Develop This: Economic and Community Development

In this episode of Develop This! — Host Dennis Fraise sits down with Tracey Hyatt Bosman, Managing Director at Biggins Lacy Shapiro & Company and a leading expert in location economics and site selection, for a timely conversation about how tariffs, policy volatility, and global uncertainty are reshaping corporate investment decisions.

This episode is presented in partnership with the Site Selectors Guild, highlighting how collaboration between economic developers and professional site selectors leads to better outcomes for communities and companies alike.

Tracey shares insights from her work at BLS & Company, explaining why successful projects must create value on both sides of the deal table—and how site selection has evolved into a highly multidisciplinary practice. The discussion explores why data centers and life sciences remain the most active sectors, how corporations are reacting to unpredictable tariff policies, and what economic developers need to understand to stay competitive.

From stockpiling strategies to rising labor costs, automation, and workforce constraints, this episode delivers practical, real-world perspective on corporate location strategy in today's unpredictable trade environment. Tracey also emphasizes the growing role of the C-suite in navigating risk—and the importance of flexibility and adaptability for communities hoping to win transformative projects.

Whether you're an economic developer, site selector, or community leader, this episode offers critical insight into how deals are getting done—and what it takes to stay relevant in a constantly changing landscape.

Takeaways

• BLS & Company specializes in location economics and site selection.
• Successful projects require value creation for both clients and communities.
• Site selection is a multidisciplinary field requiring diverse expertise.
• Data centers and life sciences are currently the most active sectors.
• Tariff policies are causing mixed reactions in investment decisions.
• Companies are employing strategies like stockpiling and warehousing.
• C-suite executives are crucial in navigating tariff-related decisions.
• Labor costs and automation are key considerations in site selection.
• Economic developers must maintain strong relationships with site selectors.
• Flexibility and adaptability are essential in the current economic climate.

Show Notes

In this episode of Develop This!, host Dennis Fraise sits down with Jason El Koubi, President and CEO of the Virginia Economic Development Partnership (VEDP), to explore how Virginia has earned — and maintained — its reputation as one of the best states for business.

Jason shares how Virginia's nonpartisan approach to economic development ensures continuity, focus, and accountability. He dives deep into the Virginia Talent Accelerator Program, a national model for workforce training that has helped attract global leaders like AstraZeneca and Eli Lilly.

From site readiness to speed-to-market, Virginia's economic playbook emphasizes agility, collaboration, and long-term talent development. Jason also discusses how the state is positioning itself for the industries of the future — including pharmaceutical manufacturing and artificial intelligence — all while doubling down on its goal to be America's Top State for Talent.

If you're passionate about strategic, results-driven economic development, this episode offers a rare look inside a state model that works — and what other regions can learn from it.

💡 Key Takeaways

• Virginia's nonpartisan structure provides stability and continuity across administrations.
• VEDP's collaborative model drives accountability and innovation.
• Talent development and site readiness are the state's top priorities.
• The Virginia Talent Accelerator Program has become a major recruitment tool.
• Speed and efficiency set Virginia apart in the competitive site selection process.
• Virginia continues to attract global investments from industry leaders such as AstraZeneca and Eli Lilly.
• The state is future-focused, targeting emerging sectors like pharma and AI.
• Virginia's goal: to be America's top state for talent — not just business.

Episode Overview

In this inspiring episode of the Develop This! Podcast, host Dennis Fraise reconnects with newly certified economic developer Marsellas Williams for a candid and energetic conversation about what it truly takes to grow in the economic development profession.

Marsellas reflects on his personal journey—from entering the field in 2018 to overcoming the rigorous path toward earning his CEcD certification. He highlights the powerful role of mentorship, the importance of leaning into professional values and faith, and the real-life challenges that come with stepping into the world of community and economic development.

Listeners will hear firsthand how Marsellas has become a catalyst for business retention and expansion in Powder Springs, Georgia, where his work is fueling job creation and community vitality. He shares lessons learned, practical career advice, and the strategies that helped him thrive—both in the field and in life.

Whether you're new to the profession or a seasoned practitioner, this episode delivers the guidance, encouragement, and insights you need to continue growing and leading in your community.

Key Takeaways

• Marsellas launched his economic development career in 2018, fueled by curiosity and a desire to serve communities.
• Mentorship has been central to his development and success.
• The road to CEcD certification is challenging—but deeply rewarding.
• Faith and personal values shape Marcellus's leadership style and decision-making.
• Strong business retention efforts remain one of the most effective paths to community job creation.
• Powder Springs, GA is experiencing dynamic growth driven by strategy and collaboration.
• Networking is essential for building credibility and opening doors in the profession.
• Relationships—not just projects—define long-term success in economic development.
• Preparing for certification requires discipline, planning, and intentional study.
• Looking ahead, Marsellas envisions leading a larger organization or leveraging his talents in the private sector.

Episode Overview

In this episode of the Develop This! Podcast, host Dennis Fraise sits down with one of the most respected voices in economic development—Jay Garner of Garner Economics and a long-standing Site Selectors Guild member. Jay brings decades of experience in corporate location advisory work and economic strategy, offering listeners a deep dive into today's site selection environment and the most pressing trends shaping business investment.

A centerpiece of the conversation is the Site Selectors Guild's Guild Partner Program, an innovative initiative designed to strengthen connections between site selection consultants and economic development organizations. As a proud partner of the Site Selectors Guild, Develop This! continues to highlight leading voices and provide economic developers with insider-level access to the industry's most influential practitioners.

Jay also discusses the trajectory of his firm, the unusually high volume of activity in sectors like food and beverage, and why certifications continue to matter. He wraps by sharing insights from the second edition of his widely acclaimed book, Economic Development is Still Not for Amateurs, which has now surpassed 10,000 copies sold.

Whether you're an emerging EDO professional or a seasoned leader, this is a must-listen conversation packed with strategy, context, and candid wisdom.

Key Takeaways

• Garner Economics specializes in corporate location advisory services and economic development strategy, serving both communities and private-sector clients.
• The current site selection landscape is exceptionally active, with robust movement particularly in the food and beverage industries.
• The Site Selectors Guild was founded to foster collaboration, ethical standards, and a collegial environment among vetted site selection professionals.
• The new Guild Partner Program provides curated, high-impact networking opportunities exclusively for economic development organizations.
• Participation in the program enhances visibility by giving EDOs featured profiles on the Guild's website, placing them in front of active site selection consultants.
• Guild partners gain access to exclusive VIP networking events, creating meaningful and direct connections with Guild members.
• The Site Selectors Guild maintains an exceptionally high retention rate, underscoring the value members find in the organization.
• Jay emphasizes the continued importance of certifications as a signal of professionalism and commitment within the economic development field.
• His book, Economic Development is Still Not for Amateurs, is designed to help community leaders, elected officials, and stakeholders understand the realities of economic development work.
• The book's second edition has sold over 10,000 copies, a testament to its impact and relevance.

💡 Episode Summary

In the final installment of the Develop This! AI series, host Dennis Fraise is joined by Ashley Canada and Eric Canada for an in-depth conversation on developing a comprehensive AI strategy framework for organizations of all sizes.

Together, they unpack the critical need for guardrails that ensure ethical and effective AI use, the importance of human oversight, and the dangers of shadow AI—when employees use unapproved tools without governance.

The discussion highlights data privacy, ethical AI boundaries, and organizational alignment, providing leaders with a practical blueprint for implementing lightweight AI governance. Whether you're leading a small team or managing a large organization, this episode offers real-world insights to help you balance innovation, compliance, and trust.

🚀 Key Takeaways

• Every organization—no matter its size—needs clear AI guardrails.
• Guardrails ensure AI adoption remains safe, ethical, and effective.
• Human oversight is vital to verify AI-generated results.
• Establish policies that discourage shadow AI and unauthorized tool use.
• Team involvement in AI policy development fosters buy-in and accountability.
• 80% of AI tools are failing due to improper implementation.
• Always check references and sources when using AI for research.
• Protect your organization by prioritizing data privacy and IP security.
• Set clear ethical boundaries for AI-generated content.
• A well-defined AI strategy drives innovation aligned with organizational goals.

In this episode of Develop This!, host Dennis Fraise sits down with Bruce Takefman, Founder and CEO of Research FDI, to explore how technology, AI, and global trends are reshaping the future of investment attraction.

Bruce shares his personal journey and lessons learned from years of helping communities and economic development organizations (EDOs) compete in a rapidly evolving global marketplace. From AI-powered tools like FDI 365 to training programs that strengthen EDO outreach, Bruce highlights the strategies that separate high-performing organizations from the rest.

Listeners will gain insights into:

• Why a clear investment attraction plan is essential for success
• How smaller communities can leverage their unique assets
• The growing role of AI and data analytics in investment outreach
• How to measure success beyond leads—through site visits and job creation
• The importance of diversity, inclusion, and global perspective in building competitive teams

Whether you're leading a regional partnership or managing a local EDO, this conversation delivers actionable takeaways to elevate your investment attraction efforts and prepare for what's next.

🔑 Key Takeaways

• Investment attraction starts with a strategic, community-aligned plan
• Technology and AI are transforming how EDOs identify and pursue opportunities
• Smaller communities can win by focusing on their distinctive strengths
• Research FDI equips EDOs with tools, training, and insights to compete globally
• FDI 365 helps streamline lead management and relationship tracking
• Diversity and inclusion drive innovation and strengthen global competitiveness
• True success in economic development is measured by site visits and job creation, not just leads

Contact Research FDI for a free consultation: [email protected]

🏠 Show Notes

In this episode of Develop This!, host Dennis Fraise sits down with Mike Norris, Executive Director of SEIRPC and President of the Homes for Iowa Board of Directors, and David Miller, Executive Director of Homes for Iowa. Together, they share how an innovative Iowa initiative is tackling two of the state's most pressing challenges—affordable housing and workforce development—while also giving incarcerated individuals a second chance.

Built on a powerful public-private partnership with Iowa Prison Industries, Homes for Iowa trains men at the Newton, IA Correctional Facility in construction trades while building high-quality, affordable homes that are then moved to communities across the state.

Since launching in 2019, the program has:✅ Constructed and moved over 150 homes to 50 Iowa counties✅ Helped reduce recidivism by providing meaningful job training and purpose✅ Filled a crucial gap in the affordable housing market✅ Earned strong community support and positive feedback statewide

Mike and David discuss how the program came to life, what they've learned along the way, and their vision for the future—including expanding production capacity and creating an alumni foundation for program graduates.

Whether you're an economic developer, housing professional, or community leader, this episode delivers powerful lessons on innovation, collaboration, and human impact—a true model for other states to follow.

🔑 Key Takeaways

• Homes for Iowa provides affordable homes while training incarcerated men in building trades.
• The initiative helps reduce recidivism and strengthens Iowa's workforce pipeline.
• 150+ homes have already been placed in 50 counties across Iowa.
• Community feedback has been overwhelmingly positive.
• The program's public-private partnership with Iowa Prison Industries is central to its success.
• Future goals include expanding operations and creating a support network for alumni.
• Homes for Iowa serves as a replicable model for other states facing similar challenges.

💡 Episode Summary

In this episode of Develop This!, host Dennis Fraise sits down with Mark Perna, a national thought leader on workforce, education, and generational engagement, for a deep dive into one of the most damaging forces in any organization—toxic leadership.

Together, Dennis and Mark unpack the growing disengagement crisis in today's workforce and explore the concept of the "Toxaboss"—a leader who demands high performance but fails to offer recognition or connection. They discuss how toxic behaviors erode trust, destroy morale, and ripple through entire organizations, especially within community and economic development teams.

Mark shares actionable strategies for reversing toxicity through self-reflection, gratitude, and consistent recognition—even when leaders can't control pay or promotions. The conversation wraps with insights into generational expectations and a powerful reminder that leading people is both a privilege and a responsibility.

🧭 Key Takeaways

• Toxic bosses are a major driver of employee disengagement.
• Recognition is the foundation of a healthy leadership culture.
• Leaders must invest in trust, connection, and consistency.
• Self-reflection is essential to prevent becoming a "Toxaboss."
• Toxicity at the top spreads quickly—and costs deeply.
• Employees who feel seen and appreciated are far more engaged.
• Even without control over pay, leaders can influence culture.
• Gratitude and recognition are power multipliers in leadership.
• Building a recognition culture enhances performance and retention.
• Leadership is a privilege, not a position of entitlement.

🎧 Episode Summary

In this episode of Develop This!, host Dennis Fraise sits down with Lynn Kreach, Learning & Development Associate with the International Economic Development Council (IEDC), to explore the evolving world of professional development in economic development.

From IEDC's new 2026 course catalog to the rise of virtual training and the importance of certification and continuous learning, Lynn shares a behind-the-scenes look at how IEDC equips professionals with the tools, skills, and confidence to thrive in a rapidly changing field.

The conversation covers how courses are designed for immediate, real-world application, the impact of networking and peer learning, and how becoming an IEDC instructor can be a natural next step in leadership. Whether you're a new practitioner or a seasoned pro, this episode will inspire you to take charge of your learning journey.

💡 Key Takeaways

• IEDC provides a complete pathway for economic developers at every stage of their careers.
• Courses focus on practical application—tools and strategies you can use the next day.
• Networking remains a cornerstone of professional growth and knowledge sharing.
• Certification pathways are built around IEDC's core competencies.
• Partnerships enrich the learning experience and expand access to expertise.
• Virtual learning requires new engagement strategies—and IEDC is leading the way.
• Instructors bring real-world experience and case studies to life in the classroom.
• Continuous learning keeps professionals ahead in a dynamic, fast-evolving field.
• Emerging trends include skills-first hiring and greater use of data-driven insights.
• The best time to plan your professional development? Right now.

💡 Episode Summary

In this episode of Develop This!, host Dennis Fraise sits down with Jay Garner, President of Garner Economics and a founding member of the Site Selectors Guild, to tackle one of the biggest challenges in economic development today—the workforce crisis.

Jay and Dennis dig into the realities behind the "silver tsunami" as millions of baby boomers near retirement, explore the widening skills gap, and discuss how quality of place now drives business investment decisions. They also examine how immigration, technology, and regional collaboration are reshaping workforce dynamics—and what communities can do to stay competitive.

Whether you're leading a local EDO, working in workforce strategy, or trying to attract industry to your region, this episode delivers timely insights on how to pivot and prepare for what's next.

🔑 Key Takeaways

• Workforce is the #1 concern for economic developers and site selectors.
• The "silver tsunami"—20% of the workforce nearing retirement—will redefine labor markets.
• Investment follows talent, and talent follows quality of place.
• Communities must enhance livability and amenities to attract and retain workers.
• Immigration is vital to sustaining labor force growth.
• Technology continues to reshape job demand and skill requirements.
• Retention is the new recruitment—keeping your existing workforce is a win.
• Collaboration between local industry, education, and government is essential for lasting solutions.