Why Cities Will Start Dying Without Migration with Ness Sándoval, Professor at Saint Louis University

Why Cities Will Start Dying Without Migration with Ness Sándoval, Professor at Saint Louis University

In this episode, I sat down with Ness Sándoval, a Professor of Demography and Sociology at Saint Louis University and one of the leading voices sounding the alarm on population decline. Ness walks through his personal journey from growing up in a small, segregated town in Nebraska to becoming deeply focused on demographic trends and spatial inequality. His early exposure to contrasting environments and access to education shaped his perspective on opportunity, migration, and long-term societal shifts. We dive into the reality that population growth as we’ve known it is ending, driven by declining birth rates, aging populations, and reduced migration. Ness explains how this shift will fundamentally impact housing, economies, and entire regions—especially cities like St. Louis. He outlines why migration is now the only path to growth, why young people are the key to survival, and why many regions are unprepared for what’s coming. The conversation highlights both the risks of inaction and the narrow window of opportunity cities still have to adapt before long-term decline becomes irreversible. Connect with the Host Twitter: ⁠twitter.com/ItsRajTut⁠⁠ LinkedIn: ⁠⁠https://www.linkedin.com/in/rajtut/⁠⁠ Instagram: ⁠instagram.com/ItsRajTut⁠ TikTok: ⁠⁠https://www.tiktok.com/@itsrajtut [https://www.tiktok.com/@itsrajtut] Connect with the Guest LinkedIn: https://www.linkedin.com/in/ness-s%C3%A1ndoval-a42ba938/ [https://www.linkedin.com/in/ness-s%C3%A1ndoval-a42ba938/] Email: Sandoval@slu.edu Timestamps: 00:00 Demographic collapse warning  01:07 Guest introduction and background  03:00 Early exposure to inequality and education 04:20 Transition from pre-med to demography 07:00 Discovering demographic trends and data  08:50 Global examples: Japan, Russia, Middle East 11:00 The Great Recession as a demographic shock  12:30 Why population decline matters economically 14:00 Housing demand collapse and empty towns 16:00 Migration as the only growth solution 19:00 Why St. Louis is losing population  22:00 Attracting young people and “stickiness”  24:00 COVID’s impact on births and deaths  26:00 Pittsburgh as a case study 28:00 Housing shortages and policy resistance 30:00 Immigration and growth in suburbs 34:00 Schools driving family migration decisions 37:00 Best vs worst-case future scenarios 42:00 Aging population and economic strain  46:00 School closures and declining youth population 49:00 Midwest’s future opportunity for growth  52:00 Why St. Louis fails at storytelling 55:00 Tracking migration with IRS and cell data 01:01:40 Where to follow Ness and closing thoughts This podcast is brought to you by Storyboard Living. If you're looking to sell us a 40+ unit multifamily property in the St. Louis region, or another part of MO/IL, please email deals@storyboardliving.com Connect with us at our Website:  [https://storyboardliving.com/] https://storyboardliving.com/ [https://storyboardliving.com/] LinkedIn profile: https://www.linkedin.com/company/storyboard-living/ [https://www.linkedin.com/company/storyboard-living/]

A $1.5B Real Estate Bet on Aging America with Laurie Schultz, Principal & Co-Founder at Avenue, Viva Bene

In this episode, I sat down with Laurie Schultz, Principal & Co-Founder at Avenue, Viva Bene to discuss how aging demographics are reshaping real estate and why traditional senior living is due for a major transformation. Laurie shared her journey from growing up in St. Louis to building a career across apartments, healthcare real estate, and senior housing. She has helped develop more than $1.5 billion of projects and now focuses on solving one of the biggest unmet needs in housing. We also talked about how entrepreneurship often starts long before people realize it. Laurie explained why many older adults do not identify with the traditional senior living model and how that gap created the opportunity for active adult communities. We broke down Avenue’s Viva Bene concept, which combines age-restricted housing, social connection, and preventive healthcare services. She also shared how AI is changing development, why construction labor remains a challenge, and how housing could eventually become part of healthcare reimbursement models. This conversation is a masterclass in spotting demographic trends early and building around real human needs. Connect with the Host Twitter: ⁠twitter.com/ItsRajTut⁠⁠ [http://twitter.com/ItsRajTut%E2%81%A0%E2%81%A0] LinkedIn: ⁠⁠https://www.linkedin.com/in/rajtut/⁠⁠ [https://www.linkedin.com/in/rajtut/%E2%81%A0%E2%81%A0] Instagram: ⁠instagram.com/ItsRajTut⁠ [http://instagram.com/ItsRajTut%E2%81%A0] TikTok: ⁠⁠https://www.tiktok.com/@itsrajtut [https://www.tiktok.com/@itsrajtut] Connect with the Guest LinkedIn: Laurie Schultz, CCIM [https://www.linkedin.com/in/laurie-schultz-ccim-a1636445?utm_source=chatgpt.com] Website: Avenue Development [https://avenuedev.com/people/laurie-schultz/?utm_source=chatgpt.com] Company Updates: Avenue LinkedIn [https://www.linkedin.com/posts/avenue-dev_our-principal-and-co-founder-laurie-schultz-activity-7445140768652165120-wa_c?utm_source=chatgpt.com] Timestamps for Key Segments 00:00 Why traditional senior living is changing 01:14 Introducing Laurie Schultz and Avenue 01:56 Growing up in St. Louis and first career steps 04:19 How entrepreneurship developed early 06:33 Entering healthcare and senior housing real estate 09:10 Aging in place vs moving to senior living 10:07 Building Avenue through medical office projects 14:31 Expanding into development, construction, and investment 19:20 How AI is changing real estate development 21:54 Why Viva Bene was created 25:21 Why St. Louis became the first pilot market 32:19 Early leasing success and expansion plans 37:23 Challenges facing senior living today 39:35 Designing active adult communities differently 44:21 Laurie’s day-to-day and long-term mission This podcast is brought to you by Storyboard Living. If you're looking to sell us a 40+ unit multifamily property in the St. Louis region, or another part of MO/IL, please email deals@storyboardliving.comConnect with us at our Website: https://storyboardliving.com/ [https://storyboardliving.com/] LinkedIn profile: https://www.linkedin.com/company/storyboard-living/ [https://www.linkedin.com/company/storyboard-living/]

Why You Feel Exhausted, Stuck & Unhealthy with Sharnie Grewal, Functional Wellness Coach

In this episode, I sat down with Sharnie Grewal, Functional Wellness Coach focused on helping women over 30 optimize their health through a root-cause, functional approach. Sharnie shares her journey from growing up in London to becoming a physical therapist and eventually transitioning into entrepreneurship after experiencing her own health struggles. What stood out to me is how her personal frustration with low energy and being told “this is normal” pushed her to challenge conventional thinking and build something that actually helps people feel better. We dive deep into functional medicine, the importance of addressing root causes instead of symptoms, and the biggest health mistakes people make—especially around sleep, movement, and food habits. Sharnie also breaks down how identity, mindset, and daily choices shape long-term health outcomes. Beyond health, we talk about the realities of starting a business, overcoming money beliefs, and building a life that aligns with both family and purpose. This episode is a powerful reminder that your health—and your life—can change dramatically when you take ownership of it. Connect with the Host Twitter: ⁠twitter.com/ItsRajTut⁠⁠ LinkedIn: ⁠⁠https://www.linkedin.com/in/rajtut/ ⁠⁠Instagram: ⁠instagram.com/ItsRajTut⁠ TikTok: ⁠⁠https://www.tiktok.com/@itsrajtut [https://www.tiktok.com/@itsrajtut] Connect with our Guest: Website: www.sharniegrewal.com Contact email: hello@sharniegrewal.com LinkedIn: https://www.linkedin.com/in/sharniegrewal/ Instagram: https://www.instagram.com/sharniegrewal/ Timestamps for Key Segments 00:00 Overcoming exhaustion and “normal” burnout 01:17 Introduction to Sharnie’s business and niche 02:05 What her health coaching business does 02:52 Growing up in London and early interests 03:53 Path into physical therapy 06:44 Personal health struggles as turning point 08:00 Discovering functional medicine 10:30 What functional medicine actually is 13:07 Leaving traditional healthcare limitations 15:20 Starting a business with no experience 17:20 Building a wellness community online 20:27 How her coaching process works 23:15 Biggest health mistakes (sleep, food, movement) 30:47 Gut health and nutrition fundamentals 34:28 Money mindset challenges in entrepreneurship 39:30 Rapid fire health insights and habits 42:04 Daily routines and non-negotiables 46:14 Final message: your body can heal This podcast is brought to you by Storyboard Living.If you're looking to sell us a 40+ unit multifamily property in the St. Louis region, or another part of MO/IL, please email deals@storyboardliving.com [deals@storyboardliving.com] Connect with us at our Website: https://storyboardliving.com/ [https://storyboardliving.com/] LinkedIn profile: https://www.linkedin.com/company/storyboard-living/ [https://www.linkedin.com/company/storyboard-living/]

Why Cities Rise or Fall Based on Their Downtown with Steve Smith, Co-Founder at Lawrence Group

In this episode, I sit down with Steve Smith, co-founder of Lawrence Group and founder of New + Found. Steve started Lawrence Group in 1983 in the attic of his home with just a few hundred dollars and a vision of building what he once called the “super firm” — a company that designs, builds, develops, and owns real estate. Over four decades, that vision has grown into a vertically integrated organization operating across architecture, development, construction, and hospitality. We talk about the mindset behind transformative real estate, including how Steve nearly went bankrupt on his first development, why he believes developers should lead change instead of chasing trends, and how the idea for City Foundry STL was born during a visit to Krog Street Market. We also break down the financing behind one of the most complex real estate deals in the country, how historic tax credits helped unlock massive redevelopment, and why investing in downtown St. Louis remains a mission larger than profit. Connect with our guest: Twitter: ⁠twitter.com/ItsRajTut [⁠twitter.com/ItsRajTut] ⁠⁠LinkedIn: ⁠⁠https://www.linkedin.com/in/rajtut/ [https://www.linkedin.com/in/rajtut/] ⁠⁠Instagram: ⁠instagram.com/ItsRajTut⁠ [⁠instagram.com/ItsRajTut⁠] TikTok: ⁠⁠https://www.tiktok.com/@itsrajtut [https://www.tiktok.com/@itsrajtut] Connect with our guest LinkedIn: https://www.linkedin.com/in/steve-smith-faia [https://www.linkedin.com/in/steve-smith-faia?utm_source=chatgpt.com] Lawrence Group: https://thelawrencegroup.com [https://thelawrencegroup.com] New + Found: https://newandfound.com [https://newandfound.com]  Timestamps for Key Segments 00:00 The moment City Foundry was conceived 02:15 Introducing Steve Smith and Lawrence Group 04:19 Growing up in an entrepreneurial household 05:07 Deciding to become an architect at age 10 06:07 Starting Lawrence Group with $7,500 09:01 The failed development that nearly ended everything 13:00 Rebuilding the architecture firm and delaying development 16:06 The motorcycle museum that sparked new development 21:00 Learning historic tax credits and adaptive reuse 24:34 Creating markets instead of following comps 27:54 Studying other cities to inspire developments 29:27 The origin story of City Foundry STL 35:04 Environmental cleanup and the brownfield strategy 44:05 Financing one of the most complex deals in the country 48:54 Measuring success beyond financial return 52:16 Why Steve keeps investing in downtown St. Louis 55:02 Staying calm during crises and downturns This podcast is brought to you by Storyboard Living.If you're looking to sell us a 40+ unit multifamily property in the St. Louis region, or another part of MO/IL, please email deals@storyboardliving.comConnect with us at our Website: https://storyboardliving.com/ [https://storyboardliving.com/] LinkedIn profile: https://www.linkedin.com/company/storyboard-living/ [https://www.linkedin.com/company/storyboard-living/]

How Dr. Sonia Cajigal Is Rebuilding Allergy Care with Sonia Cajigal, Allergy/Immunologist at St. Louis Family Allergy

In this episode, I sat down with Sonia Cajigal, an Allergy/Immunologist at St. Louis Family Allergy, to talk about her path from an accelerated medical program into allergy and immunology, and eventually into building her own private practice in St. Peters, Missouri. She has a strong clinical background, but what stood out to me was how intentionally she has built a more modern, flexible, patient-centered model of care. We talked about the difference between training to become a physician and learning, in real time, how to become a business owner. Sonia also shared how her own experience with allergies helped shape the way she thinks about patient care and innovation. We also went deep on what is changing inside allergy treatment today. Sonia explained oral and sublingual immunotherapy for food allergies, the difference between food allergies and intolerances, and why newer options like Quick-LI are creating a much faster path to relief for environmental allergy sufferers. Beyond the medicine, we discussed the business realities of private practice: choosing location strategy, managing overhead, handling insurance headaches, delegating operations, and deciding whether growth should mean getting bigger or becoming more specialized. One of the biggest themes from this conversation was that meaningful innovation often starts before the broader market fully accepts it. Connect with the Host Twitter: ⁠twitter.com/ItsRajTut⁠⁠ LinkedIn: ⁠⁠https://www.linkedin.com/in/rajtut/⁠⁠ Instagram: ⁠instagram.com/ItsRajTut⁠ TikTok: ⁠⁠https://www.tiktok.com/@itsrajtut [https://www.tiktok.com/@itsrajtut] LinkedIn: https://www.linkedin.com/in/sonia-cajigal-a3476616b [https://www.linkedin.com/in/sonia-cajigal-a3476616b?utm_source=chatgpt.com] Website: https://saintlouisfamilyallergy.com/ [https://saintlouisfamilyallergy.com/?utm_source=chatgpt.com] Practice Profile: https://www.mercy.net/doctor/sonia-rani-cajigal-md/ [https://www.mercy.net/doctor/sonia-rani-cajigal-md/?utm_source=chatgpt.com] St. Louis Family Allergy — private allergy, asthma, and immunology practice in St. Peters — https://saintlouisfamilyallergy.com/ [https://saintlouisfamilyallergy.com/?utm_source=chatgpt.com] Timestamps 00:00 Food allergies, myths, and why treatment has changed 01:26 Sonia Cajigal’s medical background and accelerated training path 05:53 The moment allergy and immunology clicked 06:59 Why she chose to build her own private practice 08:11 The first steps to launching a medical business 10:12 Location strategy and why she opened in St. Peters 13:33 New allergy therapies: oral and sublingual immunotherapy 17:21 Success rates, patient comfort, and treatment goals 19:28 Environmental allergies, allergy shots, and Quick-LI 23:18 Equipment, technology, and evaluating new tools 26:31 Private practice vs. hospital systems 27:39 Why food allergies are rising 34:09 Food allergy vs. intolerance: what parents get wrong 38:15 What frustrates her most about the healthcare system 43:49 The biggest surprises of business ownership and her advice for founders This podcast is brought to you by Storyboard Living.If you're looking to sell us a 40+ unit multifamily property in the St. Louis region, or another part of MO/IL, please email deals@storyboardliving.comConnect with us at our Website: https://storyboardliving.com/ [https://storyboardliving.com/] LinkedIn profile: https://www.linkedin.com/company/storyboard-living/ [https://www.linkedin.com/company/storyboard-living/] #Podcast#Business#Healthcare#AllergyTreatment#PrivatePractice#FoodAllergies#Immunotherapy#MedicalEntrepreneurship Connect with the HostConnect with the GuestAssets Mentioned During The EpisodeTimestamps for Key Segments