Texas Triangle

And we also have a sister sangha in San Antonio.

And this Texas triangle is really significant.

We have a triangle of...

Soto Zen temples that we can access and mutually support.

It

was lovely.

And this Texas Triangle is a really significant feature of Texas life and also the Soto Zen world.

And a couple of weeks ago, sometime in August, I was in Japan for a big ceremony for our school, for Soto Zen school.

And It just makes me wish that my law firm would grow even faster because that's exactly the kind of thing we help out with.

We just do it in the Texas Triangle area, and Lubbock is quite far away from that.

So maybe I just need to get some people out in Lubbock who want to join us, fight the good fight.

The second thing was you mentioned that you studied the war in Vietnam.

No, I can write million.

Multifamily loans are headed to foreclosure in what is called the Texas Triangle.

S2 Capital, Lurin Capital, GBA, all losing or potentially losing properties.

I do want to let you know that we should all be hugging a mortgage spread.

Yeah, I think when it comes to a seller, one, it may depend on where the ranch is.

But if you're relatively in a high-growth area, a typical example of that would just be what they call the Texas Triangle from San Antonio to Houston to Dallas, Fort Worth area.

If you're within that zone, if you're going to sell your ranch, probably unless it's a liquidity issue, I'm not necessarily advising you to do that unless you're just changing what you're doing in your life.

Because right now, that land probably is going to continue to appreciate at numbers similar to what the stock market does.

It's, it's always like, like, Screw San Antonio, screw Dallas at the end of the day, always.

Like, the Texas triangle is very legit.

The rivalry is legit.

But historically- The Spurs have at least had my respect as, like, an organization, right? Like, like Popovich is the GOAT.

So I would love for us to just kind of chat about the best ways that people can improve their custody solution.

But as we think about our time together, Parker, education has taken a lot of places, hasn't it? The Texas Triangle, we've been a lot of places educating people, haven't we?

We have a lot of roads, a lot of hours on those roads, those lonely Texas roads.

Or some of them are lonely, I should say, particularly those going out to West Texas.

You've got demand growth, which we clearly articulated both from a large commercial and industrial, uh, demand side that not only at Oncor but in ERCOT with the batch study process that we just talked about.

But you've also got population growth, mainly along the I-35 corridor, the Texas Triangle.

For your listeners that may not be familiar with Texas, they call it the Texas Triangle from the DFW Metroplex in North Central Texas down I-35 south to Austin and San Antonio, then east across to Houston, and then back up to DFW.

And you've got somewhere between, uh, you know, 83, 85% of the Texas population that is either inside or near that Texas triangle.

So you've got population growth.

Texas grows by 1,100 people a day.

They could have sold to others, but they chose to merge in with us.

And what is really nice is that we built out what we call the Texas Triangle.

So if you think about it, Houston, DFW, Austin, San Antonio.

There were only two banks chartered in Austin that were over $500 million, and Keystone was one of them.