Closed Monday

Kyle sits down with Ty Wilson, co-founder of Tab Commerce, on the floor of the National Restaurant Association Show to talk about the financial blind spot costing restaurant operators real margin. The conversation covers tail spend, the roughly 50% of purchases that happen across a team in smaller, harder-to-track transactions, and why that's where margin actually disappears in most restaurants. Ty breaks down how Tab Commerce gives operators corporate cards with category controls, automated receipt capture via text, and GL coding that syncs directly into their accounting software. Average customer is a 12-unit operator. Largest is 140. And yes, single-unit operators use it too.Connect with Ty Wilson and Tab Commerce:LinkedIn: Ty WilsonWebsite: tabcommerce.comRestaurant Real Estate Profitability Calculator: https://calculator-app-softmind-solutions-projects.vercel.app/Work with Kyle:Lease Review: https://stan.store/KyleInserra/p/lease-reviewLOI/Pre-Signing Review: https://stan.store/KyleInserra/p/presigning-site-loilease-reviewEmail: kyle@10rep.coInstagram: @kyleinserraLinkedIn: Kyle InserraWebsite: www.10rep.coKyle Inserra is a commercial real estate broker and founder of 10Rep, a fractional Director of Real Estate service for restaurant brands nationwide. He hosts Closed Monday, a podcast covering the business and real estate side of the restaurant industry for operators, franchisees, and emerging brands.

In this episode, Kyle 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.👉 Click here to request your Lease Review:https://stan.store/KyleInserra/p/lease-review✅ LOI Review – Got a location in mind? I’ll evaluate the deal terms, location viability, and broader market risk—before you commit.👉 Click here to get your LOI Reviewhttps://stan.store/KyleInserra/p/presigning-site-loilease-review🧾 What You’ll Get:AI-powered lease red flag summaryPlain-English breakdown of financial terms (escalation clauses, exclusivity, rent and of course escalations)Video with context on whether the deal is viable24–48 hour turnaround📩 Prefer email? Send your lease to kyle@10rep.co📲 Let’s ConnectInstagram: @kyleinserraLinkedIn: Kyle InserraWebsite: www.10rep.co

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 WithersLinkedIn:https://www.linkedin.com/in/robert-withers-602b16/Email:rwithers@mortgage1.com🔎 Need Another Opinion Before You Commit To A Location?✅ Lease Review – Send me your draft lease, and I’ll use AI + expert insight to highlight what’s worth pushing back on.👉 Click here to request your Lease Review:https://stan.store/KyleInserra/p/lease-review✅ LOI Review – Got a location in mind? I’ll evaluate the deal terms, location viability, and broader market risk—before you commit.👉 Click here to get your LOI Reviewhttps://stan.store/KyleInserra/p/presigning-site-loilease-review🧾 What You’ll Get:AI-powered lease red flag summaryPlain-English breakdown of financial terms (escalation clauses, exclusivity, rent and of course escalations)Video with context on whether the deal is viable24–48 hour turnaround📩 Prefer email? Send your lease to kyle@10rep.co📲 Let’s ConnectInstagram: @kyleinserraLinkedIn: Kyle InserraWebsite: www.10rep.co___________________________________________________________Kyle Inserra is a 15-year restaurant industry veteran and the founder of 10Rep, an outsourced real estate service for restaurants across the country. He specializes in the strategic growth and development of emerging restaurant brands, bringing a unique insider’s perspective shaped by years of hands-on operational experience. His deep industry knowledge allows him to understand and adapt to the evolving needs of his clients. Kyle’s areas of expertise include market insight and trend analysis, strategic site acquisition, advanced lease negotiation, comprehensive property assessment, tenant acquisition and retention strategies, and financial forecasting.In addition to his advisory work, Kyle is a sought-after keynote speaker on topics including restaurant site selection, restaurant consulting, content creation, and personal branding. He has been featured in Commercial Observer, Entrepreneur, The New York Times, ICSC, and the CREi Summit. Kyle also works as a commercial real estate broker, focusing on landlord and tenant representation in the New York metropolitan market.

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🔎 Need Another Opinion Before You Commit?✅ Lease Review – Send me your draft lease, and I’ll use AI + expert insight to highlight what’s worth pushing back on.👉 Click here to request your Lease Review:https://stan.store/KyleInserra/p/lease-review✅ LOI Review – Got a location in mind? I’ll evaluate the deal terms, location viability, and broader market risk—before you commit.👉 Click here to get your LOI Reviewhttps://stan.store/KyleInserra/p/presigning-site-loilease-review🧾 What You’ll Get:AI-powered lease red flag summaryPlain-English breakdown of financial terms (escalation clauses, exclusivity, rent and of course escalations)Video with context on whether the deal is viable24–48 hour turnaround📩 Prefer email? Send your lease to kyle@10rep.co📲 Let’s ConnectInstagram: @kyleinserraLinkedIn: Kyle InserraWebsite: www.10rep.co___________________________________________________________Kyle Inserra is a 15-year restaurant industry veteran and the founder of 10Rep, an outsourced real estate service for restaurants across the country. He specializes in the strategic growth and development of emerging restaurant brands, bringing a unique insider’s perspective shaped by years of hands-on operational experience. His deep industry knowledge allows him to understand and adapt to the evolving needs of his clients. Kyle’s areas of expertise include market insight and trend analysis, strategic site acquisition, advanced lease negotiation, comprehensive property assessment, tenant acquisition and retention strategies, and financial forecasting.In addition to his advisory work, Kyle is a sought-after keynote speaker on topics including restaurant site selection, restaurant consulting, content creation, and personal branding. He has been featured in Commercial Observer, Entrepreneur, The New York Times, ICSC, and the CREi Summit. Kyle also works as a commercial real estate broker, focusing on landlord and tenant representation in the New York metropolitan market.

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 Real Estate Strategies for Franchise Success42:07 Key Performance Indicators in Franchising46:40 Underrated Flavors and Final ThoughtsInterested in learning more about becoming a Jeremiah's franchisee - check them out here:https://jeremiahsfranchise.com/🔎 Need Another Opinion Before You Commit?✅ Lease Review – Send me your draft lease, and I’ll use AI + expert insight to highlight what’s worth pushing back on.👉 Click here to request your Lease Review:https://stan.store/KyleInserra/p/lease-review✅ LOI Review – Got a location in mind? I’ll evaluate the deal terms, location viability, and broader market risk—before you commit.👉 Click here to get your LOI Reviewhttps://stan.store/KyleInserra/p/presigning-site-loilease-review🧾 What You’ll Get:AI-powered lease red flag summaryPlain-English breakdown of financial terms (escalation clauses, exclusivity, rent and of course escalations)Video with context on whether the deal is viable24–48 hour turnaround💸 Starting at $99. Could save you six figures over the life of your lease.📩 Prefer email? Send your lease to kyle@10rep.co📲 Let’s ConnectInstagram: @kyleinserraLinkedIn: Kyle InserraWebsite: www.10rep.co___________________________________________________________Kyle Inserra is a 15-year restaurant industry veteran and the founder of 10Rep, an outsourced real estate service for restaurants across the country. He specializes in the strategic growth and development of emerging restaurant brands, bringing a unique insider’s perspective shaped by years of hands-on operational experience. His deep industry knowledge allows him to understand and adapt to the evolving needs of his clients. Kyle’s areas of expertise include market insight and trend analysis, strategic site acquisition, advanced lease negotiation, comprehensive property assessment, tenant acquisition and retention strategies, and financial forecasting.In addition to his advisory work, Kyle is a sought-after keynote speaker on topics including restaurant site selection, restaurant consulting, content creation, and personal branding. He has been featured in Commercial Observer, Entrepreneur, The New York Times, ICSC, and the CREi Summit. Kyle also works as a commercial real estate broker, focusing on landlord and tenant representation in the New York metropolitan market.

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🔎 Need Another Opinion Before You Commit?✅ Lease Review – Send me your draft lease, and I’ll use AI + expert insight to highlight what’s worth pushing back on.👉 Click here to request your Lease Review ✅ LOI Review – Got a location in mind? I’ll evaluate the deal terms, location viability, and broader market risk—before you commit.👉 Click here to get your LOI Review🧾 What You’ll Get:AI-powered lease red flag summaryPlain-English breakdown of financial terms (escalation clauses, exclusivity, rent and of course escalations)Video with context on whether the deal is viable24–48 hour turnaround💸 Starting at $99. Could save you six figures over the life of your lease.📩 Prefer email? Send your lease to kyle@10rep.co📲 Let’s ConnectInstagram: @kyleinserraLinkedIn: Kyle InserraWebsite: www.10rep.co___________________________________________________________Kyle Inserra is a 15-year restaurant industry veteran and the founder of 10Rep, an outsourced real estate service for restaurants across the country. He specializes in the strategic growth and development of emerging restaurant brands, bringing a unique insider’s perspective shaped by years of hands-on operational experience. His deep industry knowledge allows him to understand and adapt to the evolving needs of his clients. Kyle’s areas of expertise include market insight and trend analysis, strategic site acquisition, advanced lease negotiation, comprehensive property assessment, tenant acquisition and retention strategies, and financial forecasting.In addition to his advisory work, Kyle is a sought-after keynote speaker on topics including restaurant site selection, restaurant consulting, content creation, and personal branding. He has been featured in Commercial Observer, Entrepreneur, The New York Times, ICSC, and the CREi Summit. Kyle also works as a commercial real estate broker, focusing on landlord and tenant representation in the New York metropolitan market.

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💡 Actionable Takeaways:● Send a full franchisee bio and personal financials before you start asking for sites● Know your square footage, rent targets, and timeline—and communicate them clearly● Treat brokers like partners, not vendors—they’re your front line with landlords● Use Kyle’s downloadable pitch deck template to brief your broker the right way● Don’t spread your ask across 10 brokers—build loyalty with 1–2 well-prepared relationshipsExclusive Sponsor - Restaurant TechnologiesRestaurant Technologies’ Total Oil Management solution is an end-to-endautomated oil management system that delivers, filters, monitors, and recycles yourcooking oil taking the dirtiest job out of the kitchen and lets your employees focus on moreimportantrevenue drivingtasks.And no upfront cost! Control the Kitchen Chaos withRestaurant Technologies and make your kitchen safer while maximizing efficiency.Follow us:Instagramhttps://www.instagram.com/closedmondaypodcast/YouTubehttps://www.youtube.com/channel/UCAWWWInjLQ_g_Kgh5mXre8QLinkedInhttps://www.linkedin.com/company/closedmondaypodcast/If you enjoyed this episode, can we ask a small but mighty favor?Taking 30 seconds to subscribe and/or leave a review truly changes everything for an independent podcast like ours.Here's why: Each review not only makes our day (seriously, we screenshot and share them with the whole team), but it also helps new listeners discover Closed Monday when they're searching for restaurant growth content.The algorithm gods favor podcasts with active reviews, and your words help us climb those charts and reach more operators and franchisors who could benefit from these conversations.Whether it's a quick star rating or a few words about what you found valuable, your review helps us continue bringing you these expert conversations week after week.Thank you for being part of our community. We're building something special here, and your support makes all the difference!

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.💡 Actionable Takeaways:● Build your own site scoring model and stop relying on gut feel● Prep your personal financials like a pro even if your franchisor doesn’t● Use AI and location analytics to make better, faster real estate decisions● Don’t spray LOIs—target, commit, and negotiate with leverage🎯 Who This Episode Is For:● First-time franchisees unsure when to pull the trigger● Franchise operators stuck between urgency and uncertainty● Growth-minded owners looking to scale without losing their shirts● Anyone who’s tired of playing guessing games with real estateIf you enjoyed this episode, can we ask a small but mighty favor?Taking 30 seconds to subscribe and/or leave a review truly changes everything for an independent podcast like ours.Here's why: Each review not only makes our day (seriously, we screenshot and share them with the whole team), but it also helps new listeners discover Closed Monday when they're searching for restaurant growth content.The algorithm gods favor podcasts with active reviews, and your words help us climb those charts and reach more operators and franchisors who could benefit from these conversations.Whether it's a quick star rating or a few words about what you found valuable, your review helps us continue bringing you these expert conversations week after week.Thank you for being part of our community. We're building something special here, and your support makes all the difference!