Closed Monday

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 and avoid costly mistakes.Do NOT sign a lease with out using this!

Chapters

00:00 Introduction to Real Estate Investment in Restaurants

02:38 Utilizing the Restaurant Profitability Calculator

05:51 Understanding Key Financial Ratios

08:47 Evaluating Site Performance and Investment Risks

11:39 The Importance of Accurate Financial Projections

🔎 Need Another Opinion Before You Commit?

✅ Lease Review – Send me your draft lease, and I’ll use AI + expert insight to highlight what’s worth pushing back on.

👉 Click here to request your Lease Review:

https://stan.store/KyleInserra/p/lease-review

✅ LOI Review – Got a location in mind? I’ll evaluate the deal terms, location viability, and broader market risk—before you commit.

👉 Click here to get your LOI Review

https://stan.store/KyleInserra/p/presigning-site-loilease-review

🧾 What You’ll Get:

• AI-powered lease red flag summary

• Plain-English breakdown of financial terms (escalation clauses, exclusivity, rent and of course escalations)

• Video with context on whether the deal is viable

• 24–48 hour turnaround

📩 Prefer email? Send your lease to [email protected]

📲 Let’s Connect

• Instagram: @kyleinserra

• LinkedIn: Kyle Inserra

• Website: www.10rep.co

___________________________________________________________

Kyle Inserra is a 15-year restaurant industry veteran and the founder of 10Rep, an outsourced real estate service for restaurants across the country. He specializes in the strategic growth and development of emerging restaurant brands, bringing a unique insider’s perspective shaped by years of hands-on operational experience. His deep industry knowledge allows him to understand and adapt to the evolving needs of his clients. Kyle’s areas of expertise include market insight and trend analysis, strategic site acquisition, advanced lease negotiation, comprehensive property assessment, tenant acquisition and retention strategies, and financial forecasting.

In addition to his advisory work, Kyle is a sought-after keynote speaker on topics including restaurant site selection, restaurant consulting, content creation, and personal branding. He has been featured in Commercial Observer, Entrepreneur, The New York Times, ICSC, and the CREi Summit. Kyle also works as a commercial real estate broker, focusing on landlord and tenant representation in the New York metropolitan market.

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, and the critical role of real estate in restaurant success. He emphasizes the need for transparency in franchising and the significance of maintaining brand consistency across locations. The conversation also touches on the qualities to look for in franchisees and the lessons learned from Freddy's that are being applied to Mokas Coffee & Eatery.

Chapters

00:00 Introduction to Scott Redler and Freddy's Journey

02:45 Transitioning to Mokas Coffee

05:38 The Importance of Food Quality in Franchising

08:18 Franchisee Selection: Finding the Right Partners

11:07 Data-Driven Decisions in Restaurant Management

13:48 Building a Strong Franchise Culture

16:52 Conclusion and Key Takeaways

19:28 Market Selection and Data Analysis

21:05 Innovations in Food Preparation

22:05 Building a Franchise Blueprint

23:07 The Power of Consistency

25:16 Quickfire Insights on Leadership and Metrics

27:57 Real Estate Philosophy and Growth Strategies

Interested in learning more about becoming a Mokas franchisee? - check them out here:

https://mokasfranchise.com/

🔎 Need Another Opinion Before You Commit?

✅ Lease Review – Send me your draft lease, and I’ll use AI + expert insight to highlight what’s worth pushing back on.

👉 Click here to request your Lease Review:

https://stan.store/KyleInserra/p/lease-review

✅ LOI Review – Got a location in mind? I’ll evaluate the deal terms, location viability, and broader market risk—before you commit.

👉 Click here to get your LOI Review

https://stan.store/KyleInserra/p/presigning-site-loilease-review

🧾 What You’ll Get:

• ​AI-powered lease red flag summary
• ​Plain-English breakdown of financial terms (escalation clauses, exclusivity, rent and of course escalations)
• ​Video with context on whether the deal is viable
• ​24–48 hour turnaround

📩 Prefer email? Send your lease to [email protected]

📲 Let’s Connect

• ​Instagram: @kyleinserra
• ​LinkedIn: Kyle Inserra
• ​Website: www.10rep.co

___________________________________________________________

Kyle Inserra is a 15-year restaurant industry veteran and the founder of 10Rep, an outsourced real estate service for restaurants across the country. He specializes in the strategic growth and development of emerging restaurant brands, bringing a unique insider’s perspective shaped by years of hands-on operational experience. His deep industry knowledge allows him to understand and adapt to the evolving needs of his clients. Kyle’s areas of expertise include market insight and trend analysis, strategic site acquisition, advanced lease negotiation, comprehensive property assessment, tenant acquisition and retention strategies, and financial forecasting.

In addition to his advisory work, Kyle is a sought-after keynote speaker on topics including restaurant site selection, restaurant consulting, content creation, and personal branding. He has been featured in Commercial Observer, Entrepreneur, The New York Times, ICSC, and the CREi Summit. Kyle also works as a commercial real estate broker, focusing on landlord and tenant representation in the New York metropolitan market.

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, and innovating product offerings like ice cream cakes. Keller emphasizes the need for a strong team and effective real estate strategies to ensure franchise success, while also highlighting the importance of understanding franchisee needs and satisfaction.

Chapters

00:00 Introduction to Jeremiah's Italian Ice and Michael Keller

02:45 Transitioning from Consulting to CEO

05:37 Understanding Franchisee Dynamics

08:40 The Importance of Resiliency in Franchisees

11:13 Building a Strong Executive Team

14:14 Listening and Adapting Leadership Styles

17:07 Optimizing Supply Chain Strategies

27:16 Weekly Rhythm: Aligning Business Operations

29:06 Entering the Ice Cream Cake Market

32:40 Challenges of Menu Expansion for Franchisees

36:16 Real Estate Strategies for Franchise Success

42:07 Key Performance Indicators in Franchising

46:40 Underrated Flavors and Final Thoughts

Interested in learning more about becoming a Jeremiah's franchisee - check them out here:

https://jeremiahsfranchise.com/

🔎 Need Another Opinion Before You Commit?

✅ Lease Review – Send me your draft lease, and I’ll use AI + expert insight to highlight what’s worth pushing back on.

👉 Click here to request your Lease Review:

https://stan.store/KyleInserra/p/lease-review

✅ LOI Review – Got a location in mind? I’ll evaluate the deal terms, location viability, and broader market risk—before you commit.

👉 Click here to get your LOI Review

https://stan.store/KyleInserra/p/presigning-site-loilease-review

🧾 What You’ll Get:

• AI-powered lease red flag summary

• Plain-English breakdown of financial terms (escalation clauses, exclusivity, rent and of course escalations)

• Video with context on whether the deal is viable

• 24–48 hour turnaround

💸 Starting at $99. Could save you six figures over the life of your lease.

📩 Prefer email? Send your lease to [email protected]

📲 Let’s Connect

• Instagram: @kyleinserra

• LinkedIn: Kyle Inserra

• Website: www.10rep.co

___________________________________________________________

Kyle Inserra is a 15-year restaurant industry veteran and the founder of 10Rep, an outsourced real estate service for restaurants across the country. He specializes in the strategic growth and development of emerging restaurant brands, bringing a unique insider’s perspective shaped by years of hands-on operational experience. His deep industry knowledge allows him to understand and adapt to the evolving needs of his clients. Kyle’s areas of expertise include market insight and trend analysis, strategic site acquisition, advanced lease negotiation, comprehensive property assessment, tenant acquisition and retention strategies, and financial forecasting.

In addition to his advisory work, Kyle is a sought-after keynote speaker on topics including restaurant site selection, restaurant consulting, content creation, and personal branding. He has been featured in Commercial Observer, Entrepreneur, The New York Times, ICSC, and the CREi Summit. Kyle also works as a commercial real estate broker, focusing on landlord and tenant representation in the New York metropolitan market.

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

01:44 Key Location Selection Criteria

04:23 Economic Considerations and Leasing Strategies

07:09 Data-Driven Decision Making

09:49 Negotiation Tactics and Team Alignment

12:30 Leveraging Market Reports for Success

🔎 Need Another Opinion Before You Commit?

✅ Lease Review – Send me your draft lease, and I’ll use AI + expert insight to highlight what’s worth pushing back on.

👉 Click here to request your Lease Review:

https://stan.store/KyleInserra/p/lease-review

✅ LOI Review – Got a location in mind? I’ll evaluate the deal terms, location viability, and broader market risk—before you commit.

👉 Click here to get your LOI Review

https://stan.store/KyleInserra/p/presigning-site-loilease-review

🧾 What You’ll Get:

• AI-powered lease red flag summary

• Plain-English breakdown of financial terms (escalation clauses, exclusivity, rent and of course escalations)

• Video with context on whether the deal is viable

• 24–48 hour turnaround

  
  

💸 Starting at $99. Could save you six figures over the life of your lease.

📩 Prefer email? Send your lease to [email protected]

📲 Let’s Connect

• Instagram: @kyleinserra

• LinkedIn: Kyle Inserra

• Website: www.10rep.co

___________________________________________________________

Kyle Inserra is a 15-year restaurant industry veteran and the founder of 10Rep, an outsourced real estate service for restaurants across the country. He specializes in the strategic growth and development of emerging restaurant brands, bringing a unique insider’s perspective shaped by years of hands-on operational experience. His deep industry knowledge allows him to understand and adapt to the evolving needs of his clients. Kyle’s areas of expertise include market insight and trend analysis, strategic site acquisition, advanced lease negotiation, comprehensive property assessment, tenant acquisition and retention strategies, and financial forecasting.

In addition to his advisory work, Kyle is a sought-after keynote speaker on topics including restaurant site selection, restaurant consulting, content creation, and personal branding. He has been featured in Commercial Observer, Entrepreneur, The New York Times, ICSC, and the CREi Summit. Kyle also works as a commercial real estate broker, focusing on landlord and tenant representation in the New York metropolitan market.

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 importance of thorough lease reviews, and share strategies to prevent these costly mistakes. Whether you're a franchisee, franchisor, or independent operator, this episode is packed with insights to help you protect your bottom line and make informed leasing decisions.

Chapters

00:00 The Million Dollar Mistake in Leases

00:39 Understanding Lease Escalations and Their Impact

05:29 Leveraging AI for Lease Management

07:33 Strategies for Reviewing Leases Effectively

11:01 Final Thoughts on Lease Management and AI

🔎 Need Another Opinion Before You Commit?

✅ Lease Review – Send me your draft lease, and I’ll use AI + expert insight to highlight what’s worth pushing back on.
👉 Click here to request your Lease Review

✅ LOI Review – Got a location in mind? I’ll evaluate the deal terms, location viability, and broader market risk—before you commit.
👉 Click here to get your LOI Review

🧾 What You’ll Get:

• AI-powered lease red flag summary

• Plain-English breakdown of financial terms (escalation clauses, exclusivity, rent and of course escalations)

• Video with context on whether the deal is viable

• 24–48 hour turnaround

💸 Starting at $99. Could save you six figures over the life of your lease.

📩 Prefer email? Send your lease to [email protected]

📲 Let’s Connect

• Instagram: @kyleinserra

• LinkedIn: Kyle Inserra

• Website: www.10rep.co

___________________________________________________________

Kyle Inserra is a 15-year restaurant industry veteran and the founder of 10Rep, an outsourced real estate service for restaurants across the country. He specializes in the strategic growth and development of emerging restaurant brands, bringing a unique insider’s perspective shaped by years of hands-on operational experience. His deep industry knowledge allows him to understand and adapt to the evolving needs of his clients. Kyle’s areas of expertise include market insight and trend analysis, strategic site acquisition, advanced lease negotiation, comprehensive property assessment, tenant acquisition and retention strategies, and financial forecasting.

In addition to his advisory work, Kyle is a sought-after keynote speaker on topics including restaurant site selection, restaurant consulting, content creation, and personal branding. He has been featured in Commercial Observer, Entrepreneur, The New York Times, ICSC, and the CREi Summit. Kyle also works as a commercial real estate broker, focusing on landlord and tenant representation in the New York metropolitan market.

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 how AI can be a powerful tool when fed with accurate and relevant data.

Join us as we explore the nuances of AI in real estate and how to ensure your strategy is truly data-driven, not just decorated with data.

Chapters

00:00 The Importance of Accurate Data in Expansion Strategies

02:04 Understanding AI and Its Limitations

04:30 Real-World Examples of Biased Data

06:22 Evaluating AI Tools and Data Sources

08:44 Strategies for Pressure Testing Your Expansion Plans

10:55 How to Leverage AI Effectively

13:10 Final Thoughts on Data-Driven Decision Making

Need a Second Set of Eyes on Your Growth Plan?

✅ Request a Market Study: Let’s identify the top trade areas for your concept using the right data
👉 Click here to request your custom Market Study

✅ Submit a Site for Review: Already looking at a space? I’ll break it down: traffic, trade area, lease risk, and more.
👉 Click here to get a Site Review

📩 Or, each out directly: [email protected]

___________________________________________________________

Kyle Inserra is a 15-year restaurant industry veteran and the founder of 10Rep, an outsourced real estate service for restaurants across the country. He specializes in the strategic growth and development of emerging restaurant brands, bringing a unique insider’s perspective shaped by years of hands-on operational experience. His deep industry knowledge allows him to understand and adapt to the evolving needs of his clients. Kyle’s areas of expertise include market insight and trend analysis, strategic site acquisition, advanced lease negotiation, comprehensive property assessment, tenant acquisition and retention strategies, and financial forecasting.

In addition to his advisory work, Kyle is a sought-after keynote speaker on topics including restaurant site selection, restaurant consulting, content creation, and personal branding. He has been featured in Commercial Observer, Entrepreneur, The New York Times, ICSC, and the CREi Summit. Kyle also works as a commercial real estate broker, focusing on landlord and tenant representation in the New York metropolitan market.

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 criteria to relying on flashy branding instead of real preparation, this episode is your wake-up call. If you want brokers to take you seriously and landlords to say yes, you need to show up with more than hype, you need to be buttoned up.

● Why brokers ignore you—and what top-performing clients do differently
● What landlords actually care about (it’s not your TikTok following)
● How your past ghosting or failed LOIs might be haunting you in the market
● What to include in a franchisee pitch deck that gets brokers moving
● The single biggest mindset shift that makes brokers work harder for you

Franchisee Pitch Deck

https://kyleinserra.gumroad.com/l/fafao

💡 Actionable Takeaways:
● Send a full franchisee bio and personal financials before you start asking for sites
● Know your square footage, rent targets, and timeline—and communicate them clearly
● Treat brokers like partners, not vendors—they’re your front line with landlords
● Use Kyle’s downloadable pitch deck template to brief your broker the right way
● Don’t spread your ask across 10 brokers—build loyalty with 1–2 well-prepared relationships

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LinkedIn

https://www.linkedin.com/company/closedmondaypodcast/

If you enjoyed this episode, can we ask a small but mighty favor?

Taking 30 seconds to subscribe and/or leave a review truly changes everything for an independent podcast like ours.

Here's why: Each review not only makes our day (seriously, we screenshot and share them with the whole team), but it also helps new listeners discover Closed Monday when they're searching for restaurant growth content.

The algorithm gods favor podcasts with active reviews, and your words help us climb those charts and reach more operators and franchisors who could benefit from these conversations.

Whether it's a quick star rating or a few words about what you found valuable, your review helps us continue bringing you these expert conversations week after week.

Thank you for being part of our community. We're building something special here, and your support makes all the difference!

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 franchisors need to fix if they ever want to go from 10 to 50, or 50 to 100. Whether you're a founder hitting a wall or a franchisee wondering what’s really going on behind the curtain, this one’s a must-listen.

💡 Actionable Takeaways:
● Build real playbooks—don’t rely on the founder for everything
● Automate your onboarding to eliminate friction and save time
● Appoint a Franchise Business Coach to drive accountability
● Prep franchisees with landlord-ready materials before they hit the market
● Stop over-investing in sizzle when your operational steak is raw

If you enjoyed this episode, can we ask a small but mighty favor?

Taking 30 seconds to subscribe and/or leave a review truly changes everything for an independent podcast like ours.

Here's why: Each review not only makes our day (seriously, we screenshot and share them with the whole team), but it also helps new listeners discover Closed Monday when they're searching for restaurant growth content.

The algorithm gods favor podcasts with active reviews, and your words help us climb those charts and reach more operators and franchisors who could benefit from these conversations.

Whether it's a quick star rating or a few words about what you found valuable, your review helps us continue bringing you these expert conversations week after week.

Thank you for being part of our community. We're building something special here, and your support makes all the difference!

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 better: a raw, honest breakdown of the tension between moving fast and moving smart when growing a franchise. Packed with real stories, hard-earned lessons, and a tactical framework you can actually use, this one’s for every franchisee trying to balance growth with good decisions.

💡 Actionable Takeaways:
● Build your own site scoring model and stop relying on gut feel
● Prep your personal financials like a pro even if your franchisor doesn’t
● Use AI and location analytics to make better, faster real estate decisions
● Don’t spray LOIs—target, commit, and negotiate with leverage

🎯 Who This Episode Is For:
● First-time franchisees unsure when to pull the trigger
● Franchise operators stuck between urgency and uncertainty
● Growth-minded owners looking to scale without losing their shirts
● Anyone who’s tired of playing guessing games with real estate

If you enjoyed this episode, can we ask a small but mighty favor?

Taking 30 seconds to subscribe and/or leave a review truly changes everything for an independent podcast like ours.

Here's why: Each review not only makes our day (seriously, we screenshot and share them with the whole team), but it also helps new listeners discover Closed Monday when they're searching for restaurant growth content.

The algorithm gods favor podcasts with active reviews, and your words help us climb those charts and reach more operators and franchisors who could benefit from these conversations.

Whether it's a quick star rating or a few words about what you found valuable, your review helps us continue bringing you these expert conversations week after week.

Thank you for being part of our community. We're building something special here, and your support makes all the difference!

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 conventional. Packed with actionable insights on strategy, culturebuilding, franchising, and leadership, Carl’s story proves there’s no single path to restaurant success.

💡 Actionable Takeaways:

• Leveraging diverse experiences to drive innovative leadership

• Building and nurturing a strong, scalable company culture

• Effective franchising strategies for rapid, sustainable growth

• Common leadership pitfalls to avoid when scaling a restaurant brand

🎯 Who This Episode Is For:

• Restaurant entrepreneurs looking to scale through franchising

• Leaders seeking fresh perspectives on culture and strategy

• Anyone intrigued by non-traditional pathways to restaurant industry success

• Operators eager to learn how diverse backgrounds can fuel innovation and growth

Connect with Carl on LinkedIn:

https://www.linkedin.com/in/carl-comeaux-2ab87a3b/

Learn more about franchising with Crust Pizza Co.

https://www.crustfranchise.com/

If you enjoyed this episode, can we ask a small but mighty favor?

Taking 30 seconds to subscribe and/or leave a review truly changes everything for an independent podcast like ours.

Here's why: Each review not only makes our day (seriously, we screenshot and share them with the whole team), but it also helps new listeners discover Closed Monday when they're searching for restaurant growth content.

The algorithm gods favor podcasts with active reviews, and your words help us climb those charts and reach more operators and franchisors who could benefit from these conversations.

Whether it's a quick star rating or a few words about what you found valuable, your review helps us continue bringing you these expert conversations week after week.

Thank you for being part of our community. We're building something special here, and your support makes all the difference!