Real Estate Development Is a Bit Like War Planning With Ian Jones

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Hanh Brown: Ian Jones is the president of the Bridgeton Group Incorporated BGI; His motto is “to produce a Perfect Balance of Aesthetics, Economy, and Market Appeal, all within a deep respect for the Environment”
He and his team have been operating for over 50 years, BGI Group and its related companies are responsible for the Development of over 23 Million Square Feet of Commercial, Multi-Family, Institutional, Healthcare and Industrial Real Estate throughout Canada & The U.S.BGI’s staff provides a single, homogeneous, and efficient unit taking full responsibility for the Project by contract, organization, and operation. Where most Development contracts usually contain independent design, construction, and cost control service companies resulting in a pyramid of fees, BGI’s structure provides cohesive in-house expertise in all of those disciplines. This provides economic benefits and higher and closer co-operation between the disciplines. Welcome Ian.

Ian Jones: Well thank you very much Hanh. A pleasure to be with you today. And I’m just, going to give you a brief overview, a just about over 50 years involved here in this journey, but I’m going to try and cover it in five minutes. So I basically, as you can probably tell by the accent, I came from Glasgow, Scotland to Toronto, Canada, the 1960 with family. I was fifteens or went through the turbulent sixties, 15 at the beginning in 25 and 1970. I was involved in it, a knee deep. I went to school here for three years. Toronto finished grade 12. I could not go to university because I had to support my mother at the time. and basically what that was, I started working for a general contractor in Toronto who was building the Toronto subways and raised express.

I got a job in their mail room. about four weeks into that job, I got to know all the managers. So I asked the manager of the estimate and department if I could be transferred in there and he said yes, and one condition that you take night school courses and if you pass them and stay with us for a year, we’ll pay for them. So well, I jumped at that chance and I did that for a total of four years, four nights a week. And I ended up a get in British profession is called a charter quantity surveyor. And what that is, we designed the economics of large-scale construction projects and, basically, contract administration and things like that. So I worked for them that major general for a couple of years and then start that with another major genital, built the CN tower and a few other mentioned doubles that, sort of nature all large scale, contracts.

So then, I then went to work for an architect for four years as their head office, a quantity surveyor, , dealing with all of their budgeting and contract management and over viewing, the general contractors that used to work for. They built a study, they designed the Toronto general hospital and said Mike’s hospital in Toronto. So again, large scale projects. after about four years of that, I went to a work product construction management company and, we built two, five-star hotels in Toronto and after that, that was about 15 years. So I guess I woke up one morning and if I could have written that, I’d done as what a developer does. So formed a, my development company in 1980 and been developing any of our sins. And um, right. Did they? I think in rowing figures there’s a bit 20s, female in square feet in my journey, both the development and construction. we did all our own construction of [inaudible] until about five years ago. And with the usual way 30 bed packages, the trades, So that was basically, I’m the five minutes if you like, , overview of, , the highway you started in the business and , re Optune did they, have me develop more stuff, most types of for asset classes.

Hanh Brown: You’ve been through 5 recessions; 5 decades in real estate development. You have many lessons learn to share from land acquisition, entitlements, financing, construction, and to disposition. You’ve developed a wide a gamma of real estate including hotels, Hyatt, Hilton, Sheraton, condos, hospitals, townhomes, retail, and now senior living.

Ian Jones: thank you. Yeah, that does include the condominium, all mints and various types of, residential. We generally stay away from large scale, a large track, single family homes. for a few reasons. Frankly, it’s really difficult to get to, as you call it, an entitlements here. Municipal approvals through it can just take too, too long, what you do end up getting over it. the market, I’ve been through about four or five procession, so thankfully, nor bankruptcy’s and incidentally on that you’d get to basically particularly three firewalls that we try and build an E yeah. Brick project, first being the accident value on the land. We try and double it, not triple the value of the land before the shovel was in the ground and then, or normal development fees and then the development profit. So are usually, it takes a, a major, major, big for, it really gets sent gear a real financial problems or switch. So help protect us against any, bank bankruptcies in the past.

Hanh Brown: I am sure there has been many memorable milestones for you .. please tell us what some memorable projects.

Ian Jones: The milestones, which just would be the transition from a working for a general contractors, to architects, to construction management companies. and then onto development. So those would be the, journey milestones as regards, the types of project milestones two particular ones stand in my mind, what Jaron? The Toronto and again I know you’re in the U S and dabbled there 2004 to 2007 mainly in Dallas we had the, the 600,000 square foot building on our vestry next door in Dallas city hall under option in, Oh. And then two elite to seven began to happen. So we did not exercise our option. I know a, we had 75 million TIF that in discussion with a, say a Dallas to make a 350 condominium in a convention center hotel right next door there.

But thankfully we, , a build out if you’re like, and a two way happened. So again, we dodged a bullet there financially. But the two, the two major milestones for the Toronto area one is, literally two blocks from the CNA and it was, it was basically a hundred thousand square foot and it was looking for a home. Otherwise they were going to move out to the suburbs and the city didn’t want them to. So we proposed to the city that we could accommodate them if we got approval for the 450-room hotel where none existed in that area of Toronto. And at the time, which was the late eighties. So the city approved that, lightning fast approvals, which they’ll had to jump through all the hoops. But we got the paramedics within nine months and that included the zoning amendment.

So I’m standing there today is the Hyatt, , hotels and talk about 200,000 square feet of, , I shouldn’t show rooms that three 70 King street. Right? So that was a pretty major milestone the other one was in a Toronto suburban. It was 30 acres of land. Our church on they didn’t know what to do with it. So the approach and we gave them a comprehend and sort of a master plan for 700 condominiums 160 bed long term here home some retail and a church. [inaudible]. So basically the project is there today, nine, two, eight, one Gore, we drive and Brampton, Ontario. And, that was a challenge. A we did it a through the usual a city approved bulbs and then we sold out the first 200 units. We built them as condominiums and the long-term care get belt by an operator and the first phase of the church.
So, ,that , that one, , , sorry. And we had an award that all it, sorry, trade packages and, all of them. Yeah, set one from the form where it can track [inaudible] they wanted another million dollars. So we told them we’d get back to them in a couple of weeks and we looked at about four different ways of building those buildings and we get back to them and said we wouldn’t need them at home. So we built them a completely different way, a structure wise, but nobody knew the difference really in the, the buyer’s ended up with a better product. So like crisis averted. So those two or, on the larger scale for us and, we managed to get through them. So those I guess would be the two a physical case study milestones.

Hanh Brown: How do you go about accessing supply/demand; land zoned or not; What is your strategy to successfully integrate between design, construction, operation, and so forth.

Ian Jones: Sure. , well, we always, , try and choose, well, number one, it’s demand. , we won’t touch anything unless there’s a demand for. And that demand has to be fairly deep. So we always look for the path of progress and any land that we’re looking for if we’re, we’d prefer land is zoned so we don’t go to the June amendment just because of time and cost, et cetera. And maybe missing the market that we’re aiming at so, so basically the path of least resistance is what we’re trying to get. And in every level, whether it’s the city or the construction end or whatever, , we try and make sure that, , , in the solution for Ana, let we touch ends up as a win, win solution, , and we will, , we’ll design or band or valve, new engineer, whatever we have to do and nod or to maintain, , a fair bottom line.

And again, we’ve got our three firewalls, et cetera. So we do have some extra flex stability, but we won’t overpay for land. If a landowner a wants to call the profit of the land and doesn’t need any room at all, we just bypass it in one of my favorite sayings is there’s always another deal. And so basically that’s, that’s how we approach any project. And if the, if the aesthetics anyway, byline is, we seek to achieve a perfect balance of aesthetics, economy and markup, peel within the environment. We try and do on every single project and [inaudible] the 2.0 every project hundreds and hundreds of items attached to it. Let me just we just approach each one of those line items, she cannot balance, aim. I like myself as a visionary, as a developer, but as a detailed guy and that’s for the charter quantity surveyor comes in because we are trained to look at every nut and bolt that goes into a project.

Hanh Brown: Your team is all in house, a private multi-disciplinary Real Estate Development Company; and you folks provide all facets of the Real Estate Development Process from Concept to Completion.
What are you and your team doing to be so successful?

Ian Jones: Well, we, , we like to think we look over the horizon, , and again, again, it’s back to a demand always, but , it’s not necessarily a current demand cause that can be fleeting, , within 12 months server over. And, so we try and look at trends over the horizon for all demographics, whether it’s seniors or millennials, et cetera, et cetera and they would build into that. And also a, when we introduce the past items I’ve mentioned to you, , , regarding, , , the land and I that value and, , the other items like that, the, for a specific market segment and that demand that we’re building them into, , that’s what a suite we really aim for. , so I think part of the success of your call like that,

Hanh Brown: Your team is a “high-performance work team”. Your people are very goal-focused, with specialized expertise that complement each other skillsets.
Together you and your team collaborate, innovate and produce consistently superior results. And that is how you stayed in the business over the past 50 years. Is that right?

Ian Jones: That’s great. Yeah. Yeah. And that staff has to be on the loyal and honest and a share in the success. We make sure that, what I mean? You can only have so many suits. There’s issues. So that isn’t what drives us in order to get a bigger one, then a bigger one as they make sure that the, the deals are successful. And when I say that, no number one is if there’s a construction lender, Oh, it just goes without saying. We know they’ll get the security, but it goes without saying they have to be made good and whole is number one in any investors. Number two, and then as a number three,

Hanh Brown: The lender always gets paid before the sponsor or the equity investor.
If the returns are greater than expected, the share flows to the sponsor but if the returns are lower than expected, a disproportionate share flows to the equity investors.
This allows for the risk and return to be distributed in a more equitable manner. The lender always gets paid before the sponsor or the equity investor.

Ian Jones: Yeah, yeah, yup, yup. , everybody has to leave the, the project in, , feeling good about it. , there’s too many end up in litigation, et cetera. And we let totally, never any litigation. There was once when we sold out to another developer or one of the, and they tried to not pay us what they were legally required to. , so we exercised a GM, I don’t, not a lot of people know about it is a Latin, it’s a LIS pendens in that light and for certificate pending litigation. And we registered that on title one with the bank their bank holds up any funds as soon as, as soon as they got a copy and we were paid the next day.

Hanh Brown: What advice can you give to college graduates that want to enter into this space.

Ian Jones: Okay. Well, a couple of years ago I, and I presented a talk at one of our local colleges and it was two, 350 graduating engineering and architectural students. And, I basically went over similar history, what I’m describing here and just how development works and how their degrees coupled with, charter quantity, severe degree would make them very formidable and, and by the ring. And that is through the Royal Institute of chartered surveyors. [inaudible] headquartered in London, but they also have New York office and around the world there’s about 120,000 at ICS already, professionals around the world, mainly in the brain if Commonwealth for them not widely spread in the U S but I think they’re starting to make an approach. , all the banks use at ICS, , members as loan monitor, , who I’m a check came contractors monthly billings, et cetera, and the level and percentage of work completed, et cetera, , so I, , was basically present in the other ICS, , the qualification as an add on to their, , and what they were getting true.

And everybody obviously knows what an architect or energy meters, but aim the Arak ACS is mainly known for the British Commonwealth. So a, to add that as a lab. Well he to me, and I know I’m biased here, but the E makes the basis for a developer cause we have, we have to pass 21 subjects, everything and all the categories of development from land rate through the asset management. , so that’s what I would suggest to any student that, , and I am actually mentoring some through LinkedIn aim that have shown interest and the passion, the passion is important. Not just I’d like to be a developer, but you need that same passion, and to go in night school for nights a week, for a couple of years. So that’s basically what I would suggest. And, looking back, if they followed the same route as I did, they could become a developer.

Hanh Brown : That’s very good advice. What are characteristics of a successful developer? I can think of a few, adaptability, tenacity.

Ian Jones: Yeah. Well most you better be ready for challenges, one of my other things is that a development is like a war planning. You’ve got grants, strategy that changes by the hour and then net, let the lead does, and you have to be very nimble and be able to, say when everybody’s going So, , these are some of the qualities that, , , just off the top of my head here, honesty, integrity, fairness, passion and tenacity is a much knowledge and experience, obviously, , being as Stuart and frugal but not selfish, that’d be inflexible, , and have [inaudible] a serious hope is grounded in faith. And as a Winston Churchill once said, a never, never, never give up So that’s basically in a nutshell.

Hanh Brown : What projects are you working in the senior living world?

Ian Jones: Okay, well that brings a, that brings me to the main topic is on our play, on our very much front burner today. As I mentioned about looking over the horizon and trends and all the rest of it. As you can tell a switch and say it, I have the 1960. See at 15 years old, I’m in the leading edge, the boomers as much. For fact, I like to claim boomer ship cause in the U S the boomer category starts in 1940. It’s like being after the war, but the war in Europe in May of 1945 even, I was born in July of 45. So I claim I claim boomer ship, , needless to say, then I’m in the leading edge of the boomers and have been watching, , everything that’s been unfolding in the just about every other day about the, , the boomer eat demographic and everything that, that Ives from that you need the affordability crisis, the waiting lists of five to 10 years for the food, both seniors, housing, et cetera.

What is the forgotten middle and why are you focusing on that demographic?
So, , we are very much concentrating on that to market and not the, not the market that most developers are aiming at. And when I say that most developers that we see are any us that either imminent section eight housing or the high end four or five of those in a month retirement homes. So somebody in the U S, if the balance of the market, toll, the forgotten middle, and that’s exactly what we’re going to be targeting. And so much so we’ll basically blend that all of the years that I’ve described to you here and to a unique new product which should begin introduced in the next two or three months just as a prelaunch. I didn’t drink. And these all aimed squarely at the middle and we’re where the retirement homes and incidentally, I believe the retirement home developers are building obsolescence.

You are a baby boomer developing with the mindset of how boomers want to live? Is that right?
As a boomer, I don’t want to know about setting donut learning each day for lunch and five each day for it and R and, , , if it’s used, the must be stat salmon we’re getting here, . So basically the product that we are going to be introducing is a, as such a different project, a product of copyright to the any Canada and the U S and M. since both of those countries are signatories to the Berne convention also covers an 150 odd countries. No, I’m not suggesting that we have get the depth to satisfy the demand, which is going to get exponentially worse as the next 10 years on folds. But we’re willing to cooperate to license the cooperate to other build up developers because what we’re putting together as an entire, different paradigm that one which will any include furnished suites with these therapists as required, et cetera.

And these will be from 1300 a month for 5,000 a month. And not only that, we have accommodated the, the design, absorb the design for the tape of better than lead, actually need classification so much. So, , these will be on the leading edge of, , reduction of carbon footprint type projects and, , the projects themselves, , will aim 55 to 75 and dependent active boomers and, , and also have within them, , labs, the will alone, the, , the boomers to keep learning and cause lots of them are still active and lasting a lot longer these days. And lots of experience. So we’re going to have in the building saying, Oh man, not like we work. , , they’ll get their own issues right now, but, , the, , , that type of thing or it would be an expanded business center with the classes, , even to the point of online university degrees, that type of thing. So that’s the, that’s where we’re heading.

Hanh Brown : How are you serving the seniors in the forgotten middle? After construction are you offering to a nonprofit housing provider?
And, , I could elaborate a lot more, but I can, I’ve been prohibited by the PR company until it gets out there, , but we’ll be doing that under nonprofit type of, , , foundation, , that we’re in the middle of forming right now. , so that we don’t want a own, the finish buildings will be a belt and we’ll be, , , building them, filling them, stabilizing them, and then talking in the mall, Vern to a charity. , I’d like a church group or a nonprofit housing provider. , they’re having problems getting housing built. So that’s the intention, on the purpose of our actually unfolding as we speak. So that’s basically the big picture is these will be able to be absorbed and communities with over 30,000, population, because then that 55 to 75 demographic, male and female, usually a bit 20, 25%, and that will be growing.

Ian Jones: So we, we see this as a, a much, much better investment as a, , the student housing, , tape. Cause again, looking over the horizon with the price of tuition prices of students, student tuition, et cetera, and, and their parents, continually strung out financially. We see more online, degrees which will, they negate as much a demand for student housing. So, yeah, that may have another five to 10 years that they couldn’t, returns, et cetera, but they’re they’re being built it just concerns me. It concerns me as much as the don’t own Tron or with the forest, the condominiums that are going on right now because half of those units is improvement. And a go Airbnb and Ray notice in front of the courts cause the condominium boards are up in arms with these strangers walking around, done our hallways and of course to say against your BNB, those kinds of projects, I can stop overnight. So this is the sort of this is the sort of things we look at and trying to anticipate. Well, not always correct. We’ve had them a few bloody noses. Okay,

Hanh Brown: I know there are confidential information that you are not yet ready to share, I would like to have to come back in few months to share the specifics of the senior living project “the forgotten class”

Ian Jones: Yeah. And I’ll have to revisit that with you a few months down the road because again, I’m a have a committed our entire team to and D’s et cetera, so that it’s not going to go before aim, , we say it should and that’s ,a couple of months a week. Cause obviously we want to talk about specific sites. At the time, as I mentioned to you, I’ve got an offer and, and some Detroit property and, I have an affinity for Dallas, and we have been talking to some people in Houston. So there are plenty of properties that, can and, accommodate what we’re describing. Incidentally, these buildings where they’re going to be three to six 40 maximum sex story from now. So they’re mainly suburban and one to two acres maximum. If it’s five acres, ultra-build seniors, rental bungalows on the same site, the old be able to get [inaudible] the same programs, et cetera. But the ideal is a three to six 30 building depending on their local demand in a in a near suburban area. So but the, the ag to Kentucky fried chicken formula, I have to keep under wraps as we speak.

Hanh Brown: What are some significant differences you see developing between US and Canada?

Ian Jones: Well, I ain’t much profoundly U S I actually am, , except maybe California because of the regulatory, , levels there, which are similar in Toronto. Frankly a, they say if you can get something built in Toronto, you can get a foot built in California, so they’re more or less equally cool. But the lending communities in the us are more entrepreneurial than Canada. We saved the Canadian financial systems when the U S went through the meltdown. But it can be frustrating to actually get a speculative construction loans, whereas it used to be easier than the U S it’s not as easy anymore. But if the product is rating the much prefer being in the U S, and part of that reason is in, in Canada we have this gem called development charges. And I’ll just give you an example of a condominium condominiums these days, a, you have to pay the city 40,000 a unit, , in order to get your paramount, , so if you’re building 200 units, I say $8 million plus your permit fees, , in the city, , uses that for the additional services or build a library or whatever.

Well, in the U S , the, , the levies are nowhere near that, , until they find a copy of the development challenges idea, , so you, between that and the, , , the, , , the bonds and everything that can be done in the U S the U S, , looked for ways to get projects built. Canada, it’s the opposite they, they try and make sure that the be so conservative that sometimes the thing never gets about where I would see us, usually tries to find a way so it’s just a whole different a mentality. And, and just to touch on a low bass three here, , , the scholar and had what was called the declaration of our broth and 1320 and that became the U S declaration of independence. , , also there was a lot of freedom, , lots of scopes left Scotland, they come to America and that a whole DNA, , , is still there. I know there’s a lot of other nationalities, but that’s basically the big difference the U S is a can-do attitude where we are as in Canada is conservative and, and, make me believe a 110% and then I may agree. So that’s it.

Hanh Brown: You got to be doing something right with regards to your health, physically and mentally .. to make it through the 5 recessions You are an active boomer, how do you keep your mental attitude and mental agility going strong?

Ian Jones: Okay. Well that starts with M Nope, it doesn’t start, but , healthy eating’s a major part of it. , , and that just, , if I can plug the, , the low carb diet, , like, cause, , that, , with all his fresh vegetables and everything cooked in it start fry. I don’t like fresh vegetables but cooked in a stir fry I have that, basically once or twice a day and, I’ve been having up for a couple of years. So yeah, I am. Its healthy eating is one of the major ones. So the other is a, an incidentally that comes with little exercise. A, I just don’t like excess. So I’m no one at a gym at five in the day at five in the morning I totally dislike running in the mail at day school. So it came from, I guess. But the, , , in addition to that, a, , , I pray every morning, , , in the 30 minute quiet time a then read a wide range of real estate publications, , mainly online and clearly emails, no TV, , like [inaudible] 99% of the rubbish and , aspire to be content or whether it’s all or with much. So no, it’s just I like to, I like to enrich other people’s lives as part of what drives me.

Hanh Brown: What do you on the horizon for senior living? What are you concentrating on?

Ian Jones: This is a part of the reason why we’re concentrating on the forgotten market And incidentally, I will see we are Kona, the joy concept. That’s what you’re going to see when it gets introduced. the reason for that is that we want a instilled joy the people that are going to be living in these because so many of them are living in, a loneliness or financially burdened, the whole thing is basically to try and instill joy into them. I’ve got a playlist already of about 80, songs from the 60s and late fifties that are going to be playing in the background so that when people come out, their unit is, are going to hear, whether it’s the beach boys or Motown.

We all know that a major, major problem right now, because there is no government funding to speak of direct funding other than through section, which is old subsidized than anything that’s subsidized these days is very difficult to, you know, a qualifier. So it’s not helping reduce these, major waiting lists of five or 10 years and are only going to go worse. we are now, we’re looking at the, a new financing or tax breaks, for, the affordable seniors’ housing that’s needed. And on the other end of it, you’ll get, the expensive Ironman [inaudible] as I mentioned.

In a senior living community, you start with upfront costs. Assisted living communities and independent living communities generally have a monthly rate from $1,500 to $6,000 and may offer certain hospitality and care services available for an additional monthly fee. Also, the typical homeownership costs for taxes, insurance, utilities, repairs and so forth are all covered by your senior living monthly service fee. And even the independent, living within those communities are, pretty expensive too. Incidentally those units are even more difficulty finance because they get, assessed and appraised. So they’ve got a much higher cap rate than normal apartment building. We’re going to be able to answer this. So, so those, there’s less and less of them. Yeah. Mortal get belt, but it takes a bit three years to fully fill one of those to stabilization.

Lending is tighter. some developers are finding it a little more difficult to get money to build new senior housing projects. Issues like construction and labor costs, oversupply, and government regulations are causing lenders to be less inclined to lend money. These regulations for banks limit the amount of real estate loans that they can make for construction based on their capital. It also used to be that if you wanted to be a developer and you owned land, you could contribute the land into a venture and get credit for that land when you get the loan. It’s more difficult now days. So in the very difficult to get financed, unless of course you are financing them yourself, but have you used the bank, finance it’s difficult. So the demand is nowhere near going to be getting met. In the States, within 10 years, there’s going to be like 80 million, in that senior category. And there’s only about four or 5 million in Canada, but it’s the same in proportion. In the us, with the challenge of the financing, but the governments are strapped, with the major deficits, so they’re reluctant to really building social housing think tank. That’s one thing that take Glasgow dead. The nearly sixties, they built 60,000 social housing units and within 10 years I think it was, Robert Moses, U S express way type thing is needed, I don’t see it coming, you know, because, uh, the U S is now know 23 trillion deficit and all the rest of it. In Canada, similar in proportion. So the government’s I don’t see helping the high end of it, it’s just a portion of the market and there’s lots of people in seniors that could have afforded it, selling their houses, but their houses took a great recession and they’d been helping their kids with these expensive tuition, the whole mid-market, is trapped, a lot of cinema and that’s why they need a lesser expensive option. That’s what we are going to provide.

Hanh Brown: What calculations have you come up to determine how much the “the forgotten market” is currently paying and how much they can afford to pay for senior housing.

Ian Jones: We did, we did some also some quick numbers for a typical house over seniors, they sell their house, they move in a 5,000 a month [inaudible] on money 12 years with nothing left in the bank with our product there that after 19 years of get, um, quite a few hundred thousand life.
I’ll take, a typical one in Toronto,a quick explanation. If I see if a senior couple of sales that are Toronto hosts mortgage free for a hundred thousand dollars and moves into a 5,000 a month place in, um, in 14, 19 years. Eh, the totally, our money was nothing left in the bank. Our product that we’re going to be bringing out is the, be able to use the funds and investments obviously, and that more or less pays for the 1300 and at the end of the 19 years, they’ll get 500,000 left in the bank. You know, so these are the, the sort of approaches that we are taking.The product has to be delivered in finance 1300 a month.

And part of the reason we’re doing it or the way we’re doing it. And I would say that’s, and a lot of other developers would just bypass it. We’re deferring, um, all the profit for 10 years we drowned or the project gets financed and that to second mortgage that we’d put in place a will have interest deferred for that same 10 years until, the mortgage is paid down, when the first mortgage, So these are all the areas that we’re trying to make sure that not only does that dress the forgotten middle, but it basically gives them, a much, much more affordable option. And incidentally, the quality and everything that these buildings will be every bit as good as the, the retirement homes, the eco there may not have less table claws and salmon or steak every other day. But, we don’t think that boomers in general are looking for that, looking for an affordable place to stay.

Hanh Brown: Thank you so much for your time. I know it is short to squeeze in 50 years of development in 40 min. I look forward to having you back to share about for upcoming “Joy Project” for senior living.

Ian Jones: Okay, well, our website is a BG. I grew up not as boy, girl, India, BG. I grew up dot C a for Canada, BGI group.ca. And my direct, email is Ian at BGI group dot. CA and I a N a. I’m Ian Jones, president and owner of BGI group. So that’s how do gladly answer any calls that I can answer and, keep them up to date. Thank you.

Hanh Brown: That is Ian Jones, from Bridgeton Group Incorporated, who has lived through 5 recessions, 5o years in real estate development, constructing 25 million sq. ft of real estate in the US and Canada. You are a wealth of knowledge and thank you so much for being here. Until next time!

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