In this episode of Distressed to Success, Brian speaks with Brian Abernathy, General Manager of Convergent. 

Brian Abernathy walks us through his journey from youth outreach and education policy in Atlanta to leading a national fundraising consulting firm that helps communities unlock the last piece of capital needed to transform underutilized or blighted assets. 

Together, they explore how Convergent’s “investment-driven” model reframes charitable giving into strategic funding partnerships, bringing individuals, corporations, foundations, and public entities together to back projects that deliver measurable social and economic returns. Brian and Brian dig into the nuts and bolts of Convergent’s work: starting with a feasibility study that validates community outcomes, aligns key stakeholders, and establishes realistic fundraising goals anywhere from $2 million to $250 million. 

They highlight case studies ranging from Fort Madison, Iowa’s downtown arena and marina redevelopment to a National Guard armory-turned–Boys & Girls Club in Kentucky, public library enhancements in the Midwest, amphitheater and waterfront park projects, and arts organizations in Atlanta. 

Listeners learn how Convergent tailors flat-fee campaign management, whether augmenting in-house teams or fully outsourcing solicitations, to secure that critical gap funding and keep momentum rolling. Throughout the conversation, the importance of early coalition-building among public sector leaders, philanthropic champions, and corporate partners shines through as the key to success. 

Brian Abernathy shares practical insights on timing, messaging, and structuring multi-lane funding stacks so community transformation moves from vision to reality. To explore whether your next redevelopment or nonprofit capital campaign could benefit from Convergent’s approach, visit convergentnonprofit.com and schedule a complimentary feasibility discussion.

Timestamps

Get in touch with Brian Abernathy

Company’s LinkedIn:https://www.linkedin.com/company/convergent-nonprofit-solutions/

Website: https://www.convergentnonprofit.com/

Facebook:https://www.facebook.com/ConvergentNonprofitSolutions

Book mentioned Book of Proverbs:https://www.amazon.com.br/Book-Proverbs-Digital-Bible-English-ebook/dp/B0D3WMD64W

Get in touch with the host Brian Seidensticker 

Last Best Partners' Website: https://www.lastbestpartners.com/

Brian's LinkedIn: https://www.linkedin.com/in/brian-seidensticker-90117021

Podcast LinkedIn Page: https://www.linkedin.com/company/distressed-to-success-podcast

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In this episode of Distressed to Success, Brian speaks with Mike Norris and David Miller about an inventive public‐private partnership that’s reshaping Iowa’s rural housing landscape. 

Mike, Executive Director of the Southeast Iowa Regional Planning Commission, and David, Executive Director of Homes for Iowa, walk us through how a 2014 conversation with Iowa Prison Industries bloomed into a statewide nonprofit in 2019.

They explain how incarcerated men nearing release receive hands-on training in carpentry, plumbing, HVAC and more, then carry those new skills back into the community. At the same time, the program delivers modular, factory-built homes, complete with cabinets, fixtures and HVAC systems, anywhere in Iowa for one flat rate. 

Throughout the episode, Brian, Mike and David share milestone numbers (more than 185 homes delivered and 600 men trained to date), explain plans to expand from 24 to 40 build bays, and break down the economics behind a 1,200-square-foot home delivered for $108,000. 

Listeners learn how this “win-win-win” model addresses three challenges at once: workforce development, reentry success, and affordable housing, and how interested developers, civic groups or other states can tour the site or get involved. 

Timestamps

Get in touch with Mike

Mike’s LinkedIn: https://www.linkedin.com/in/mikenorris2/
Website: https://www.seirpc.com/
Email: [email protected] 
Book mentioned The Almanack of Naval Ravikant: https://www.amazon.com/Almanack-Naval-Ravikant-Wealth-Happiness/dp/1544514212

Previous Episode with Mike: https://podcasts.apple.com/us/podcast/empowering-economic-growth-with-mike-norris-of/id1834146906?i=1000777880233

Get in touch with David

David’s LinkedIn: https://www.linkedin.com/in/davidomiller/
Website: https://www.homesforia.com/
Facebook: https://www.facebook.com/homesforia
Email: [email protected]
Book mentioned The Inner Game of Tennis: https://www.amazon.com/Inner-Game-Tennis-Classic-Performance/dp/0679778314

Get in touch with Brian

Last Best Partners' Website: https://www.lastbestpartners.com/
Brian's LinkedIn: https://www.linkedin.com/in/brian-seidensticker-90117021
Podcast LinkedIn Page: https://www.linkedin.com/company/distressed-to-success-podcast

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In this episode of Distressed to Success, Brian speaks with Mike Norris, Executive Director of the Southeast Iowa Regional Planning Commission. 

Mike kicks things off by explaining how his agency operates dual roles as both a program administrator, overseeing public transit, housing trust funds, revolving loan funds, and regional transportation planning, and as a consultant under contract to help local governments with mapping, grant writing, and grant administration. 

He also shares how a chance encounter with an urban planning flyer at the University of Iowa sent him down a career path less ordinary, one where he could indulge his “mile-wide, inch-deep” curiosity by dabbling in everything from economic development to public transportation and housing. 

The conversation then dives into three hallmark initiatives that illustrate the Commission’s community-building toolkit. First, Mike and Brian unpack the remarkable turnaround of the Keokuk marina district, once an eyesore on the Mississippi River, by combining a Homes for Iowa modular-housing connection, public and private grants (including FEMA and state tourism funds), and technical assistance that streamlined decision-making for city leaders. Next, they trace the Commission’s unexpected role managing the Lee County Port Authority, where a strategic plan led to targeted support for workforce training, a county-wide broadband build-out using ARPA and state funds, and $54 million in private investment to install 4,000 new fiber drops. 

Finally, Mike outlines the regional Housing Trust Fund, a low-barrier state program that provides forgivable and deferred loans, often paired with traditional financing or LIHTC, to bridge the financing gap on infill and adaptive-reuse projects, and a C3-structured housing development nonprofit that builds and markets quality homes in older neighborhoods to anchor local revitalization.

Before wrapping up, Brian and Mike touch on Homes for Iowa, the nonprofit-led partnership with Iowa Prison Industries that trains incarcerated men to build modular homes sold across the state. Mike explains how the program not only addresses housing shortages but also pays participants a living wage, offers apprenticeships, and will soon support successful graduates through a foundation aimed at reducing recidivism. 

Timestamps

Get in touch with Mike

Mike’s LinkedIn: https://www.linkedin.com/in/mikenorris2/
Website: https://www.seirpc.com/
Email: [email protected] 

Get in touch with Brian

Last Best Partners' Website: https://www.lastbestpartners.com/Brian's LinkedIn: https://www.linkedin.com/in/brian-seidensticker-90117021
Podcast LinkedIn Page: https://www.linkedin.com/company/distressed-to-success-podcast

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In this episode of Distressed to Success, Brian speaks with Jim Boad, founder of Group Home Accelerator, about how he transformed his real-estate career during the COVID downturn by converting distressed rental homes into structured sober living residences.

Jim recounts his journey from fix-and-flip investor to operator of 14 active sober living homes in a small city of just 11,000 people. He explains the sober living model, licensing beds rather than leasing whole houses, placing two residents per bedroom to build peer accountability, and surrounding participants with rules and support that bridge the gap between inpatient rehab and independent living. 

Jim also dives into the key referral channels (inpatient treatment centers, reentry programs through the Department of Corrections), funding sources (opioid-assistance grants, continuum-of-care dollars, private pay), and the flexible lengths of stay (90-120 days on average, but often much longer). 

Brian and Jim go on to unpack the powerful economics behind this approach: a five-bedroom home that once netted only $250 per month now generates $8,500 in gross revenue and about $4,200 in net cash flow after mortgage, utilities, and upkeep. 

They discuss the importance of genuine care and strict enforcement of house rules, removing residents quickly when they relapse, to maintain both client outcomes and property performance. 

Listeners will learn about the operational systems Group Home Accelerator offers, from market analysis and property sourcing to intake processes, pop-buy inspections, CRM tracking down to the bed level, and growth strategies for scaling across multiple homes. 

If you’re curious how you can use real estate to foster recovery, drive social impact, and build a recession-resilient, profitable business, visit jimboad.com to try Jim’s Group Home Accelerator free for seven days. All show notes and links are available below.

Timestamps

Get in touch with Jim

Jim’s LinkedIn: https://www.linkedin.com/in/jim-boad-aba962b5
Website:https://jimboad.com/

Get in touch with Brian

Last Best Partners' Website: https://www.lastbestpartners.com/
Brian's LinkedIn: https://www.linkedin.com/in/brian-seidensticker-90117021

Podcast LinkedIn Page: https://www.linkedin.com/company/distressed-to-success-podcast

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In this episode of Distressed to Success, Brian speaks with Lisa Hurley, executive director of the York County Development Corporation.

Over their 30-minute conversation, Lisa shares how a 20-year career in economic development led her to York County, Nebraska, where she now juggles everything from housing and talent recruitment to small-business support and industrial expansion. 

Lisa explains the nuts and bolts of building an effective EDO-securing three to five years of funding for salary and program costs, commissioning a strategic plan, setting up forgivable-loan or revolving-loan funds, and committing to ongoing marketing. 

She also highlights the importance of structuring as a public–private nonprofit to maintain community trust, while nurturing close ties with elected officials. Brian and Lisa then dive into two marquee projects. 

First, Klute, originally a one-building, forty-employee electric-pole manufacturer, which, with York County Development Corporation’s help in securing low-interest revolving loans and state site-development grants, has grown to over 200 employees and multiple automated facilities. 

Next, the York Regional Workforce Development Center, a long-held vision to unite high-school career-academy students and adult learners under one roof. Supported by Southeast Community College and local school districts, the 20,000-square-foot center will deliver CNA, MedTech, welding and automation training right in York County, accelerating workforce pipelines in both healthcare and advanced manufacturing. 

Throughout the episode, Lisa stresses persistence (“don’t give up”) and the value of collaboration, from local coffee-shop chats to national conferences hosted by the Nebraska Economic Developers Association, the National Rural Economic Developers Association, and the International Economic Development Council. 

She encourages would-be community developers to start small, sprucing up a window display, organizing a park clean-up, and to plug into regional and state networks. By sharing real-world tools, funding strategies, and relationship-building insights, Lisa Hurley offers a practical playbook for turning blighted areas from distressed to successful.

Timestamps

Get in touch with Lisa

Lisa’s LinkedIn: www.linkedin.com/in/lisa-hurley
York County’s LinkedIn: https://www.linkedin.com/company/york-county-development-corporation
York County’s Facebook: https://www.facebook.com/YorkCountyDevelopmentCorporation/
Website: https://www.yorkdevco.com/

Additional Resources Mentioned

NREDA membership: https://www.nreda.org/membership-join

Get in touch with Brian

Last Best Partners' Website: https://www.lastbestpartners.com/
Brian's LinkedIn: https://www.linkedin.com/in/brian-seidensticker-90117021
Podcast LinkedIn Page: https://www.linkedin.com/company/distressed-to-success-podcast

Subscribe to follow the show!

In this episode of Distressed to Success, Brian speaks with Michael Mohrfeld, owner of Mohrfeld Electric and Green Oak Development. Michael takes us along his own journey, from apprenticing as an electrician to founding a 70-employee contracting firm and then launching a development arm in 2014. 

What began as an effort to bring affordable single-family housing to Fort Madison, Iowa, quickly evolved into custom homes, higher-end condos on a bluff overlooking the Mississippi, and even workforce housing projects. Along the way, Michael shares hard-won lessons about cost controls, leveraging volunteer labor and trades, and knowing when and how much to borrow so a project stays both realistic and financially viable. 

The heart of the conversation centers on Green Oak’s signature marina and riverside restaurant redevelopment, a nearly $25 million public-private revitalization that rescued a deteriorated boating facility and created a vibrant event space. Michael describes forming a nonprofit steering committee, winning FEMA and state grants, raising over $3 million from local businesses, and mobilizing contractors who donated labor and equipment to stretch every dollar. 

He also explains how the restaurant and event center arm was structured as its own for-profit venture, giving Fort Madison residents, and passing tourists, a place to gather, dine, and rediscover the riverfront. 

Looking ahead, Michael dives into emerging tools for small-town developers, from Iowa’s Workforce Housing Tax Credit to grayfield incentives and IEDA grants. He underscores the importance of regional planning partnerships and encourages local leaders to stop waiting for an outside star developer and instead invest in the people already rooted in their communities. 

Finally, Michael reminds us to carve out time for what matters most: family. Whether you’re tackling your first subdivision or debating your 20th, his advice on balanced leverage, community collaboration, and taking your kids racing on weekends will resonate with anyone determined to turn distressed places into booming success stories.

Timestamps

Get in touch with Michael

Mohrfeld Electric Website: https://www.mohrfeldelectric.com/

Green Oak Development Website: https://www.greenoakdevelopment-ia.com/

LinkedIn: https://www.linkedin.com/in/michael-mohrfeld-4950b412/

Mohrfeld Electric Facebook: https://www.facebook.com/MohrfeldElectric

Green Oak Development Facebook: https://www.facebook.com/p/Green-Oak-Development-100063609909584/

Additional Resources Mentioned

Convergent Nonprofit: https://www.convergentnonprofit.com/

Get in touch with Brian

Last Best Partners' Website: https://www.lastbestpartners.com/

Brian's LinkedIn: https://www.linkedin.com/in/brian-seidensticker-90117021

Podcast LinkedIn Page: https://www.linkedin.com/company/distressed-to-success-podcast

Book The Go-Giver: https://www.amazon.com/Go-Giver-Expanded-Little-Powerful-Business/dp/1591848288

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In this episode of Distressed to Success, Brian speaks with Brandon Cobb, founder of the Land Development Accelerator and HBG Capital. Brandon opens up about his “accidental entrepreneur” journey, from medical device sales to flipping and wholesaling houses, and ultimately discovering the massive value in land entitlement and development.

He shares how being unexpectedly laid off taught him that no one will safeguard your financial future better than yourself, which led him through a series of trial-and-error ventures before landing on real estate. Over a decade, Brandon went from losing $40,000 on a new-construction flip to closing 187 transactions and partnering with national builders who ultimately helped him scale into large-lot communities.

Next, Brandon walks us through the three phases of land development: entitlement (turning raw land into approved housing communities), horizontal development (installing roads, utilities, stormwater systems), and vertical construction (selling lots to builders). He explains why securing an end-buyer first and structuring deals so you don’t close on land until approvals are in hand is critical, and points out common pitfalls, like over-densifying a site or designing without a target product in mind, that can cost hundreds of thousands.

Through his Land Development Accelerator mastermind, Brandon and his team coach new developers on everything from securing preliminary plat approvals to raising private capital for entitlement work without tying up all their cash. Finally, we dive into HBG Capital, Brandon’s boutique investment firm that has raised over $15 million in equity to acquire, entitle, and develop land for major homebuilders. He outlines how accredited investors can join their waitlist at hbgcapital.net/waitlist for a hands-off play in this niche real-estate strategy. Before signing off, Brandon shares his two favorite books, The Surrender Experiment and The Untethered Soul by Michael Singer, and a heads-up about the emerging “Cloudbot” AI tool that’s poised to redefine how we automate online tasks. Whether you’re looking to embark on your first land-entitlement project or seeking passive, high-return real estate investments, this episode is packed with practical advice and resources to get you started.

Timestamps

1. Brandon’s entrepreneurial journey from medical device sales to real estate investor – 01:12
2. Early real estate mistakes and scaling into land development – 04:04
3. Creation of the Land Development Accelerator and value of mastermind communities – 06:48
4. Common pitfalls in land development (lot design, density, buying before approvals) – 09:53
5. Breakdown of the three phases of land entitlement and development – 14:50

Connect with Brandon!

LinkedIn: https://www.linkedin.com/in/hbgcapital/
Website: https://www.hbgcapital.net/
Book The Surrender Experiment: https://www.amazon.com/Surrender-Experiment-Journey-Lifes-Perfection/dp/080414110X
Book The Untethered Soul: https://www.amazon.com/Untethered-Soul-Journey-Beyond-Yourself/dp/1572245379

Get in touch with Brian!

Last Best Partners' Website: https://www.lastbestpartners.com/
Brian's LinkedIn: https://www.linkedin.com/in/brian-seidensticker-90117021
Podcast LinkedIn Page: https://www.linkedin.com/company/distressed-to-success-podcast

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In this episode of Distressed to Success, Brian speaks with Aaron Fragnito, co-founder of People’s Capital Group. 

Aaron takes us back to 2009, fresh out of Rowan University, into the worst job market of a generation, and explains how a ski-instructor stint in Colorado, a copy of Rich Dad Poor Dad, and a real estate license in New Jersey set him on a path from cleaning rental cars to closing his first six-family deal in Newark. 

Over the past 13 years, Aaron and his partner Seth Martinez have completed more than 280 transactions, raised capital from 113 private investors (with an 83% reinvestment rate), and built an in-house property management arm, all while helping transform blighted neighborhoods in North Jersey. Brian and Aaron then dig into the “secret sauce” behind People’s Capital Group’s success: forging deep, off-market relationships with lenders, receivership firms, and brokers to uncover distressed and under-the-radar Class A properties at steep discounts to replacement cost. 

Aaron lays out the buy-renovate-refinance-repeat model he first discovered on that Newark project, explains why most of the upside still lives in Class C-to-B repositioning, and shows how today’s market offers rare Class A opportunities when you know whom to call and when to whisper. He also shares the nuts-and-bolts of attending local summits, following up in person, and proving you can close, because nothing cements your reputation faster than putting money in someone’s pocket. To wrap up, Aaron offers actionable advice for every real estate entrepreneur: pick one market and one asset class, stay the course, resist shiny-object syndrome, and lean on coaches or mentors to shorten your learning curve. 

He recalls the early pivots, from short sales to fix-and-flips to syndications, and how each taught him the importance of infrastructure, focus, and relationships. Whether you’re just getting started or looking to scale up, this conversation delivers proven strategies for turning distressed assets into profitable, community-uplifting investments.

Timestamps

Get in Touch with Aaron!

Website: https://www.peoplescapitalgroup.com/
LinkedIn:https://www.linkedin.com/in/aaron-fragnito-620b93173/
Book a call: https://calendly.com/peoplescapitalgroup/linkedin
Rich Dad Poor Dad: https://www.amazon.com/Rich-Dad-Poor-Teach-Middle/dp/1612680194

Get in touch with Brian! 

Last Best Partners' Website: https://www.lastbestpartners.com/
Brian's LinkedIn: https://www.linkedin.com/in/brian-seidensticker-90117021
Podcast LinkedIn Page: https://www.linkedin.com/company/distressed-to-success-podcast

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In this episode of Distressed to Success, Brian speaks with Henry Yoshida, CEO and co-founder of Rocket Dollar and Digital Trust. They kick off by breaking down how self-directed IRAs work, rolling over old 401(k) or IRA funds to unlock private and alternative investments like real estate, small businesses or opportunity-zone projects and why the standard retirement custodians don’t offer that flexibility. 

Henry explains the nuts and bolts of Rocket Dollar’s platform paired with Digital Trust’s custody services, and how this combo lets everyday investors deploy capital into communities they care about while preserving their tax benefits. 

Brian and Henry then trace his journey from a decade at Merrill Lynch, through launching a mid-market 401(k) consulting practice, founding Honest Dollar (later sold to Goldman Sachs), to the 2018 birth of Rocket Dollar and its eventual merger with Digital Trust. Along the way they share inspiring stories, such as a Harvard Business School alum who funded rental housing back in her hometown of San Antonio, and a circle of friends who saved their favorite college bar from closure, all by redirecting their retirement savings. 

These real-world examples underscore how tapping just a fraction of the $46 trillion in U.S. retirement assets can fuel local revitalization. Wrapping up, Henry offers a few nuggets of wisdom, “you succeed by your systems, not by lofty expectations,” and even reveals his favorite kitchen gadget, the Ninja Creami, for guilt-free protein “ice cream.” 

If you’re curious how a self-directed IRA could power your next community investment, visit rocketdollar.com for a no-pressure chat with their U.S.-based team.

Timestamps

1. Overview of Rocket Dollar & Digital Trust platform – 01:20
2. How to roll over old 401(k)s into a self-directed IRA (and find forgotten plans) – 02:48
3. Henry’s entrepreneurial journey: Merrill Lynch → consulting shop → Honest Dollar → Rocket Dollar – 04:39
4. Real-world examples of using self-directed IRAs for community real estate & small businesses – 11:18
5. Key success insight: “You fail to the level of your systems” + life-balance advice – 21:57

Get in touch with Henry

Website: https://bit.ly/4atczNJ

LinkedIn: https://www.linkedin.com/in/ppoteet/

Instagram: https://www.instagram.com/fitfinancehenry/

Phone Number: 1-855-ROCKET-D or 1-855-762-5383

Get in touch with Brian

Last Best Partners' Website: https://www.lastbestpartners.com/

Brian's LinkedIn: https://www.linkedin.com/in/brian-seidensticker-90117021

Podcast LinkedIn Page: https://www.linkedin.com/company/distressed-to-success-podcast

Book Crucial Conversations: https://www.amazon.com/Crucial-Conversations-Talking-Stakes-Second/dp/0071771328

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In this episode of Distressed to Success, Brian speaks with Paul Poteet, founder of Surge Capital Group. Brian and Paul trace Paul’s journey from a business-management major fresh out of college to becoming a multifamily developer carving out a unique niche in tertiary markets. 

Rather than chasing high-profile zip codes, Paul explains his “zoning-first” strategy, targeting commercial zones that allow multifamily by right, snapping up overlooked parcels in places like Ogden, Utah, and secondary metros across the South, and then taking projects from land acquisition through entitlement, construction, lease-up, and sale over a 1–3-year cycle. 

Along the way, Paul shares hard-earned lessons on growth and efficiency: how doing fewer, high-quality deals and preserving cash reserves can safeguard a young business; why the mantra “hire slow, fire fast” is vital; and how standardizing building designs has become Surge Capital Group’s secret sauce for maximizing profits. He also opens up about personal growth, shifting his focus from purely financial goals to family, relationships, and the power of visualizing success before it happens. 

Timestamps

Get in touch with Paul

Website: http://surgeredev.com

LinkedIn: https://www.linkedin.com/in/ppoteet/

Contact info: [email protected]

Get in touch with Brian

Last Best Partners' Website: https://www.lastbestpartners.com/

Brian's LinkedIn: https://www.linkedin.com/in/brian-seidensticker-90117021

Podcast LinkedIn Page: https://www.linkedin.com/company/distressed-to-success-podcast

Book Crucial Conversations: https://www.amazon.com/Crucial-Conversations-Talking-Stakes-Second/dp/0071771328

Subscribe to follow the show!