The Art of the Rep (And the Rep Fails) (S3:E5)

Recap of Cap Rates (S3:E8)

Ever heard your broker throw around the term cap rate and nodded along like you totally knew what it meant? Yeah… we’ve all been there. In this classic episode from Season 1, Mike and Marc break down what a cap rate actually is (spoiler: it’s not a hat size) and why it matters more than your morning coffee when it comes to evaluating a commercial property. We’re talking risk, returns, and all the fun math your high school algebra teacher promised you’d never use in real life. Whether you're a seasoned investor or just here for Mike’s dad jokes, this episode will leave you a little smarter — and a lot more entertained. Put your calculator down (for now) and press play!

Out of Office, But Not Out of Reach (S3:E7)

You know what’s harder than landing a new client? Keeping the one you already have from bolting because your voicemail says, “Out of office until further notice.” In this episode, Mike and Marc get real about customer service in commercial real estate—how it doesn’t stop at 5 PM, doesn’t care about time zones, and definitely doesn’t end when the ink dries. Whether you're closing deals or just trying to find a decent Wi-Fi signal in the Caribbean, your clients expect answers—and our favorite duo has opinions. They dish on the golden rule of CRE: always answer the phone (yes, always), why post-deal follow-up is more than a courtesy, and how to turn complaints into future commissions. So grab your earbuds and your best “sorry I missed your call” voice—it’s time to talk service with the guys who never let a voicemail go unanswered (unless it’s spam).

Not Lawyers, Just Lease Nerds (With Monster Stories) (S3:E6)

This week, Mike and Marc crack open the mysterious, often misunderstood world of commercial leases—aka that stack of legal paper that decides who pays to fix the HVAC and whether you’re allowed to hang your neon llama sign. They’re not attorneys (disclaimer: seriously, they are NOT attorneys), but they have read leases so many times their eyeballs have legally changed shape. Tune in for real talk about what’s in a lease, what landlords might actually do versus what they’re required to do, and why your Letter of Intent is basically the lease’s awkward first draft. Plus: the guys share some hilarious horror stories from the field—including one terrifying property tour featuring a life-size monster mannequin that almost sent Mike running for the exit. 😱 Whether you’re new to the lease game or you’ve been burned by vague repair clauses before, this episode is your survival guide—with just enough laughs to keep you sane.

The Art of the Rep (And the Rep Fails) (S3:E5)

Strap in and hold on to your listing agreements, folks—Mike and Marc are back in the vault, cracking open some of the realest real estate truths around buyer/seller and landlord/tenant representation. What’s the agent’s actual job in each scenario? Who’s paying the commission? And why does giving an inflated value to win a listing feel a lot like promising a six-pack after one gym session? This episode dives into the difference between active marketing (hint: it’s not just posting on Crexi and praying) and passive marketing (aka the “list it and ghost it” strategy). The guys also tackle the sticky business of transparency, client psychology, and the golden rule of CRE: know thy client—because guessing wrong could mean showing a vegan a steakhouse... twice. If you’ve ever wondered how not to be that agent—or just want to hear two seasoned pros roast bad habits and break down big ideas with a side of sarcasm—this one’s for you. Hit play. Get smarter. Stay funny.

Counting Cap Rates (and Chicks) Before They Hatch (S3:E4)

Cap rates: they’re stuck, they’re weird, and they’re making commercial real estate sloooow. In this episode of In the CRE Vault with Mike and Marc, the guys dive into the upside-down world where interest rates are high, cap rates are low, and some companies are tossing around “projected” or “blended” cap rates that assume buildings are full — even when they’re half empty.  But not Mike and Marc. They keep it real, sharing sharp advice on how to navigate today’s market without falling for the fluff.  Oh, and there’s an update on Mike’s baby city chickens — because obviously, no episode is complete without a little backyard farm drama. Tune in for laughs, lessons, and the inside scoop on why this cap rate puzzle matters for everyone watching the CRE space.