211. Jazzel Aguirre

- This is how I do it. - This is awesome. You're on the radio, Jusail. (laughs) - Go ahead, Jusail, I'm listening. - Yeah, you sound like a radio man. - So I got set up with this while back now, I guess it's going over two years now. When I started working on the podcast and then last summer started working on a lot of Zoom meetings last summer. And so this is a-- - Pretty cool. So are you do interview people in the industry and stuff? - So I have. I was on a roll and then had a hiatus and then back on again and then COVID hit. And then we've been doing a lot more Zoom meetings as opposed to the podcast since we're not meeting in person. - Yeah. - So that's. - You think it'd be easier doing Zoom meetings, but I feel like I just get just as nervous versus like person. - Let's see here, I gotta do something. Well, you know, it's a different format. I think if you get comfortable with it, - Yeah. - Do you do it enough? I'm trying to take care of a setting here real quick before we get started. So sorry. - Sorry for the phone. Hello, Anthony and Sarah. - You have probably been the most interactive co-host at the beginning. - Oh me. Well, you know me, I'm very chatty. So. - All right, I've got one final thing I'm doing here. Well, we'll wait just a few minutes. There's only a few of us on. So let's buy about by 504, 505. I think we had a full group yesterday. So let's see how many more join us here. - Okay, that works. - So are y'all back in the office at all? Or is it still working remotely? - It's still remote. We were supposed to go back to July 5th and we're gonna be in a rotational system. - Yeah. - But we'll see now that there's like a second wave of COVID, we haven't really had any feedback from our CEO of we're gonna continue, but the plan is still on. It's over you. Was it something that making the transition from the office setting to away from the office was that easy for you and for the other co-workers or was it a learning curve? - You know, we have the sink hold teams and we've really implemented it. And it's very awesome because like everybody just hit the ground running. The only thing is like, can you hear me now? And accidentally sharing your camera during presentations was just so funny 'cause the hair like their hairs are all crazy. (laughing) I think definitely the most difficult. I really enjoy working from home. I'm definitely a lot more productive 'cause there isn't people coming to my desk and just asking me questions all day long. The only hard thing for me is that I work with various different departments and I have to constantly be on the phone. So I'm definitely working a lot later and I have to wait for somebody to get off the phone so they can call them. Versus like just hop into their desk and seeing if they're available. - Gotcha, yeah. Are y'all going back to, are y'all going back in the fall or? - You know, so it's still up in the air. We've started getting some more concrete direction and it's always fluid, right? That's one of the things that I keep seeing and so that could change next week. It could change going into August. We could have a different update based on what the numbers are doing. But I think as of right now, the idea or the plan is for everybody to have their material available online. So that way you're prepared, we're prepared. As opposed to not being prepared and then trying to play catch up really quick in August or September. And so it's to have everything ready to go. And then they've put a cap on the room numbers that so if a class has, well, it's a 20% room cap as of right now. So we're limited on that. So that's going to cut out a lot of classes that aren't going to be available in the classroom setting. So for most part, everything is looking like it's going to be online. But that's always subject to change. And so for those of you listening, don't quote me on that because that's not the final word. So we'll see. But I think they are taking the safety serious for the faculty, for the staff and the students. - How's your daughter is she still learning August? - You know what, I haven't put her on it in a while. And what's interesting is she has her own business right now, which is doing custom cell phone cases. - She's so awesome. - He is still in them all over the US. She's even had one individual from the UK, from London, has bought a couple of them. And so it's more about working with her, putting systems in place. And so she was asking me a lot of questions. And I said, you know, what you're doing is you're asking me these accounting questions. You need to go get an accounting degree. - Yeah. - And so we were walking through revenues and expenses. And I'd said, she said, this seems a lot like what you taught me with the real estate. She didn't say pro forma. But she goes, can you give me another copy of that? And I said, I can. I said, but it's not directly on point with what we're doing here. This is different. So yeah. So I need to put her back on it. - That's so awesome. Is she doing it like through like Instagram or anything? - Yeah, through Instagram mainly. And she's got a whole network where they're all helping each other doing social media marketing and doing TikToks, things like that. So doing giveaways. So she's constantly getting stuff in to do giveaways and she sent me stuff out for giveaways. So that's pretty cool. - That is so awesome. Hello Laura. - Hi, Chizzo. It's good to see you. - Good to see you as well. - How are you? - Wonderful. Just working all day every day. How are you? - Yes. Are you at home? Have you been for a long time? - Yeah, we've been at home. Well, I started quarantine myself since March 6th. And so it's been quite the length there. And so I was kind of happy when they opened things up. So I was like, oh my God, I can go outside. But then now I'm like, okay, maybe I should quarantine again. - I know. Yeah, it's been pretty crazy. But you're staying busy, I'm sure. - Yeah. - Yeah. - Been insane. And I apologize. A lot of students have messaged me over in on LinkedIn over the past couple of months since March. And I've not had the chance to get back yet. So. - Oh yeah, I know. I'm sure you're swamped. So yeah, I understand. - And that's you know, I've told them. I said, if you're connecting with a professional, I said, one, they're not gonna, they will likely not get back to you right away. And it's not because they don't like you. It's just they're busy. And I said, when you've got those relationships, establish, it changes that. You know, like when you know that person, you've got a face, you know, you've had some interaction with them that it changes that relationship in terms of responding to them as opposed to just somebody that's out there sending you a message. So. - No, yeah, completely agree. - Well, I think so we're at 507. It appears that we've got a short list today, which is fine 'cause we're still gonna get capture your message for the students who couldn't be on today. And so we'll go ahead and get started. So mainly. We want to get your story. So I'm gonna do Caroline, if you don't mind, I'm gonna hide your video and same thing Laura. - Okay. - And Laura, you'll be in the background just like yesterday. - Okay. - Just as we had Nicole Swanson on yesterday who has been on the development side with a number of jobs. She was an RFD graduate from 2012 from, remember correctly. And she just got a job with Joris. And so now she's on the line. - Joris is on the line. - And so as I was talking yesterday, we were like trying to remember things and then Laura being the background and would unmute, provide some comment. that works really well. - Yeah, I'm your backup. - There you go, I love it. So, so let's go ahead and get started. So we've got Giselle Gertie with US Real Estate, or otherwise known as Real Co. And Real Co is a subsidiary. Can you define what Real Co is for those listening? - Yeah, so we are an investment arm of USAA, but as you know, we just recently had a transaction where our executives recently bought back the company along with some partners. But USAA, we are an institutional real estate investor and we invest in high quality assets on behalf of our investors. Our investor profiles are, you know, anywhere from pension funds to corporate investors to high, now worth individuals. As of now, we're approximately 33 to 35 million, sorry, billion under assets, under management. - Dang. - Give you a little bit of an overview. - So, and we'll come back to some of that a little later just to define some of those terms. So let's talk about you then. So where did you grow up? - So I grew up in central Texas. - Fort Hood, if anybody's familiar with that area, so it's a military base up north. - So drive up, drive up 35, go north of Austin and then you hit Bell County, you hit Belton and then take a left. - Yeah, so if you get a chance to go, don't. (laughing) - It's not a good place to go. I ran into a mess I could after I graduated high school. - It's a pretty drive out there. - Taking 35 over to 281, that's a nice drive. - Yeah, it's a nice drive. - Yeah, it's a nice place you wanna live, right? - No, for sure not. - So you graduated from high school there and then what was next? - Yeah, so I kinda wanted to give a little bit of background of who I am and can't be. To be a little bit more relatable to the students. I know coming into college and trying to get internships and everything, it's very challenging. So I just wanna give a bit of a background. So again, I did grow up in Central Texas Fort Hood. So when I got out of high school, I definitely didn't have the funds to go straight into a university. So I went to Central Texas College, which is a community college. I did my basic there for the first two years. And after that, I decided that, hey, I don't think I'm gonna fully blossom if I just say community college here. I think I need to go to a bigger school. So I ended up coming to UTSA, sophomore, junior year, transitioning into junior year. I had no absolute idea what I wanted to do. All I knew is that I wanted to be in business. My family does a little bit of my mom. She bought some multi-family or duplexes back when the financial crisis happened and she was able to flip those and build her little real estate company like that. So I kind of watched her do that. The funny thing is that I was selecting electives and one of my electives was real estate principals and it was with Professor Tessky. And so that was the most interactive class that I've had and what I mean by interactive as you know, I was definitely pushed to go to networking events to go out to organizations and meet people and volunteer and also do these round table. So after going to, you know, going to Crutini or going to the CCIM symposium, I definitely realized that a real estate was something that I wanted to do. I really liked the networking aspect of it, but at the same time there were still a lot more depth that I still needed to learn. And I think like, you know, to give a little more about myself, I did not grow up with a lot of resources, especially in college, right? I was an enriched college student. I was working at Rainforest Cafe practically full time and also going to these events. So, you know, I didn't have the means to pay for these organizations like, you know, CCIM or Crut or you alive, but I think one of the things that definitely did help me a lot was going to volunteer these organizations to get myself out there, right? So, you know, I was out there volunteering, getting to know the professionals in the industry. And to this day, I still benefit from, to this day, I still benefit from meeting those professionals back then, you know, there's been opportunities where have brought, been brought up to me where executives from different companies that I've met over the past couple of years, even through college have reached out and said, "Hey, would you guys, would you like to join our company?" But, you know, thankfully right now, I really enjoy my job. And the message here to students is, you know, no matter what, you know, you may not have the resources to, you may not have the resources to join in organization, but just go out there and volunteer. I don't know if this is kind of like a cure in the air if I can just continue, keep going. - Yeah, yeah. So, this is your story. - Okay, already. So, it's so funny. Like, I always would, usually, like these round tables and like going out and volunteering and stuff, it was very beneficial that also, I have a hard name to remember, so it's Jizelle. And one of the funniest things that I used to do when talking to professionals is that I would always try to find something funny for them to be able to remember me. So, for example, when you used to encourage us to go to these round tables, they would be like, "Yeah, my name is Jizelle." Like a Jizelle, except I don't run fast. (laughing) Just like little ticks like that that I would, and example, I met Davis equity during a round table and I went ahead and I gave him a call and I was like, "Hi, my name is Jizelle." Like, I'd really like to shadow you. And he was like, "Oh yeah, Jizelle." Yes, yes, of course. Like, come here. You know, it's very beneficial to go out there and do these round tables and go to these organizations to meet these professionals and be able to potentially shadow them and also get to know what kind of field you want to be in, right? Because as a student right now, you're kind of, you get to know like the books, the book definition, but it's really essential to get out there and get to know what specific field you want to go into. Because in real estate, there's so many different directions you can go. You can be a lender, you can be a broker, and you know, you can be anything, right? So yeah, and then just to go back to my story, I was working at Rainforest Cafe and Topgolf had opened. So I quit running for us and I went to help golf and I was two weeks into my job and I was, this was in March 2015, I was graduating December of 2015 and then Teske tells me, you tell me, you're like, you need to quit your job and you need to go out there and say job. And I was like, I was like, okay, so I took that leap of faith, you know, again, not coming from a lot of resources. Yeah, I had some money in my savings and I took that leap of faith and thankfully, two weeks after I quit my job, Laura sends out an email saying, "Hey, USA is looking for an intern that lasts is a month, it's a month long internship." After that, I did the internship, they liked my work product, they kept me through the summer where they were, I was put in the fire with interns that were all master students from the real estate programs in the US and you know, they saw that I was able to, you know, compete and stay along with them for form alongside them. So I continued after my internship ended, I continued to stay on with RoCo because they offered me to stay on throughout my senior semester. And at the end, I graduated with an offer in my pocket, which I'm very thankful for, especially, you know, and I say that the reason why I got this internship as well as, you know, we had a good interview process with Laura and Tuske, and they, you know, I guess came down to two candidates and, you know, Tuske knew that I was involved with Organistines and he knew that I was trying to get out there. So I think that that's really important for students to do as well, is just put yourself out there and make sure that you're showing the interest and, you know, the faculty in this program will definitely have your back job. You know, and at that time, like around that time, we didn't have August, we'd had our. August in a class in the past, but at that time it wasn't part of a class, but I was still doing workshops and you and Daniel, Daniel, Casada, and just a handful of others. There was maybe one or two grad students. There was, right, Ray Lynn, she'd already graduated, she was going and in my daughter was, I made her go. So it was a small group, but it wasn't mandatory, but you took the initiative to go to those. And I knew from past experience that one of the things that real code would ask, you know, based on certain jobs, not all jobs, was whether or not the individual had an artist experience. And that was not the only thing, but that was something that was also, I think, in your favor, just having it had a foundation in that. And so when it came down to you, I'd tell you what everybody came out of the woodwork, because they wanted that internship. My question to them was, do you know, August? And I, of course, already knew the answer, because I knew who would go into the workshops and who hadn't. And so, so really it really came down to you. And that wasn't, again, that wasn't the only thing, a new based on your character, based on your attitude, based on your involvement with the program and with the organizations that you were well around a person and something somebody that would be a good fit for that internship. So that's why I never had a, I never had a reservation making that recommendation. And then the other thing, I remember you coming into the office and top golfers just opened in, in long days. And there was no, like no activity, right? And one of the things that we can get complacent or we can have our, we have that safety net where we have a job that we think is going to provide for us. And sometimes it's getting rid of that safety net and then making that, making that leap, which you did. And that's not easy. Yeah, I agree. It's, you know, sometimes you just have to take that leap of faith or, you know, like they always say, you know, if you don't take a challenge, then you're going to miss the shot. I really say. And then the other thing is you've, you've got to produce. I mean, that's, that's the other thing, whether it's an internship or a job, you've got to produce these days. I remember you coming back and telling the story at one point where, like day one of that internship, they'd asked you to work on an artist file. And it said, like, can you get, get this back to us, like Wednesday. And, and you had it back to them the same day. Yeah. And they were impressed with that. You know, they're like, how, you know, how is this possible? Yeah. It's like, it's based on your work product, it's based on your work ethic. And, and then also, again, going back to taking initiative of learning something that's out that's extra that's not required, but something that would benefit you in the long run. Yeah. Yeah. So if I can say a little bit about like the internships and like the rotational analyst program. So just to give you a quick background, so the internship program that I'm speaking about now they do accept undergraduates. And you rotate between two different departments within, I think, like it's a five week period for each. And you get to pick anything from asset management to portfolio management development acquisitions. And so the rotational analyst program is something similar, except it's a two year, it's a two year program where you rotate between four different departments and you spend six different six months in each different department. Kind of like getting a master's on steroids because you're learning so much just being integrated and, you know, we're pretty lean company. So you're definitely going to get a huge, you're going to get. And I'm going to get a amount of exposure. And I will say that, you know, USA real estate is a. And we're an institutional investor that invests in high quality asset. So where it starts is the, you know, investing in high quality people as well. And it's coming into these programs like the rotational analyst programs you're competing against, you know, your US student you're competing against graduates that are coming from, you know, some of the largest real estate programs in the US, but knowing that our school can compete against them like I've seen the product that, you know, our students are producing and we can compete. And I think things that will make us, you know, it has made to like stand out is like our three majors things that I would say. And this is, I mean, it's applicable to anything like if you want to be an institutional investor, I think that these are must but it's applicable across the real estate field. And we're going to be like, Excel modeling or knowing your Excel skills is so essential taking some modeling classes. For those Instagram models out there that's not what that's how. Talk about Excel modeling. So, you know, just being able to like go into YouTube and teaching yourself how to write formulas and really understanding. It's essential to know that at an entry level position, but eventually as you climb up the ranks, you're no longer doing Excel, you're more reviewing and understanding like if you understand financial concepts and how they're modeling, you're able to quickly pick up, you know, okay, this Excel doesn't look right so, you know, you're. Number two is August, you know, everywhere you go, they use August, whether it's in, you know, appraisals, whether it's a broker trying to sell a property or developing. Or just purely just valuations right. And the third thing, the third point that I would make is just being personable, I think it's so hard to. I think it's I rather pick somebody who I get along with and I could definitely see myself working with even if you know they're Excel skills out of one to 10 maybe a seven and somebody else is a nine, but they're more personal and you get along with them, then I'd rather pick to work with them. So let me let me ask you on that so. I tell the students like and I've got a module that's that's optional and the learning management system that's it's called like professional development resources and like that, I changed the name every now and then. And in there, I have the option to take a or two, now I think it's three different Harvard business review Excel modeling courses. So there's like a basic advanced and then like another advanced and total is probably like $150, you know, between all three classes, something like that. I think I think that's still the correct pricing structure. And then I've got some other videos on Excel, you know, Excel formulas that that goes beyond just the basic of like summing, you know, some cells. So like what can you can you give a little bit more context on like what they should be looking for for Excel modeling and then do you use. The mouse you switched over to just keyboards with with using Excel or combination of both or any other guidance you can give on that. Yeah, so I mean, it just depends on the assignment, but a lot, you know, for example, sometimes you may be given a lot of like data points and you'll have to somehow make it digestible. So like learning how to like create pivot tables that you can understand the data and look at the trends. And also, you know, being able to understand how to calculate, you know, future value or an interest rate. And also, you know, knowing the math behind it, right? Anybody can enter, you know, an IRR calculation and get an IRR over the next 10 years. But what does it mean to you like, like, is it, is that a good investment in IRR? And I have an IRR for an investment over the next 10 years that IRR is really your discount rate. It's really your return and your discount rate that eventually when you go to a risk and you're going to model evaluation, you're going to discount your cash flows based off of the IRR that you're achieving. It's also just building Excel spreadsheets that like, you know, you have like match and, you know, indirects and all those fun stuffs and whatnot. But I will say when I first started and now that I've been almost five years out of college and as I've moved up a little bit more, I am no longer review. I'm no longer when I first started Excel was everything that I did Excel, all day, every day. And so I was able to take the keyboard and not have to use my mouse. But now that I've just become more of a reviewer and kind of like, hey, like, and I give the analyst back the work and I tell him like, all right, I don't think this looks right. You correct it. It's more of a like, oh, okay, I need to use my mouse. Yeah, it's really good because you're doing, especially like if you're in acquisitions or in your development, you're using Excel all day long. So it's more efficient for you to know the keyboard than it is to like constantly switch between a mouse and the keyboard. Okay. That's good. That's great advice. And then, and then, um, And then providing some additional context. So you gave that and I think that's important for the students to hear. In regards to Argus, or we've got Argus Enterprise, that's the current, whatever the current version of Argus Enterprise is, are y'all still using DCF at all? Or do you know anybody out there that's still using DCF? - So last year, we finally had a cut theme building. - That it had. - Until people like you can no longer use DCF. So now we are, I think we're fully integrated. As far as all the departments that I know there was one department that was having a hard time leaving DCF, but now we're fully all on Argus. - Okay. And then can you give, can you give the listeners a cut some context for how you use Argus? - Yeah, so we as a, so right now for the fun that I work on, we're a private reach. So what that means is that we have to value our assets quarterly, because we have investors coming in and out of the fund. And the way that we value our assets is through Argus, right? So for some of our funds, we either may do it internally, or we may send it to an appraisal, but when we do it internally, we're putting assumptions within the Argus. Like what we think the, sorry, you know, I can hear. - Hey Daniel. (laughing) - Sorry. - But, so we're just using Argus and we're plugging in like a market rate and then assuming that the market inflation is gonna continue growing at a 3% over an expirion to come to a valuation where we can price it for investors. - Okay. And then what about reviewing Argus reports and understanding those reports? How long did that take for you to become comfortable to where you can look at the report and just like what you were talking about at the Excel, you know, looking at a Excel performance where you look at, oh well, this doesn't look right, to where you got comfortable with that on the Argus side. - Yeah, typically, it took me, you know, I would say that it took me about six months to a year to really get comfortable with, I mean, yeah, I can read a report and I knew what the outputs were but to get what a, you know, know exactly what report I need to look at, it took me like, you know, I would say maybe six to a year where if I had a starting point for evaluation and let's say that my valuation changed by like 5%, then I would know like, all right, I need to go look at my year 10 or year 11, N-O-I and make sure that that's not fully dipping and then that's how I would kind of start off. It's kind of like a diagnostic view. You have to look at multiple reports to make sure that there's nothing, nothing that's the major driver and it all starts with your cash flows. You look at your cash flows and if you see some kind of funky trends and you kind of, that's where you know where to start digging into. - Yeah, yeah, so that, and that just takes practice and experience I think is what that, you know, I think that's what I'm trying to get at for those that are listening is that it's okay if you don't know, you're coming out of school, you're not expected to know and it's a learning process but that, you know, through that experience it's something that you become proficient in at over time. And that's what I've said, those like whenever we had the CCIM competition, that the students would have the perform up on the screen and you know, one of the judges would say something, something's not right there. I know something, I don't know what it is but I can tell something's not right. Without, you know, without drilling down into the numbers, into the details. - Yeah. - But just by having that experience, they can look at it and know something's off. - Yeah, and it just starts with reviewing, you know, every single time you have any kind of output to any boss, just make sure that you review it and, you know, it's not about if you can enter, anybody can enter a number, it's about understanding inputs and why you put those inputs and why it's affecting the value, right? So even if you don't know where to start, just start by looking at the cash flows and there, you just kind of gain practice. And as you go forward with your experience, you know, even looking at an Excel model or an August model, if you know how the numbers should be trending or somewhat how they should look like, just based off of other, you know, you gain through experience, reviewing other courses or other Excel's kind of like, all right, that's not right. Let's go back and redo that again. - Yeah, let's go find the issue. So, so, got another question in terms of organizations that you had participated with, that you had volunteered with while you were in school. And then those that you were active with after you graduated. - Yeah, so when I was in school, I was volunteering for everything. I was going to a crew events. I was going to ULI, the CCIM symposiums, Rex too many that I can even count. I would even go to the networking event for the organization. So, I was really volunteering everywhere because I had no specific, I had no idea where I wanted to land. But as now, as I've kind of, you know, now that I kind of know my career path and I kind of know what I am involved in as far as organizations. So, right now I'm involved in ULI. ULI is very beneficial. It is, for me, you know, it's a lot, it you have all different walks of life there, right? You have your lenders, you have your brokers, you have, you know, your developers, your civil engineers. So, you really get to talk to a lot of people from all different aspects of the business. And I really enjoy that. You know, because you get to learn what they're doing and how they're doing it. And then later you can implement it onto your projects. Also, for me, it's definitely a little bit of a younger crowd. So, it's kind of, you know, you kind of create this, you know, networking event where you're growing up with these professionals. So, later on, while you're becoming executives or whatever, you really got to know them while they were, I don't wanna say that while they were young, but, you know, you kind of just build, you kind of build this network. - You move through your career together. Like as you advance in your career, they do the same. But you've got that foundation that was established back when you were first met, when you first became a member of the organization, yeah. - Yeah. And any aspect in real estate, whether you're a lender and you're a broker, you're always going to deal with it. You're a broker is always gonna deal with a institutional investor or a lender, you know, like for me, I deal with developers. I don't deal with civil engineers as much, but I know, like, you know, they'll propose to us. They'll use the civil engineering company. I'm like, you know, that sounds like a good company. And, you know, you're building relationships with lenders or maybe these developers may bring you a deal. So, for me, that suits. But also, I am also part of ICSE, which is the retail organization. And it's about, you know, it's really getting landlords and tenants together to be able to create partnerships to develop more retail or, you know, bringing new concepts, like the Barks Spot, which is this new concept out that, you know, it's a coffee shop and a dog park at the same time. But it's a pretty cool organization. And we have a symposium or, I guess they call it recon, in Vegas every year that we get to go. And, you know, they showcase like all these REITs and all these tenants and new concepts and you get to learn about like retail trends and stuff. - And the student rate for ICSE is, I think it's $50 a year. And I think attending recon is either $50 or $100 or, you know, something like that, like super cheap. - Oh yeah, it is very inexpensive for students. - Yeah. - The only expensive part is just probably, you know, I think that you're gonna play for scholarships, but it's just a hotel and like, up there. - Yeah, so I mean, that would be an awesome experience. And, you know, to tag along with another professional or a group out there and just experience recon. - Yeah. - I've got one question. If y'all have any questions, go ahead and post those in the chat window. I've got one question that came in by email and it's, what advice would you give being a Hispanic woman in the real estate finance industry? - Yes. I guess for that one, going back to my background is, you know, a first generation American, first to graduate, high school, first to graduate college, first probably to do a round table or even have a professional job. (laughing) The best advice that I can give you as a Hispanic woman in this industry is just continue to be outspoken. You know, even a woman in this industry, just continue to be outspoken. You know, familiarize, become an expert in what you're doing and just continue to express your opinions about deals or, you know, whatever the topic may be. And also continue to network with people outside of the, you know, out of your own organization. So you're well known, you know, if your boss hears, you know, that you've been talking to this person, you know, eventually it'll get back to them that, you know, you're a well-known person in the, you know, in the area or, or whatnot. And, you know, it benefits you to be outspoken, to be friendly, to be, you know, just out there. Yeah. And I, not to, I'll add something on from my perspective. And that is set your goals and don't let anybody get in your way. Yeah. I mean, you have a lot of people, that matter who you are, but you have, you have people that are naysayers, you have people that will, you know, not support you, say you can't do that. But, but find those people who can help you be, become successful. The find those people who are going to help you accomplish your objectives and, and set your goal or goals and, and make them happen. And you're, you're a perfect example of that. I love, I love your story. Oh, thank you. So, I, you know, I will say, you know, either whether you're Hispanic women or just a woman in general, especially in the industry, it's, you know, you're going to get a lot of like, not that it's intentional, but you'll get a lot of like pushback if you're talking and somebody may talk over you, like continue to talk, don't be intimidated. Just do not let anybody shoot you off your horse if you're giving your opinion, continue to say it and say with all your might, you need to be assertive and that's okay, you know, it may come off sometimes like you're aggressive, but you're not. You're just, you know, you're, if you're an expert in that field, make sure you continue to express your opinion. And I think that that's probably the most valuable thing is just continue to express your opinion. Yeah. Awesome. So, I don't, we don't have, I don't see any, any questions. So I think, I think we've covered everything that I, I wanted to cover. So if you have anything else you want to add on or we close it as we close it out. Yeah, I guess, you know, you know, the opportunities are out there, right? You just have to want them and want to pursue them to go get those opportunities, right? So just continue to go to networking events, continue to be involved with the program and continue to work on yourself to make yourself the best candidate that you can for any of positions. And, you know, I may not know you whoever's listening to this, but if you're a UTSA student, I want you to succeed and I have your back. And so if there's ever a chance that, you know, you, anybody wants to reach out to me. If LinkedIn is a little hard, sometimes I don't get the opportunity to log in as much, but, you know, Tuske has my email and you know, I'm happy to get some coffee and talk to anybody about what I do. So first, yeah, I'd say connect with look, look for Jazeal in LinkedIn and go ahead and send a connection request. And that'd be a, that'd be a first start. There's some other questions that, that came up. When did you decide to go into asset management as your career and where do you see yourself in 10 years? Yeah, so I started my career in asset management, but I am now in portfolio management, which is kind of like asset management, but on steroids. So I decided, I kind of fell into it a little bit, portfolio management, just to give you a little bit of background, we're strategizing and pulling properties into the funds and seeing if they're, you know, if they're a good fit for a fund, if they're going to produce great returns for our investors. And what I really didn't know about this position until I got into it is that it's a very interactive position with investors. And I think within the next 10 years, hopefully, you know, I'm, hopefully I become one of those capital razors within my portfolio management team where I go out and I'm talking to investors and raising raising funds on behalf of USA real estate or the fund that I'm currently. Nice, not, not if, but when. Yeah, when, yeah. They already have me practicing my PowerPoint skills, so this is good practice for me. Awesome. Love it. So I appreciate you being on today. This was awesome. As usual, it's great to, great to get to visit with you. I'm a good, well, Daniel, I said hi. And he's not the first person to walk in the background of one of the round tables. So. No worries. Keep that continuity going. But I appreciate you being on and for those of you listening, just else got a great story, connect with her, I'll link in. And this won't be the last time that we talk to her. So thank you. Yeah. Thank you. Bye.