T.U.T — The Unwritten Teachings

Hosted by Raj Tut

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Aug 2026

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T.U.T — The Unwritten Teachings is where timeless wisdom meets modern ambition. Hosted by Raj Tut, entrepreneur and founder of Storyboard Living, the show captures conversations with seasoned leaders, builders, and thinkers who’ve already walked the path and have the scars, stories, and lessons to show for it. No headlines. No hype. Just the unwritten truths about success, leadership, and meaning — shared by those who’ve earned them. New episodes every two weeks. Brought to you by Storyboard Living — storyboardliving.com. Follow @ItsRajTut on all platforms.

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August 18, 20261 hr 7 min

12 Luxury Stores in 12 Months: The Rollout Nobody Saw Coming with Dan Abel Jr., Chief Chocolate Officer at Chocolate Chocolate Chocolate Company & Bissinger's Handcrafted Chocolatier

In this episode, I speak with Dan Abel Jr., Chief Chocolate Officer and co-owner of two St. Louis institutions: Chocolate Chocolate Chocolate Company, the business his parents founded in 1981, and Bissinger's Handcrafted Chocolatier, a brand whose roots trace to Paris and a 1668 appointment as confectioner to the court of King Louis XIV. Dan is a second-generation chocolatier who, alongside his brother and sister, oversees manufacturing, distribution, national sales, and product development across both companies. We begin with the centuries-long history of Bissinger's and the story of how his father built Chocolate Chocolate Chocolate from a single storefront, then trace the family's path to acquiring Bissinger's in 2019. Throughout, Dan speaks to what it means to grow a handmade, heritage brand without ever compromising the craft that defines it. Our conversation covers the operating principles behind that growth: a discipline around cash flow that treats every expense as consequential, a relentless product-innovation cycle that brought new energy to a traditional industry, and the decision to acquire Bissinger's just six months before the pandemic forced a rapid pivot to direct-to-consumer sales. Dan explains why the company entered Palm Beach first when it began its retail expansion, reasoning that winning the most demanding luxury market would prove the model for the twelve stores that followed in a single year. He also discusses why he avoids chasing fads in favor of longer product cycles, how the business scales through small artisan production lines rather than industrial ones, and the lesson he values most — that staying hands-on and leading by example is something no book can teach. It is a candid look at building durable, premium growth in a business defined by tradition. Connect with the Host Twitter twitter.com/ItsRajTut LinkedIn https://www.linkedin.com/in/rajtut/ Instagram instagram.com/ItsRajTut TikTok https://www.tiktok.com/@itsrajtut Connect with the Guest LinkedIn https://www.linkedin.com/in/dan-abel-jr-15541765/ Bissinger's Handcrafted Chocolatier https://www.bissingers.com Chocolate Chocolate Chocolate Company https://www.chocolatechocolate.com Timestamps 00:00 01:22 Meet Dan Abel Jr. and the family's two chocolate brands 02:12 Bissinger's history, from 1600s Paris to the court of King Louis XIV 06:03 How his father fell into the trade and founded the company 10:27 Growing up inside the family business 15:11 Building the craft and the business discipline at once 22:35 Igniting wholesale by knocking on doors across St. Louis 27:15 The seasonal truffle breakthrough and a competitor's advice 30:47 The Bissinger's acquisition and what made it fit 35:21 Six months of chaos, and the $1 million line they couldn't cancel 40:47 Lockdown closes retail as direct-to-consumer explodes 44:34 The omnichannel flywheel and following the data to Florida 47:00 Why they opened in Palm Beach first 49:55 From one Palm Beach store to twelve in a year 65:22 The lesson you can't learn from a book This podcast is brought to you by Storyboard Living. If you're looking to sell us a 40+ unit multifamily property in the St. Louis region, or another part of MO/IL, please email deals@storyboardliving.com Connect with us at our Website: https://storyboardliving.com/ LinkedIn profile: https://www.linkedin.com/company/storyboard-living/ #Entrepreneurship #Leadership #Business #FamilyBusiness #LuxuryBrand #RetailExpansion #ProductInnovation #StLouisBusiness

August 4, 20261 hr 14 min

How Missouri Became the 5th Largest Cannabis Market in America with Kevin Riggs, Co-founder & CEO at BeLeaf Medical

In this episode, I speak with Kevin Riggs, co-founder, partner, and CEO of BeLeaf Medical Co., one of Missouri's first vertically integrated cannabis companies and the organization behind the Swade dispensary brand. Riggs's background is in engineering rather than cannabis; he built and ran a civil engineering firm before his interest in concussion research and pain management led him into the plant sciences. He was named a St. Louis Business Journal 40 Under 40 honoree, and his career has since spanned politics, engineering, and now one of the most heavily regulated industries in the country. What stands out in this conversation is how much of BeLeaf's origin traces back to a picnic table shared among three partners with no established roadmap to follow.Our conversation covers what is required to build a vertically integrated cannabis company from seed to sale, including the banking restrictions, zoning obstacles, and regulatory uncertainty that defined the industry's early years. Riggs details Missouri's seed-to-sale tracking requirements, the tax code provisions that treat cannabis operators similarly to unlicensed drug traffickers, and the deliberate culture work required to scale from a handful of founders to five hundred employees without losing what made the company function in the first place. He also shares the piece of advice that has stayed with him longer than anything he has read in a business book: there is no playbook, and the people who succeed are simply the ones who continue showing up.Connect with the HostTwittertwitter.com/ItsRajTutLinkedInhttps://www.linkedin.com/in/rajtut/Instagraminstagram.com/ItsRajTutTikTokhttps://www.tiktok.com/@itsrajtutConnect with the GuestLinkedInhttps://www.linkedin.com/in/kevin-e-riggs-p-e-9b71101/Websitehttps://beleafmedical.com/Companyhttps://swadecannabis.com/Timestamps00:00Cold open — the mentor who told him "you owe me this"01:06Introducing Kevin Riggs and BeLeaf Medical02:05Growing up in St. Charles between sports and music05:32Jim McMahon, Junior Seau, and the concussion research that led him to cannabis07:24Founding BeLeaf Medical around a picnic table14:27What Missouri's cannabis landscape looked like before legalization16:21The 2018 Farm Bill loophole and the fight over Amendments 2 and 324:02The real barriers pioneers faced: banking, zoning, and vendors31:33What vertical integration actually looks like, seed to sale34:26Inside Metrc: how every plant gets tracked and traced37:16Why cannabis is one of the highest-taxed industries in the country40:05Building and defending culture across 500 employees50:42Kevin's role today: boardroom vs. the dispensary floor57:01What actually drove BeLeaf's growth and turnaround65:47The best business advice he never found in a bookThis podcast is brought to you by Storyboard Living.If you're looking to sell us a 40+ unit multifamily property in the St. Louis region, or another part of MO/IL, please email deals@storyboardliving.comConnect with us at our Website: https://storyboardliving.com/LinkedIn profile: https://www.linkedin.com/company/storyboard-living/

June 23, 202656 min

The Real Business Behind Interior Design with Julie Abner, Principal Designer & Owner at Julie Abner Interiors

In this episode, I sat down with Julie Abner, Principal Designer & Owner at Julie Abner Interiors, an award-winning full-service interior design firm based in St. Louis. Julie has been building her firm for nearly 20 years, with work featured in publications like St. Louis Magazine , Sophisticated Living , and St. Louis Homes + Lifestyles . We talked about her early creative influences, how her parents helped recognize her interest in design, and the path that took her from Southern Illinois to Chicago and eventually to St. Louis. Julie also shared how she transitioned from working under other designers into building a firm of her own. We also got into the real business behind interior design: earning client trust, managing process, building vendor relationships, avoiding trends that do not last, and creating spaces that feel personal rather than copied. Julie broke down how she reads a client’s inspiration images, why five photos can be more useful than 100, and how she balances a client’s vision with budget, scale, materials, and long-term livability. She also shared practical design ideas for elevated spaces on a budget, her view on AI in the design process, and the unwritten teaching she would pass on: value yourself, trust your instincts, stay focused, and do the work. Connect with the Host Twitter: ⁠ twitter.com/ItsRajTut/ ⁠⁠ LinkedIn: ⁠⁠ https://www.linkedin.com/in/rajtut/⁠⁠ Instagram: ⁠ instagram.com/ItsRajTut⁠ TikTok: ⁠⁠ https://www.tiktok.com/@itsrajtut Connect with the Guest LinkedIn: https://www.linkedin.com/in/julieabnerinteriors Website: https://www.julieabnerinteriors.com/ Instagram: https://www.instagram.com/julie_abner_interiors/ Timestamps for Key Segments 00:00 Design hacks for an elevated look on a budget 00:42 Storyboard Living multifamily acquisition note 01:13 Introducing Julie Abner and her 20-year design career 02:15 Growing up creative in Southern Illinois 04:21 Choosing design instead of a traditional path 05:33 Chicago, St. Louis, and the next career goal 06:49 Learning the business before starting her own firm 09:35 Moving from home office to The Hill studio 10:48 Wearing every hat in the early years 13:03 The first award and early validation 15:34 How Julie earns trust with clients 16:44 Balancing client vision with professional experience 19:09 What designers see inside inspiration images 21:33 Design lessons for commercial real estate spaces 25:08 Budget-friendly ways to elevate a home or apartment 27:37 Avoiding one-signature-style design 30:02 Timeless design versus trends 34:44 Staying current without copying what is overdone 37:19 What separates great vendors from average vendors 38:40 How AI fits into interior design 41:06 Lessons from year one to year twenty 43:49 Building a team, reputation, and confidence 45:52 Julie’s goals for the next decade 51:09 Rapid-fire design opinions 54:18 Julie’s unwritten teaching This podcast is brought to you by Storyboard Living. If you're looking to sell us a 40+ unit multifamily property in the St. Louis region, or another part of MO/IL, please email deals@storyboardliving.com Connect with us at our Website: https://storyboardliving.com/ LinkedIn profile: https://www.linkedin.com/company/storyboard-living/

June 9, 20261 hr 0 min

How Tom Schlafly Turned A $137K Bet Into A St. Louis Institution with Tom Schlafly, President at Schlafly Beer

I sat down with Tom Schlafly, President at Schlafly Beer, co-founder and chairman of The Saint Louis Brewery, an attorney, author, civic leader, and minority owner of the St. Louis Blues. Tom helped pioneer craft beer in St. Louis when he opened what became Missouri’s first microbrewery in 1991, at a time when craft beer was virtually nonexistent locally and Anheuser-Busch dominated the city’s beer identity. We began with Tom’s deep family history in St. Louis, from his Swiss immigrant roots to his great-grandfather’s entrepreneurial path through banking, mineral water, railroad ties, and the family’s long connection to the region. This conversation explores how Tom used legal training, timing, patience, and a willingness to look foolish to build something durable in a market many people thought was impossible. We talked about the early laws that made brewpubs difficult in Missouri, why the first Tap Room location looked irrational in 1991, how the craft beer market has changed, and why brand credibility mattered more than gimmicks. Tom also shared his views on civic responsibility, downtown St. Louis, immigration, the future of the region, and the kind of leadership that helps boards and communities make better decisions. His throughline was clear: take the risk you will regret not taking, but build with enough seriousness that the work can outlast the original bet. Connect with the Host Twitter: ⁠twitter.com/ItsRajTut⁠⁠ LinkedIn: ⁠⁠https://www.linkedin.com/in/rajtut/⁠⁠ Instagram: ⁠instagram.com/ItsRajTut⁠ TikTok: ⁠⁠ https://www.tiktok.com/@itsrajtut Connect with the Guest LinkedIn: https://www.linkedin.com/in/tom-schlafly-1ba26410 Schlafly Beer: https://www.schlafly.com/ Thompson Coburn Bio: https://www.thompsoncoburn.com/people/tom-f-schlafly/ Timestamps for Key Segments 00:00 Tom Schlafly’s introduction and the founding of Schlafly Beer 01:11 Family history, immigration, and deep St. Louis roots 03:05 Choosing downtown St. Louis over Clayton 04:35 The Schlafly family’s entrepreneurial history 09:12 Contrarian thinking and the origins of the brewery idea 10:10 Discovering English beer while studying at Oxford 12:09 Why a microbrewery could work in St. Louis 13:16 Missouri liquor laws and the first microbrewery license 19:09 Early business challenges and regulated alcohol markets 21:23 Opening the Tap Room in a neglected downtown neighborhood 26:21 Downtown St. Louis, real estate bets, and neighborhood change 31:17 Craft beer competition and changing consumer behavior 36:03 Building the Schlafly brand with seriousness and stability 37:57 Becoming a minority owner of the St. Louis Blues 39:20 Civic involvement, local impact, and “two zip codes” 43:16 Why St. Louis still offers opportunity 49:22 Favorite beers, best decision, mistakes, and final advice This podcast is brought to you by Storyboard Living. If you're looking to sell us a 40+ unit multifamily property in the St. Louis region, or another part of MO/IL, please email deals@storyboardliving.com Connect with us at our Website: https://storyboardliving.com/ LinkedIn profile: https://www.linkedin.com/company/storyboard-living/

May 5, 20261 hr 4 min

Why Cities Will Start Dying Without Migration with Ness Sándoval, Professor at Saint Louis University

In this episode, I sat down with Ness Sándoval, a Professor of Demography and Sociology at Saint Louis University and one of the leading voices sounding the alarm on population decline. Ness walks through his personal journey from growing up in a small, segregated town in Nebraska to becoming deeply focused on demographic trends and spatial inequality. His early exposure to contrasting environments and access to education shaped his perspective on opportunity, migration, and long-term societal shifts. We dive into the reality that population growth as we’ve known it is ending, driven by declining birth rates, aging populations, and reduced migration. Ness explains how this shift will fundamentally impact housing, economies, and entire regions—especially cities like St. Louis. He outlines why migration is now the only path to growth, why young people are the key to survival, and why many regions are unprepared for what’s coming. The conversation highlights both the risks of inaction and the narrow window of opportunity cities still have to adapt before long-term decline becomes irreversible. Connect with the Host Twitter: ⁠twitter.com/ItsRajTut⁠⁠ LinkedIn: ⁠⁠https://www.linkedin.com/in/rajtut/⁠⁠ Instagram: ⁠instagram.com/ItsRajTut⁠ TikTok: ⁠⁠ https://www.tiktok.com/@itsrajtut Connect with the Guest LinkedIn: https://www.linkedin.com/in/ness-s%C3%A1ndoval-a42ba938/ Email: Sandoval@slu.edu Timestamps: 00:00 Demographic collapse warning 01:07 Guest introduction and background 03:00 Early exposure to inequality and education 04:20 Transition from pre-med to demography 07:00 Discovering demographic trends and data 08:50 Global examples: Japan, Russia, Middle East 11:00 The Great Recession as a demographic shock 12:30 Why population decline matters economically 14:00 Housing demand collapse and empty towns 16:00 Migration as the only growth solution 19:00 Why St. Louis is losing population 22:00 Attracting young people and “stickiness” 24:00 COVID’s impact on births and deaths 26:00 Pittsburgh as a case study 28:00 Housing shortages and policy resistance 30:00 Immigration and growth in suburbs 34:00 Schools driving family migration decisions 37:00 Best vs worst-case future scenarios 42:00 Aging population and economic strain 46:00 School closures and declining youth population 49:00 Midwest’s future opportunity for growth 52:00 Why St. Louis fails at storytelling 55:00 Tracking migration with IRS and cell data 01:01:40 Where to follow Ness and closing thoughts This podcast is brought to you by Storyboard Living. If you're looking to sell us a 40+ unit multifamily property in the St. Louis region, or another part of MO/IL, please email deals@storyboardliving.com Connect with us at our Website: https://storyboardliving.com/ LinkedIn profile: https://www.linkedin.com/company/storyboard-living/

April 21, 202646 min

A $1.5B Real Estate Bet on Aging America with Laurie Schultz, Principal & Co-Founder at Avenue, Viva Bene

In this episode, I sat down with Laurie Schultz, Principal & Co-Founder at Avenue, Viva Bene to discuss how aging demographics are reshaping real estate and why traditional senior living is due for a major transformation. Laurie shared her journey from growing up in St. Louis to building a career across apartments, healthcare real estate, and senior housing. She has helped develop more than $1.5 billion of projects and now focuses on solving one of the biggest unmet needs in housing. We also talked about how entrepreneurship often starts long before people realize it. Laurie explained why many older adults do not identify with the traditional senior living model and how that gap created the opportunity for active adult communities. We broke down Avenue’s Viva Bene concept, which combines age-restricted housing, social connection, and preventive healthcare services. She also shared how AI is changing development, why construction labor remains a challenge, and how housing could eventually become part of healthcare reimbursement models. This conversation is a masterclass in spotting demographic trends early and building around real human needs. Connect with the Host Twitter: ⁠ twitter.com/ItsRajTut⁠⁠ LinkedIn: ⁠⁠ https://www.linkedin.com/in/rajtut/⁠⁠ Instagram: ⁠ instagram.com/ItsRajTut⁠ TikTok: ⁠⁠ https://www.tiktok.com/@itsrajtut Connect with the Guest LinkedIn: Laurie Schultz, CCIM Website: Avenue Development Company Updates: Avenue LinkedIn Timestamps for Key Segments 00:00 Why traditional senior living is changing 01:14 Introducing Laurie Schultz and Avenue 01:56 Growing up in St. Louis and first career steps 04:19 How entrepreneurship developed early 06:33 Entering healthcare and senior housing real estate 09:10 Aging in place vs moving to senior living 10:07 Building Avenue through medical office projects 14:31 Expanding into development, construction, and investment 19:20 How AI is changing real estate development 21:54 Why Viva Bene was created 25:21 Why St. Louis became the first pilot market 32:19 Early leasing success and expansion plans 37:23 Challenges facing senior living today 39:35 Designing active adult communities differently 44:21 Laurie’s day-to-day and long-term mission This podcast is brought to you by Storyboard Living. If you're looking to sell us a 40+ unit multifamily property in the St. Louis region, or another part of MO/IL, please email deals@storyboardliving.comConnect with us at our Website: https://storyboardliving.com/ LinkedIn profile: https://www.linkedin.com/company/storyboard-living/

April 7, 202647 min

Why You Feel Exhausted, Stuck & Unhealthy with Sharnie Grewal, Functional Wellness Coach

In this episode, I sat down with Sharnie Grewal, Functional Wellness Coach focused on helping women over 30 optimize their health through a root-cause, functional approach. Sharnie shares her journey from growing up in London to becoming a physical therapist and eventually transitioning into entrepreneurship after experiencing her own health struggles. What stood out to me is how her personal frustration with low energy and being told “this is normal” pushed her to challenge conventional thinking and build something that actually helps people feel better. We dive deep into functional medicine, the importance of addressing root causes instead of symptoms, and the biggest health mistakes people make—especially around sleep, movement, and food habits. Sharnie also breaks down how identity, mindset, and daily choices shape long-term health outcomes. Beyond health, we talk about the realities of starting a business, overcoming money beliefs, and building a life that aligns with both family and purpose. This episode is a powerful reminder that your health—and your life—can change dramatically when you take ownership of it. Connect with the Host Twitter: ⁠twitter.com/ItsRajTut⁠⁠ LinkedIn: ⁠⁠https://www.linkedin.com/in/rajtut/ ⁠⁠Instagram: ⁠instagram.com/ItsRajTut⁠ TikTok: ⁠⁠ https://www.tiktok.com/@itsrajtut Connect with our Guest: Website: www.sharniegrewal.com Contact email: hello@sharniegrewal.com LinkedIn: https://www.linkedin.com/in/sharniegrewal/ Instagram: https://www.instagram.com/sharniegrewal/ Timestamps for Key Segments 00:00 Overcoming exhaustion and “normal” burnout 01:17 Introduction to Sharnie’s business and niche 02:05 What her health coaching business does 02:52 Growing up in London and early interests 03:53 Path into physical therapy 06:44 Personal health struggles as turning point 08:00 Discovering functional medicine 10:30 What functional medicine actually is 13:07 Leaving traditional healthcare limitations 15:20 Starting a business with no experience 17:20 Building a wellness community online 20:27 How her coaching process works 23:15 Biggest health mistakes (sleep, food, movement) 30:47 Gut health and nutrition fundamentals 34:28 Money mindset challenges in entrepreneurship 39:30 Rapid fire health insights and habits 42:04 Daily routines and non-negotiables 46:14 Final message: your body can heal This podcast is brought to you by Storyboard Living.If you're looking to sell us a 40+ unit multifamily property in the St. Louis region, or another part of MO/IL, please email deals@storyboardliving.com Connect with us at our Website: https://storyboardliving.com/ LinkedIn profile: https://www.linkedin.com/company/storyboard-living/

March 24, 20261 hr 2 min

Why Cities Rise or Fall Based on Their Downtown with Steve Smith, Co-Founder at Lawrence Group

In this episode, I sit down with Steve Smith, co-founder of Lawrence Group and founder of New + Found. Steve started Lawrence Group in 1983 in the attic of his home with just a few hundred dollars and a vision of building what he once called the “super firm” — a company that designs, builds, develops, and owns real estate. Over four decades, that vision has grown into a vertically integrated organization operating across architecture, development, construction, and hospitality. We talk about the mindset behind transformative real estate, including how Steve nearly went bankrupt on his first development, why he believes developers should lead change instead of chasing trends, and how the idea for City Foundry STL was born during a visit to Krog Street Market. We also break down the financing behind one of the most complex real estate deals in the country, how historic tax credits helped unlock massive redevelopment, and why investing in downtown St. Louis remains a mission larger than profit. Connect with our guest: Twitter: ⁠twitter.com/ItsRajTut ⁠⁠LinkedIn: ⁠⁠ https://www.linkedin.com/in/rajtut/ ⁠⁠Instagram: ⁠instagram.com/ItsRajTut⁠ TikTok: ⁠⁠ https://www.tiktok.com/@itsrajtut Connect with our guest LinkedIn: https://www.linkedin.com/in/steve-smith-faia Lawrence Group: https://thelawrencegroup.com New + Found: https://newandfound.com Timestamps for Key Segments 00:00 The moment City Foundry was conceived 02:15 Introducing Steve Smith and Lawrence Group 04:19 Growing up in an entrepreneurial household 05:07 Deciding to become an architect at age 10 06:07 Starting Lawrence Group with $7,500 09:01 The failed development that nearly ended everything 13:00 Rebuilding the architecture firm and delaying development 16:06 The motorcycle museum that sparked new development 21:00 Learning historic tax credits and adaptive reuse 24:34 Creating markets instead of following comps 27:54 Studying other cities to inspire developments 29:27 The origin story of City Foundry STL 35:04 Environmental cleanup and the brownfield strategy 44:05 Financing one of the most complex deals in the country 48:54 Measuring success beyond financial return 52:16 Why Steve keeps investing in downtown St. Louis 55:02 Staying calm during crises and downturns This podcast is brought to you by Storyboard Living.If you're looking to sell us a 40+ unit multifamily property in the St. Louis region, or another part of MO/IL, please email deals@storyboardliving.comConnect with us at our Website: https://storyboardliving.com/ LinkedIn profile: https://www.linkedin.com/company/storyboard-living/

March 10, 202654 min

How Dr. Sonia Cajigal Is Rebuilding Allergy Care with Sonia Cajigal, Allergy/Immunologist at St. Louis Family Allergy

In this episode, I sat down with Sonia Cajigal , an Allergy/Immunologist at St. Louis Family Allergy , to talk about her path from an accelerated medical program into allergy and immunology, and eventually into building her own private practice in St. Peters, Missouri. She has a strong clinical background, but what stood out to me was how intentionally she has built a more modern, flexible, patient-centered model of care. We talked about the difference between training to become a physician and learning, in real time, how to become a business owner. Sonia also shared how her own experience with allergies helped shape the way she thinks about patient care and innovation. We also went deep on what is changing inside allergy treatment today. Sonia explained oral and sublingual immunotherapy for food allergies, the difference between food allergies and intolerances, and why newer options like Quick-LI are creating a much faster path to relief for environmental allergy sufferers. Beyond the medicine, we discussed the business realities of private practice: choosing location strategy, managing overhead, handling insurance headaches, delegating operations, and deciding whether growth should mean getting bigger or becoming more specialized. One of the biggest themes from this conversation was that meaningful innovation often starts before the broader market fully accepts it. Connect with the Host Twitter: ⁠twitter.com/ItsRajTut⁠⁠ LinkedIn: ⁠⁠https://www.linkedin.com/in/rajtut/⁠⁠ Instagram: ⁠instagram.com/ItsRajTut⁠ TikTok: ⁠⁠ https://www.tiktok.com/@itsrajtut LinkedIn: https://www.linkedin.com/in/sonia-cajigal-a3476616b Website: https://saintlouisfamilyallergy.com/ Practice Profile: https://www.mercy.net/doctor/sonia-rani-cajigal-md/ St. Louis Family Allergy — private allergy, asthma, and immunology practice in St. Peters — https://saintlouisfamilyallergy.com/ Timestamps 00:00 Food allergies, myths, and why treatment has changed 01:26 Sonia Cajigal’s medical background and accelerated training path 05:53 The moment allergy and immunology clicked 06:59 Why she chose to build her own private practice 08:11 The first steps to launching a medical business 10:12 Location strategy and why she opened in St. Peters 13:33 New allergy therapies: oral and sublingual immunotherapy 17:21 Success rates, patient comfort, and treatment goals 19:28 Environmental allergies, allergy shots, and Quick-LI 23:18 Equipment, technology, and evaluating new tools 26:31 Private practice vs. hospital systems 27:39 Why food allergies are rising 34:09 Food allergy vs. intolerance: what parents get wrong 38:15 What frustrates her most about the healthcare system 43:49 The biggest surprises of business ownership and her advice for founders This podcast is brought to you by Storyboard Living.If you're looking to sell us a 40+ unit multifamily property in the St. Louis region, or another part of MO/IL, please email deals@storyboardliving.comConnect with us at our Website: https://storyboardliving.com/ LinkedIn profile: https://www.linkedin.com/company/storyboard-living/ #Podcast#Business#Healthcare#AllergyTreatment#PrivatePractice#FoodAllergies#Immunotherapy#MedicalEntrepreneurship Connect with the HostConnect with the GuestAssets Mentioned During The EpisodeTimestamps for Key Segments

February 24, 20261 hr 9 min

The Modular Construction Playbook for Attainable Housing with Mark Turnbull, Founder at Module Building Systems

Mark Turnbull, founder of Module Building Systems, shares the journey of building an offsite construction company in Saint Louis with a mission to deliver high-quality, attainable housing at scale. Originally from Hamilton, Ontario, Mark traces his entrepreneurial roots from early real estate investments to a pivotal realization inspired by IKEA’s flat-pack model and Henry Ford’s manufacturing systems. After facing financial setbacks, including being nearly broke while pursuing the vision, he ultimately relocated to Saint Louis, leveraging relationships, grants, and creative capital structures to launch the company locally. The episode explores how winning a major startup competition and securing public-private support positioned the business for long-term impact. The conversation breaks down what Module Building Systems actually produces today—fully finished panelized wall systems that reduce construction costs and timelines while maintaining design flexibility. Mark explains why unreliable trades and process inefficiencies, not just materials, are the true bottlenecks in traditional construction. The discussion also examines a pilot housing initiative in North Saint Louis, the distinction between “affordable” and “attainable” housing, and the long-term vision for neighborhood-level revitalization without displacement. The episode concludes with insights on founder resilience, capital strategy, immigration pathways for talent, and leadership principles centered on mission, culture, and building trust. Connect with the Host: Twitter: ⁠twitter.com/ItsRajTut⁠⁠LinkedIn: ⁠⁠https://www.linkedin.com/in/rajtut/⁠⁠Instagram: ⁠instagram.com/ItsRajTut⁠TikTok: ⁠⁠ https://www.tiktok.com/@itsrajtut Connect with our Guest: Website: https://www.modulebuildingsystems.com/ LinkedIn: https://www.linkedin.com/in/markwturnbull Timestamps: 00:00 Founder risk, grants, and being tested 01:30 Mark’s background and why Saint Louis 02:55 Early entrepreneurship and real estate snowball 04:06 The “IKEA + Henry Ford” construction insight 05:16 Going broke, rebuilding, and choosing the U.S. 06:25 First Saint Louis trip, North City, and mission clarity 08:37 How Arch Grants works and how he positioned to win 10:02 New Markets Tax Credits and relationship-driven capital 12:09 Bridge loan, state appropriation timing, and survival mode 13:27 ADHD, hyperfocus, and the entrepreneur’s mindset 16:39 What Module Building Systems builds (panelized “secret sauce”) 18:32 30% cost savings, 50% faster timelines, and who it’s for 20:37 City pilot: minimum 10 homes, factory opening, execution plan 26:55 Dropping out, recruiting experts, and building the team 30:08 Why modular startups fail: leverage, overbuild, wrong market 36:50 Defining “attainable” and quality standards for longevity 41:14 North Saint Louis realities, brick maintenance, and design tradeoffs 43:38 Community input, block-by-block progress, and equity (not displacement) 45:06 Canada vs U.S. entrepreneurship and the Saint Louis opportunity 48:08 Can housing innovate like autos—and what must change 51:22 Founder advice: perseverance, networking, and leading with “why” 01:03:42 E-2 visa strategy, hiring Canadians, and NIW pathway 01:06:55 The books and principles shaping Mark’s leadership This podcast is brought to you by Storyboard Living.If you're looking to sell us a 40+ unit multifamily property in the St. Louis region, or another part of MO/IL, please email deals@storyboardliving.comConnect with us at our Website: https://storyboardliving.com/ LinkedIn profile: https://www.linkedin.com/company/storyboard-living/ #Leadership #Entrepreneurship #RealEstate #ModularConstruction #AttainableHousing #StLouisStartups #ConstructionInnovation