Received this nugget from one of my factories. Hot Rolled steel (structural components - columns and I-beam) are up 68% from October 2025 to 2026. This doesn’t just impact mezzanines, it affects the entire structural scope. But the report is also predicting and easing in mid-2027 due to tariff resolve and import volumes.

Pouring foundation walls on our first pad and have the second pad compacted. We worked out a deal with our site contractor on how to handle rock and thankful we did as we hit a decent sized vein. Never enough contingency for any project. Good steady interest and have multiple LOI’s in place. Interesting mix so far of users and most tend to want 2 bays.

Has anyone built a flex industrial building using load-bearing CMU walls instead of PEMB? I'm considering this for our next project. Most jurisdictions in my market require around 50% masonry on visible walls anyway, so it seems redundant to pay for the PEMB structure and then add masonry to the outside. PEMB lead times have gotten scary, and costs keep going up with tariffs and inflation. With CMU, you could also paint the interior walls and leave them exposed, eliminating the interior framing. My sense is the overall cost would be pretty similar, but you'd end up with a more solid building. I'm attaching a few photos of a building here in Raleigh that used this approach, although they added brick veneer over the CMU, which I'd like to avoid. Anyone have firsthand experience with this? Curious how the costs and construction timelines compared. Thanks!

Hey everyone — Scott Porter here from Charleston, SC. My partners, Paul Santana and Harris Jones (both in the group), and I are pursuing small-bay/flex industrial through JSP Investments (Jones, Santana & Porter). Quick snapshot: - Markets: Charleston Tri-County, expanding into Greenville/Spartanburg and Rock Hill. - Activity: Swinging the bat — primarily targeting canceled/expired listings through brokers, touring, underwriting, and submitting LOIs. Charleston pricing ($250–$300+/SF) has created headwinds, but we're making offers based on the math and sharing our underwriting with brokers, which has resonated well. - Strategy: Value-add flex, single-to-multi-tenant conversions, lease-up, and occasional salon-suite conversions. - Structures: Cash, seller carry seconds, full seller financing, and occasional seller participation. - Prospecting: Big believer in direct-to-seller outreach, with the goal of securing face-to-face appointments rather than negotiating deals over the phone. We're working to build an off-market pipeline using ownership tenure, absentee ownership, portfolio size, etc., while getting to know key brokers through calls and coffee meetings. Buy box attached! For those who've closed deals, how did you source your first one, and how long did it take? What's working for your off-market pipeline — Invelo, Reonomy, direct mail, calling, VAs? If you come across SC small-bay/flex opportunities, please send them our way! I also have a separate SC land entitlement business, so happy to look at land deals outside your buy box. Open to JVs as well. We've enjoyed the Friday sessions — thanks to Will and Thaddeus for building a great community! Anyone headed to Tyler Cauble's Nashville mastermind next week? Would love to meet up! Connect with us on LinkedIn: - Scott: https://www.linkedin.com/in/jscottporter/ - Paul: https://www.linkedin.com/in/pauldavidsantana/ - Harris: https://www.linkedin.com/in/harrishousehacks/

Hello Hello! I’m Heather McCombs with Spacebox Management. I have nearly 10 years of experience in self-storage management and am now expanding into the flex space market. We currently have one facility under management that is under construction, with hopes of receiving our Certificate of Occupancy within the next month. I’m excited to bring my self-storage experience and industry knowledge into the flex space sector to help get our units leased quickly, efficiently, and successfully. www.spaceboxmanagement.com