Running The Pass

Kyle saw a delivery robot in Jersey City. And it changed how he's thinking about restaurant real estate. In this episode he breaks down what autonomous delivery — robots, tiered fulfillment, short-radius economics — actually means for the location decisions you're making right now. Delivery data isn't just a revenue number. It's a map. And it's already telling you where your next location should be.Questions this episode answers:What does autonomous delivery mean for restaurant real estate strategy?How should restaurant operators use delivery data for site selection?Does autonomous delivery change the value of high-visibility restaurant locations?What is a delivery trade area and how do I find mine?Should independent restaurant operators care about autonomous delivery?Actionable Takeaways:Pull your last 90 days of delivery data today. Map where your orders are coming from. The geographic clusters you find are your real trade area — and the neighborhoods where your next location belongs. Do

In this episode, Kyle sits down with Grant Director, Managing Director at Crexi, and Adam Siegel, VP of Product Growth at Crexi, two guys who spend every day building the data infrastructure that operators and brokers use to make site decisions to break down how PropTech is reshaping the way restaurant brands find, validate, and commit to new locations.If you're running a handful of locations and thinking about your next site, or you're helping brands grow and still cobbling data together from twelve different places, this one's for you.Get in touch with Grant DirectorLinkedIn: linkedin.com/in/grant-directorEmail: gdirector@crexi.comGet in touch with Adam SiegelLinkedIn: linkedin.com/in/adam-siegelEmail: asiegel@crexi.com

Understanding a restaurant franchise’s true health extends beyond financial statements, your digital footprint holds powerful insights. In this episode, Kyle dives into how franchisees and investors can evaluate social media presence to gauge authenticity, demand, and brand strength. Get clear on what to look for before committing your resources.

In this episode Kyle talks about trusting your broker when they say you need to act quickly! This market is fast and unforgiving, if you see a site, that checks even some of the boxes for your brand, you better move it, because it won't be there when you circle back around.

Kyle breaks down why most restaurants don’t have a tech stack, instead they have a “subscription drawer.” He gives a simple filter for every tool you’re paying for: it must lower labor, increase throughput, prevent waste, or improve acquisition efficiency. If it doesn’t, it’s probably not helping your EBITDA it’s just adding friction, and expense.Chapters00:00 Understanding the Tech Stack in Restaurants01:47 Evaluating Software Effectiveness03:32 The Four Buckets of Tech Evaluation06:02 Differentiation vs. Utility in Tech08:10 Measuring Financial Leverage of Software10:10 The Importance of Data Ownership12:33 Streamlining Operations and Reducing Friction14:38 Actionable Steps for Tech Optimization

In this weeks episode, Kyle sits down with Nicole Larson, National Manager of Retail Research at Colliers to discuss the future of retail and how it impacts site selection. Nicole highlights the expected consumer behavior changes, indicating a slight pullback in spending, while also stressing the importance of regularly monitoring sales trends.Get in touch with NicoleLinkedIn:https://www.linkedin.com/in/retailinrealtime/Instagramhttps://www.instagram.com/retailinrealtime/?hl=enReports Referenced In The ShowQuick Hits | Food and Beverage Help Feed U.S. Retail Growth - Knowledge Leader - Commercial Real Estate Content HubRetail Remains Stable as Holiday Season Nears | U.S. Retail Q3 2025 - Knowledge Leader - Commercial Real Estate Content HubWhere Data Meets Dinner: The $11,000 Battle for America's Grocery Dollar - Knowledge Leader - Commercial Real Estate Content HubGlobal Retail: 2025 Trends & 2026 Outlook Report10Rep Services✅ Lease Review – Send me your draft lease, and I’ll use AI + expert insight

In this episode, Kyle breaks down the real restaurant real estate timeline, from onboarding to site search to lease execution. Kyle explains how long the process actually takes, what slows it down, and how to set the right expectations for your brokers, franchisees, and your internal team.Whether you’re a franchisor trying to manage your pipeline or a franchisee itching to open your first unit, this episode will help you understand the steps, the timing, and the mindset needed to stay focused and move faster.10Rep Services✅ Lease Review – Send me your draft lease, and I’ll use AI + expert insight to highlight what’s worth pushing back on.

In this episode, discusses the critical year of 2026 for restaurant franchises, focusing on strategies for success in the evolving landscape of restaurant real estate.2026 Franchise Growth Playbook Download your free copy here.10Rep Services✅ Lease Review – Send me your draft lease, and I’ll use AI + expert insight to highlight what’s worth pushing back on.

SummaryIn this conversation, Kyle discusses the recent closures of Starbucks locations and the implications for commercial real estate. Chapters00:00 Starbucks Store Closures: An Overview07:18 Understanding the Implications of Store Closures15:36 Navigating Opportunities in Commercial Real Estate

In this episode, Kyle sits down with Robert Withers, from M1 Capital, and seasoned pro in commercial real estate finance, to discuss the recent changes in SBA rules and their implications for franchisors and franchisees. Chapters00:00 Introduction to Robert Withers and His Journey01:32 Understanding SBA Rule Changes03:03 The Importance of Equity in Lending05:01 The Shift in Lending Practices06:44 Challenges with Sold but Not Open Stores09:43 Navigating Franchise Agreements and Locations10:58 The Role of Business Plans in Financing11:49 The Importance of Proper Financing Structure14:07 The Shift from Residential to Commercial Financing15:18 Item 7 and Item 20 in Franchise Financing17:05 Capitalization and Investment Costs18:28 Advice for Franchisors on Financing18:50 Building a Strong Team for Success20:37 The Role of Specialists in Financing23:57 Real Estate Considerations in Financing24:33 The Importance of Title and Environmental Checks28:49 Conclusion and Key TakeawaysGet in touch with Robert WithersLinked

Did you ever wonder why the best restaurant sites always seem to get scooped up before you even hear about them? In this episode, Kyle pulls back the curtain on the hidden world of commercial real estate for emerging franchise brands. He talks about why so many prime locations never hit the market, and what it actually takes to get in the door. From building real relationships with brokers and landlords, to positioning yourself as a “power client,” Kyle shares practical ways franchisees can stand out and secure better sites. He also gets real about the importance of transparency and setting the right expectations, so you’re not chasing deals that don’t make sense.Chapters00:00 Understanding Off-Market Opportunities06:19 The Importance of Relationships in Real Estate12:23 Strategies to Access Off-Market Sites20:32 Navigating the Real Estate Process for Franchises

In this episode, Kyle introduces his "Restaurant Site Profitability Calculator". He emphasizes the need for operators to understand key financial metrics such as rent to sales ratio and sales to investment ratio. By leveraging these tools, you can make informed decisions about site evaluations and avoid costly mistakes.Do NOT sign a lease with out using this!Chapters00:00 Introduction to Real Estate Investment in Restaurants02:38 Utilizing the Restaurant Profitability Calculator05:51 Understanding Key Financial Ratios08:47 Evaluating Site Performance and Investment Risks11:39 The Importance of Accurate Financial Projections

In this episode, Kyle interviews Scott Redler, co-founder of Freddy's Frozen Custard and Steakburgers, who shares his journey in the restaurant industry, the growth of Freddy's, and his new venture, Moka's Coffee. Scott discusses the importance of franchisee success, data-driven decision-making, and the critical role of real estate in restaurant success. He emphasizes the need for transparency in franchising and the significance of maintaining brand consistency across locations. The conversation also touches on the qualities to look for in franchisees and the lessons learned from Freddy's that are being applied to Moka's Coffee.Chapters00:00 Introduction to Scott Redler and Freddy's Journey02:45 Transitioning to Mocha Coffee: A New Venture05:38 The Importance of Food Quality in Franchising08:18 Franchisee Selection: Finding the Right Partners11:07 Data-Driven Decisions in Restaurant Management13:48 Building a Strong Franchise Culture16:52 Conclusion and Key Takeaways19:28 Market Select

In this episode,speaks with Michael Keller, the CEO of Jeremiah's Italian Ice, about his journey to the top, the unique challenges of the frozen dessert industry, and the importance of franchisee satisfaction. They discuss the strategies for selecting franchisees, building a resilient community, and innovating product offerings like ice cream cakes. Keller emphasizes the need for a strong team and effective real estate strategies to ensure franchise success, while also highlighting the importance of understanding franchisee needs and satisfaction.Chapters00:00 Introduction to Jeremiah's Italian Ice and Michael Keller02:45 Transitioning from Consulting to CEO05:37 Understanding Franchisee Dynamics08:40 The Importance of Resiliency in Franchisees11:13 Building a Strong Executive Team14:14 Listening and Adapting Leadership Styles17:07 Optimizing Supply Chain Strategies27:16 Weekly Rhythm: Aligning Business Operations29:06 Entering the Ice Cream Cake Market32:40 Challenges of Menu Expansion for Franchisees36:16 R

In this episode, Kyle Inserra delves into the disciplined real estate strategy that propelled CAVA to scale successfully without losing control. Discover how CAVA's structured approach to expansion can serve as a masterclass for emerging brands.Chapters00:00 CAVA's Successful Expansion Strategy01:44 Key Location Selection Criteria04:23 Economic Considerations and Leasing Strategies07:09 Data-Driven Decision Making09:49 Negotiation Tactics and Team Alignment12:30 Leveraging Market Reports for Success

In this episode, we uncover the significant financial repercussions of overlooked lease escalation clauses in commercial real estate. Learn how these hidden clauses can lead to unexpected costs, draining resources and impacting profitability. We'll explore real-world examples, discuss the importance of thorough lease reviews, and share strategies to prevent these costly mistakes. Whether you're a franchisee, franchisor, or independent operator, this episode is packed with insights to help you protect your bottom line and make informed leasing decisions.Chapters00:00 The Million Dollar Mistake in Leases00:39 Understanding Lease Escalations and Their Impact05:29 Leveraging AI for Lease Management07:33 Strategies for Reviewing Leases Effectively11:01 Final Thoughts on Lease Management and AI

In this episode, we dive into the critical role of data quality in AI-driven decisions. Discover how flawed, outdated, or biased data can undermine your growth plans and why it's essential to ask the right questions about your data sources. Learn from real-world examples and gain insights into how AI can be a powerful tool when fed with accurate and relevant data. Join us as we explore the nuances of AI in real estate and how to ensure your strategy is truly data-driven, not just decorated with data.Chapters00:00 The Importance of Accurate Data in Expansion Strategies02:04 Understanding AI and Its Limitations04:30 Real-World Examples of Biased Data06:22 Evaluating AI Tools and Data Sources08:44 Strategies for Pressure Testing Your Expansion Plans10:55 How to Leverage AI Effectively13:10 Final Thoughts on Data-Driven Decision Making Need a Second Set of Eyes on Your Growth Plan?✅ Request a Market Study: Let’s identify the top trade areas for your concept using the right data

Your broker isn’t ghosting you because they’re lazy, they’re ghosting you because your deal is soft. In this straight-shooting solo episode, Kyle breaks down the real reason you’re not getting callbacks, tours, or deals done and spoiler: it’s probably you. From missing financials and vague site criteria to relying on flashy branding instead of real preparation, this episode is your wake-up call. If you want brokers to take you seriously and landlords to say yes, you need to show up with more than hype, you need to be buttoned up.● Why brokers ignore you—and what top-performing clients do differently● What landlords actually care about (it’s not your TikTok following)● How your past ghosting or failed LOIs might be haunting you in the market● What to include in a franchisee pitch deck that gets brokers moving● The single biggest mindset shift that makes brokers work harder for youFranchisee Pitch Deck https://kyleinserra.gumroad.com/l/fafao

Here’s the dirty secret about franchising: most brands never make it past 10 units, not because they can’t find franchisees, but because they’re not built to scale. In this no-holds-barred solo episode, Kyle breaks down exactly why growth stalls, what separates breakouts from burnouts, and what franchisors need to fix if they ever want to go from 10 to 50, or 50 to 100. Whether you're a founder hitting a wall or a franchisee wondering what’s really going on behind the curtain, this one’s a must-listen.

Ever feel like you’re sprinting toward your next location only to realize you picked the wrong site? Or maybe you’re overanalyzing every option and missing out altogether? In this no-notes, off-the-cuff episode, Kyle opens up about a last-minute guest cancellation that turned into something even better: a raw, honest breakdown of the tension between moving fast and moving smart when growing a franchise. Packed with real stories, hard-earned lessons, and a tactical framework you can actually use, this one’s for every franchisee trying to balance growth with good decisions.