morris provides practical, compliant solutions that help business owners and investors preserve wealth, optimize cash flow, and plan smarter exits. His goal: keep more of what you've earned—without unnecessary tax burdens. ~~ Because investor situations and objectives vary this information is not intended to indicate suitability or a recommendation for any individual investor. The information herein has been prepared for educational purposes only and does not constitute an offer to purchase or sell investments.This material is not to be interpreted as tax or legal advice. Please speak with your own tax and legal advisors for advice/guidance regarding your particular situation. There are material risks associated with investing in private placements, Delaware Statutory Trusts ("DSTs") and real estate securities including the potential loss of the entire investment principal, illiquidity, tenant vacancies impacting income and revenue, general and real estate market conditions, lack of operating history, interest rate risks, competition, including the risk of new supply coming to market and softening rental rates, general risks of owning/operating commercial and multifamily properties, short term leases associated with multi-family properties, financing risks, potential adverse tax consequences, general economic risks, development risks, long hold periods, and investors should read the PPM carefully before investing paying special attention to the risk section. Risks associated with 1031 exchange- A 1031 exchange has an identification period of 45 days from the sale of the relinquished property to identify a potential replacement property or properties depending on the value of the previous property. To defer all capital gains tax, you must reinvest the entire net proceeds from the sale of the relinquished property into the replacement property and acquire debt on the new property that is equal to or greater than the debt on the property that was just sold and relinquished. Securities offered through Concorde Investment Services, LLC (CIS), member FINRA/SIPC. Insurance offered through Concorde Insurance Agency Inc. (CIA). Thornwood Financial is independent of CIA and CIA. Check out Herb Alston at: herbalston-northerncalifornia.sites.cbmoxi.com linkedin.com/in/1031exchangeguru

18. 

    26 Jan 2026

    Joe Williams: A masterclass in leadership, resilience, and building a legacy that lasts.

    In this candid conversation, Joe Williams—co-founder of the world's largest privately held real estate company—reflects on the grit, vision, and human touch that built Keller Williams from a small Texas brokerage into a global empire. What You'll Hear The early days: How Joe and Gary Keller's "head and heart" partnership became the perfect business chemistry. Agent as entrepreneur: The radical idea that every agent should be treated like an owner. Surviving market cycles: Joe's 50-year perspective on inflation, interest rates, and why today's challenges aren't new. AI and the human advantage: Why technology is just another tool—and why relationships still win. The 180 Rule: Joe's simple system for new agents to turn their network into their first year's income. Legacy and leisure: The philosophy behind KW Cares and Joe's belief that the real goal is more time for what matters most. "Everything changes—except human nature. The agents who stay curious and connected will always win." About Joe Williams A lifelong entrepreneur and real estate visionary, Joe co-founded Keller Williams Realty in 1983, helping pioneer the profit-share model that redefined the industry. Today, KW counts nearly 200,000 agents in more than 60 countries. ~~ Because investor situations and objectives vary this information is not intended to indicate suitability or a recommendation for any individual investor. The information herein has been prepared for educational purposes only and does not constitute an offer to purchase or sell investments. This material is not to be interpreted as tax or legal advice. Please speak with your own tax and legal advisors for advice/guidance regarding your particular situation. Securities offered through Concorde Investment Services, LLC (CIS), member FINRA/SIPC. Insurance offered through Concorde Insurance Agency Inc. (CIA). Thornwood Financial is independent of CIA and CIA. Check out Herb Alston at: herbalston-northerncalifornia.sites.cbmoxi.com linkedin.com/in/1031exchangeguru

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