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The 38-point framework two VCs use to spot the next unicorn founder



Paige and Leura Craig aren’t looking for product-market fit, a Stanford degree, or a Zuck-evoking hoodie. They’re looking for entrepreneurs with preternatural forward momentum. 

“Basically, we’re looking for these monsters that can make decisions in chaos, constantly getting things off the plate, constantly making decisions and just moving forward,” Paige, founder and managing partner at Outlander VC, told Fortune

Yes, this is an especially colorful way of articulating more or less what all early-stage VCs are looking for—entrepreneurs who can barrel through, adapt, and ultimately thrive. 

The Craigs—who are married and run Outlander VC, backing companies like SpaceX, Scale, Flock, and Gusto—have sought to codify something investors have long sought to understand: How can you tell early that someone has the potential to be a generational entrepreneur? The Craigs have drawn from experience and Paige’s military background—he served in the U.S. Marines and built and sold private intelligence firm Lincoln Group—to create a 38-point framework by which they assess every founder. (Outlander currently has 18 unicorns and one “baby on the way,” as Leura jokes, with drone software maker Havoc at $750 million.)

“It’s not just about adding or subtracting attributes,” said Leura. “It’s also the way the attributes are scored, and the way that the process is run…More than anything, the framework serves as a way for the investment team to have a shared vocabulary around what excellence really means.”

The 38‑point framework has four domains—vision, intelligence, character, and execution—with a heavy emphasis on character and execution. The number of points, or characteristics on the list has waxed or waned over time (at one point there were as many as 43; and they started with 14 in 2014). Their core belief: That who someone is can ultimately determine who survives. 

“We go through a short call, a long call, and a deep dive,” said Paige. “You might spend 15 to 20 hours going through a founder’s entire life, asking about life, church, temple, death, parents, and babies. These calls are therapeutic for some people, maybe painful for others.”

Outlander, which has a six-person team, teaches everyone 21 intelligence-gathering-inspired elicitation tactics—conversational methods like reverse chronology and deliberate rapport‑building—to get past canned answers into how prospective founders actually conduct themselves under stress.

The Craigs are a touch cagey on naming specifics, but I managed to get a few out of them: Characteristics they’re screening for include obsession, fortitude, irrational optimism, and a clear sense of what motivates them, whether it’s mission or money. 

“For me, character’s probably the most deterministic,” said Paige. “Character, for us, is basically summarized as people who have incredible fortitude, who can endure anything, survive and lead others through it. People with weak character give up too early… And that’s probably the number-one killer in the early days.”

The “irrational optimism” they’re looking for is prismatic in what it reveals about entrepreneurship in the 2020s: It’s a tightrope. On one hand, you need to be irrationally optimistic to believe you could, in fact, build a multibillion‑dollar company in a decade or less. But on the other hand, you also have to recognize failure, and know when to alter the plan. Outlander tracks where founders fall, and you can easily be too delusional, or too risk-averse.

“Making the decision to be a founder is like making the decision to wake up and be punched in the face every day,” said Leura. “And just when something starts going well, something else goes badly.”

See you tomorrow,

Allie Garfinkle
X:
@agarfinks
Email: alexandra.garfinkle@fortune.com

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VENTURE CAPITAL

Oratomic, a Pasadena, Calif.-based developer of fault-tolerant quantum computing architectures for utility-scale systems, raised $300 million in Series A funding. ARCH Venture Partners, Spark Capital, and Khosla Ventures led the round and were joined by Bezos Expeditions, Index Ventures, General Catalyst, and others.

Norm Ai, a New York City-based platform designed to embed law into AI agents, raised $120 million in Series C funding. Khosla Ventures led the round and was joined by Blackstone, Bain Capital Ventures, Craft Ventures, and others.

Tangos, a Tel Aviv, Israel-based developer of investigation intelligence for risk and financial crime, raised $20 million in seed funding. Red Dot Capital Partners led the round and was joined by Leaders Fund, Clarim, Venture Israel, and others.

Luffy AI, an Abingdon, U.K.-based developer of neuroplastic AI for real-time adaptive control of physical machines, raised £8.1 million in Series A funding. BGF led the round and was joined by MIG Capital and existing investors.

Adaptive Insurance, a Hartford, Conn.-based provider of insurance products for climate resilience, raised $5 million in funding from IAG Firemark Ventures, Sunna Ventures, Room & Pillar, and others.

PRIVATE EQUITY

Arlington Capital Partners acquired AMP United, a Dover, N.H.-based provider of naval preservation, structural, and scaffolding services. Financial terms were not disclosed.

Kanawha Scales and Systems, backed by Investcorp, acquired Strack Scale Service, a Cincinnati, Ohio-based industrial scale calibration and maintenance services. Financial terms were not disclosed.

Long Ridge Equity Partners acquired a majority stake in GoCharting, a Middletown, Del. and Tamil Nadu, India-based professional orderflow charting and trading platform. Financial terms were not disclosed.

Unity Partners acquired a majority stake in the advisory services business of Meaden & Moore, a Cleveland, Ohio-based professional services firm. Financial terms were not disclosed.

EXITS

EQT agreed to acquire the biosurgery business of Corza Medical, a Boulder, Colo.-based biosurgery unit focused on surgical sealant products, from GTCR. Financial terms were not disclosed.

Halma acquired Dreampath Diagnostics, a Strasbourg, France-based provider of automated workflow solutions for anatomical pathology laboratories, from Summit Partners. Financial terms were not disclosed.

IPOs

Standard Nuclear, an Oak Ridge, Tenn.-based nuclear fuel company, plans to raise up to $384.3 million in an offering of 18.3 million shares priced between $18 and $21. The company posted $3 million in sales for the year ended March 31. Decisive Point, Larger Cross Partners, Standard Nuclear Trust, Welara Capital Partners, Fundomo, and Washington Harbour Triso back the company.

Syntiant, an Irvine, Calif.-based semiconductor and software company, filed to go public on the Nasdaq. The company posted $270 million in sales for the year ended March 31. Knowles Electronics, Intel Corporation, and Microsoft back the company.

FUNDS + FUNDS OF FUNDS

Arctos, a Dallas, Texas, New York City, and London, U.K.-based private equity firm, raised $6.2 billion for its first Keystone Partners Fund focused on providing funding to asset managers.

Bregal Milestone, a London, U.K.-based private equity firm, raised €915 million ($1 billion) for its third fund focused on European software, AI, and cybersecurity businesses. 

B Capital, a San Francisco-based venture capital firm, raised $500 million for its third Ascent Fund focused on companies developing next-generation technologies across healthcare, enterprise, energy, and other sectors.

PEOPLE

Bridge Growth Partners, a New York City-based private equity firm, promoted Prosper Vignone as Senior Principal. 

7 Tips for Buying and Selling a Home Simultaneously


Buying a new home is exciting. Selling your current home can be exciting, too. Doing both at the same time? That’s where things can start to feel complicated.

Whether you’re moving up to accommodate a growing family, downsizing for retirement, relocating for work, or simply ready for a new chapter, buying and selling a home simultaneously often requires careful planning, clear communication, and the right financing strategy.

New Department of Education Rule Makes Accreditors Prove Degrees Are Worth The Cost


Key Points

  • Private accrediting agencies (not Congress or your state legislature) have quietly raised the degree requirement to enter fields like pharmacy, physical therapy, and occupational therapy, adding years of tuition and debt without clear evidence workers or the public benefit.
  • A new federal rule would bar these agencies from raising credential requirements unless they prove to the Department of Education, with clear and convincing evidence, that the public benefit outweighs the cost.
  • Combined with the new graduate loan caps that took effect July 1, 2026, the rule squeezes degree inflation from both directions: one limits how much education can be required, the other limits how much borrowers can finance.

The job hasn’t changed, but the degree required to get it has. Over the past three decades, one profession after another has raised its educational entry price: a bachelor’s became a master’s…a master’s became a doctorate…a short training course became a year of mandatory classes.

These new requirements are adding years of tuition and borrowing for careers that pay roughly what they paid before the new requirements were added. The labor market simply doesn’t pay more because you got more education.

Economists call it degree inflation, and the most surprising part isn’t the cost. It’s who decides “what’s required”. In many licensed fields, the degree you must “buy” isn’t set by Congress or your state legislature. It’s set by private organizations most Americans have never heard of: accrediting agencies.

And because of how the higher education system is wired, a single change by one of these groups can raise the required degree standards for an entire profession in all 50 states at once, with no election, no hearing in your statehouse, and no vote by anyone you can vote out.

That system is now squarely in Washington’s crosshairs. The Department of Education’s negotiated rulemaking committee reached consensus on May 21, 2026, on new regulations that would put a stop to this practice. The Department had named “credential inflation” as an explicit target when it launched the committee in January.

To understand why that matters for your family’s college costs, you first have to understand a system that almost nobody outside higher education knows exists.

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How The College Accreditation System Works

Here’s the part that surprises most people: the federal government does not accredit colleges. No government agency inspects your university and certifies its quality. That job belongs to private, nonprofit accrediting agencies, which are membership organizations run largely by the colleges and professions they oversee.

The Department of Education then “recognizes” accreditors it deems reliable, and that recognition is the master switch for federl money. A college can only offer federal student aid (Pell Grants and federal student loans) if it’s accredited by a recognized agency. No accreditation, no federal aid, and for most schools, no viable business.

This is why accreditors are called gatekeepers: they stand between $100 billion a year in federal student aid and the schools that want it.

There are two layers. Institutional accreditors (names like the Higher Learning Commission or SACSCOC) approve entire colleges. Programmatic accreditors approve individual programs within them: the pharmacy school, the nursing program, the occupational therapy department. These programmatic agencies are typically founded by, and housed next to, the professional associations of the fields they oversee.

Then comes the final link in the chain, and it’s the one that turns a private standard into public law: state licensing boards

When your state licenses pharmacists or physical therapists, it almost never writes its own educational requirements. It simply requires graduation from an accredited program. That one phrase outsources the state’s judgment to the private accreditor.

So when an accreditor decides to raise the entry degree for a profession, every state’s licensing requirement rises with it automatically, with no legislature ever taking a vote.

How accreditation works infographic: the Department of Education recognizes private accreditors that unlock federal student aid and set degree requirements adopted by state licensing boards. Source: The College Investor

Degree Inflation In Action

Here’s a few examples of degree inflation in action:

Physical Therapy

Physical therapy is the cleanest example of the whole machine at work. In January 2016, the field’s accreditor, CAPTE, made the Doctor of Physical Therapy the required degree for every accredited entry-level program. Because states license new PTs only from accredited programs, the bachelor’s and master’s pathways that trained generations of therapists are no longer offered anywhere in the country.

Everyone already licensed was grandfathered, which is why the staff page at a typical clinic still shows “PT,” “MPT,” and “DPT” credentials side by side. Three different degree levels, one license, the same patients, the same work — and essentially the same pay.

The Bureau of Labor Statistics reports a single median wage for the occupation, and industry salary guides are blunt that what moves a PT’s paycheck is experience, specialty, setting, and location — not degree level. That mixed roster is degree inflation made visible: the practitioners themselves are proof the job could be done, and is still done every day, without the degree now required to enter it.

The change didn’t reflect on anyone in the field — it simply made it more expensive to become a PT without moving the paycheck on the other side.

Pharmacy

Pharmacy had the same thing happen. Pharmacists used to enter the field with a five-year bachelor of science, but then the accreditor forced everyone to the Doctor of Pharmacy. 

The Chronicle of Higher Education flagged both fields as “credential creep” back in 2007.

Occupational Therapy

Occupational therapy is facing this crisis right now. 

In August 2017, the field’s accreditor, ACOTE, mandated that every master’s program convert to a doctorate by 2027 (PDF File). The backlash was immediate: practicing therapists, employers, and educators pointed out there was no outcome data showing doctorate-holders got better jobs or pay (PDF File) than master’s graduates doing identical work.

After two years of internal conflict, the mandate was rescinded in 2019 and the master’s path survived. But the reversal came from member revolt (not because of any law) and many universities converted their programs to the pricier doctorate anyway.

Nursing

Nursing is facing the same pressures as other health professionals. However, the main pressure is actually come from states who are making it more expensive to become a nurse.

New York’s “BSN in 10” law, enacted in 2017, requires new nurses to earn a bachelor’s within ten years of licensure. North Dakota once required a BSN outright but repealed it in 2003 amid a nursing shortage.

Accounting 

The accounting profession’s 150-hour rule, which forced CPA candidates into effectively a fifth year of college, was adopted state by state at the urging of the profession’s national association. 

However, it’s now being dismantled, with Ohio first in January 2025 and more than 30 states following with pathways that swap the extra year of school for an extra year of work experience. California’s new law eliminates the 150-unit requirement outright.

Cosmetology

At the certificate level, the numbers get grim. Certificate programs like cosmetology are one of the most impacted degrees on the “low earning degree” list that would ban federal student loans.

And you can see how licensing issues make this degree so expensive:

  • Every state licenses cosmetologists
  • Completing the required classes costs more than $16,000 on average
  • Students borrow over $7,300 to do it on average
  • Cosmetology courses generate the fifth-largest share of student loan borrowers of any program in the country
  • Half of workers in many states earn under $30,000 per year

This is all for a job that many of the workers have been doing themselves since they were teenagers. But here’s the craziest stat: the training to become a cosmetologist averages about a year of coursework, compared with roughly a month for an EMT… the person who responds when you call 911.

Random Employer Requirements

Employers add their own layer. A Harvard Business School analysis of 26 million job postings found that 67% of postings for production supervisors demanded a bachelor’s degree, while only 16% of the people already doing that job had one.

A follow-up FREOPP analysis later found a partial “degree reset,” with requirements dropping from millions of postings in the last several years.

What The New Rule Does

The new regulatory language from the Department of Education’s Accreditation, Innovation, and Modernization (AIM) negotiated rulemaking, goes after the accreditors directly. 

The consensus text (PDF File) says a recognized accrediting agency may not “act to restrict access to employment in a profession, occupation, or vocation” unless it presents clear and convincing evidence to the Secretary of Education that the restriction is necessary to protect the public, that the expected public benefits outweigh the costs of reduced access to the profession, and that no less restrictive alternative would work.

The rule then defines restricting access in exactly the terms that describe the last 30 years of degree inflation: taking steps to increase credentialing standards, and increasing the cost or level of required education or training.

How The Test Would Work Using The Occupational Therapy Example Above

Under this rule, ACOTE’s 2017 doctoral mandate couldn’t have taken effect on a committee vote. The agency would have needed to prove to the Department of Eduction (before acting) that the doctorate was necessary for public safety and that no cheaper option existed.

Given that even OT programs acknowledged there was no evidence the doctorate produced better outcomes (PDF File), that attempt would almost certainly have failed.

The rule also adds “firewalls” to attempt to keep affiliated associations from steering the accreditor’s decisions through the people it appoints and the money it controls — turning a supposedly independent quality check into the profession’s own gatekeeping arm.

Programmatic accreditors must be “separate and independent” from their affiliated professional associations: separately elected decision-makers, separate dues, an independently set budget, public representatives making up at least one-seventh of the decision-making body, mandatory conflict-of-interest controls, public disclosure of all association relationships, and even physically separate offices.

Meeting these requirements would now become conditions of federal recognition. And if an accreditor raises a degree requirement without clearing the evidence bar risks, it risks losing its recognized status – which in turn would stop the federal financial aid pipeline for its schools. 

Because the committee reached consensus, the Department is bound to use this agreed text in its rule, which would take effect July 1, 2027. However, higher education groups expect legal challenges before then.

What These New Rules Won’t Fix

It’s important to note that degree inflation can happen three ways:

  1. Accreditors
  2. State Laws
  3. Employers

These new rules only impact accreditors.

State legislatures and licensing boards remain free to raise requirements on their own. As such, the rule doesn’t touch BSN-in-10 or cosmetology hour mandates.

The rule even mentions it explicitly: accreditors are permitted to align their standards with state licensure requirements, industry standards, and employer hiring practices. So the pressure to raise credentials doesn’t vanish, it simply relocates to state legislatures, where professional associations must now win the fight in public, state by state, instead of once at the accreditor. 

This makes the entire process to increase degree requirements slower and more visible, which is arguably the point.

Employer degree preferences in job postings are also entirely outside the rule’s reach.

And accreditors that never seek federal recognition (such as business education’s AACSB) operate outside this system altogether.

Infographic showing three pipelines that shape degree requirements — accreditors, states, and employers — with the 2026 federal accreditation rule gating only the accreditor pipeline. Source: The College Investor

What This Means For Your Family 

Every time an agency increases the entry-level degree requirement, it has the same impact: more years of tuition, more student loan borrowing, and more years of delayed full earnings, all for the same job at roughly the same pay.

This rule arrives at the same moment as another force pushing in the same direction: the graduate borrowing caps in the One Big Beautiful Bill Act, which took effect July 1, 2026.

Grad PLUS loans are gone for new borrowers. Graduate students are capped at $20,500 per year and $100,000 total in federal loans, while professional students at $50,000 per year and $200,000 total.

The collision with degree-inflated fields is already measurable. According to a PEER Center analysis we covered in April, 63% of physical therapy borrowers currently take out more than the new limits allow, one of the highest rates of any graduate field.

And the doctorate-holding physical therapists at the center of this story were initially excluded from the higher $200,000 “professional” tier under the Department’s definition, a fight that has already produced a 23-state lawsuit and an injunction temporarily allowing the higher limits.

In other words: the accreditor required the doctorate, and now the federal loan system may not allow students to finance it.

Together, these two policies squeeze degree inflation from both ends:

  1. The accreditation rule limits how much education can be required
  2. The student loan caps limit how much required education can be financed 

A program that stretches to a doctorate now faces students who literally cannot borrow enough federal money to pay for it. And a separate provision in the same rulemaking pushes accreditors to judge programs on their economic returns relative to total cost using federal earnings data.

This means that a long, expensive credential that doesn’t pay off becomes an accreditation liability rather than a revenue strategy.

There’s a flip side families should watch. The new student loan borrowing limits, without cheaper programs could simply push borrowers into private loans. And our analysis of why private lenders can’t fill the gap found that credit requirements alone would exclude over 40% of potential borrowers.

The optimistic scenario (shorter, cheaper pathways into licensed professions) depends on schools and accreditors actually responding to the new incentives rather than shifting costs onto students.

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Low-Earning Degrees Will Soon Lose Access to Federal Student Loans

Low-Earning Degrees Will Soon Lose Access to Federal Student Loans
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Student Loan Borrowing Limits For 2026 And 2027

Student Loan Borrowing Limits For 2026 And 2027
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Graduate Degree vs. Professional Degree For Student Loans

Graduate Degree vs. Professional Degree For Student Loans

Editor: Colin Graves

The post New Department of Education Rule Makes Accreditors Prove Degrees Are Worth The Cost appeared first on The College Investor.

Nike Deal: Get Two Pairs of Giannis Freak 7 Shoes for $69.56


Nike: Two Pairs of Giannis Freak 7 Shoes for $69.56

Nike is offering a great deal on select Giannis Freak 7 basketball shoes. To get the best price, add two pairs to your cart. The 40% discount is applied automatically in the cart, bringing the total to $69.56 for two pairs (about $34.78 per pair).

No promo code is required, just add two eligible pairs to your cart to see the discount. You can see the offer here. Only Light Aqua color is eligible for the discount.

Guru’s Wrap-up

At under $35 per pair, this is an outstanding price for Nike’s latest Giannis signature basketball shoes. If your size is available, this deal is worth grabbing before the discount disappears.

Done deal: Primary Wave’s acquisition of Kobalt has closed


Primary Wave‘s ten-figure acquisition of Kobalt is one of the music biz’s biggest stories of the year.

Last we heard, back in March, the two parties had entered into a definitive agreement, subject to customary conditions; the transaction was expected to be finalized in Q3 2026.

Just seven days into that Q3 period… it’s closed.

MBW sources close to the deal have confirmed that the acquisition closed on Tuesday (July 7) after passing all relevant regulatory scrutiny.

Deal size: around $1.5 billion. Money wired. Done.

The transaction sees Primary Wave Music acquire Kobalt‘s worldwide operations, its catalog of owned copyrights, and its digital collection society amra, from private equity firm Francisco Partners.

The deal includes an investment from Brookfield, a strategic partner to Primary Wave.

Goldman Sachs & Co. LLC served as financial advisor to Francisco Partners on the transaction.

Under Primary Wave’s ownership, Kobalt will continue to operate as a standalone company under the leadership of CEO Laurent Hubert and its current management team.

Announcing the agreement in March, Primary Wave CEO and Founder Larry Mestel said: “Over the many years Laurent and I have known each other I have always been impressed by the remarkable team he has built, as well as the extraordinary growth Kobalt has experienced under his leadership.”

“This acquisition will only enhance his efforts to provide creators individualized attention and specialized support at every stage of their journey and to provide a very significant amount of capital to Kobalt for continued growth,” added Mestel.

Kobalt CEO Laurent Hubert said: “Primary Wave understands our vision of independence and the importance of our ‘creator first’ mindset driven by service, technology, and creativity.”

“We are incredibly excited about our next chapter with them as our partner,” Hubert continued. “Larry and the Primary Wave team are true champions of the music community, and their support underscores the value of the independent ecosystem we are all building.”

Francisco Partners acquired a 90% controlling stake in Kobalt in 2022, in a deal that valued the company at approximately $750 million.

The remaining shares were held by founder Willard Ahdritz, Matt Pincus‘s MUSIC, and Dundee Partners.

Under Francisco Partners’ ownership, Kobalt grew revenue to $794.4 million in the year ending June 2024 and launched a $700 million-plus rights acquisition joint venture with Morgan Stanley.

Kobalt previously sold recorded music arm AWAL and its neighboring rights business to Sony Music for $430 million in 2021.

Primary Wave closed its fourth flagship music fund at $2.225 billion in April, exceeding its $2 billion hard cap.

The fund was backed by a global investor base spanning insurance companiespension fundsendowments, and large family offices, said the firm.

Brookfield, a co-investor in the Kobalt transaction, has been a strategic partner to Primary Wave since 2022, when it struck a $2 billion deal to fund the publisher’s music rights acquisitions.

The completed acquisition lands amid a wave of consolidation among independent music companies, with BMG also reported to be in discussions to acquire Concord in a separate transaction valued at up to $7 billion.Music Business Worldwide

How I Create High RPM Finance Videos Using ONLY AI



In this video, I show you exactly how I create finance videos like @Crayon_Capitalusing only AI tools. No camera. No face. No complicated setup. Just a simple system that actually works.

I break down a video style that is quietly growing fast in the finance niche. These videos are easy to understand, highly engaging, and designed to get higher RPM compared to most other niches on YouTube.

You will see the full process step by step. From choosing the right finance topic to writing the script, generating the voice, creating visuals, editing the video, and uploading it with proper SEO. Everything is explained in a very practical way so beginners can follow along.

If you want to build a faceless YouTube channel in the finance niche using AI and avoid common mistakes, this video will save you months of trial and error.

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The S&P 500 Returned 10% in the First Half of 2026. This Is Good News for What History Says Is Coming Next.


The S&P 500 (^GSPC 0.45%) finished a strong first half of 2026 with a 9.6% return (and 10.2% on a total return basis). Historically, that’s an unusually strong return for the first six months of a calendar return. And it could mean very good things for what the second half may have in store.

S&P 500: Strong first halves tend to lead to strong second halves

Since 1990, this year represents the 12th time that the S&P 500 has returned at least 9% in the first half of the year. In those dozen instances, the median first-half return was 14.4%, with 2026’s return actually being the smallest of the bunch.

Image source: Getty Images.

But history shows that the positive returns don’t end there. In fact, in each one of the previous 11 instances, the S&P 500 was positive in the second half of the year as well. And not just positive — strongly positive, as the table shows.

Year H1 Return H2 Return Full-Year Return
1991 +12.4% +12.4% +26.3%
1995 +18.6% +13.1% +34.1%
1997 +19.5% +9.6% +31%
1998 +16.8% +8.4% +26.7%
1999 +11.7% +7% +19.5%
2003 +10.8% +14.1% +26.4%
2013 +12.6% +15.1% +29.6%
2019 +17.3% +9.8% +28.9%
2021 +14.4% +10.9% +26.9%
2023 +15.9% +7.2% +24.2%
2024 +14.5% +7.7% +23.3%
2026 +9.6% ? ?

Data source: Yahoo! Finance.

The minimum second-half return in past cases was 7%, with the median landing at 9.8%. Over five years, second-half returns were at least 10%.

Full-year returns exceeded 20% in all but one instance, and that one came in at 19.5%.

How the market environment could set up for a strong second half in 2026

The standard disclaimer applies: Past performance doesn’t indicate future results. Just because this data set has been 11-for-11 over the past 35 years doesn’t mean that 2026 will be the same.

But if we examine the economic and market backdrop, there’s a clear case for why it could happen.

First and foremost are the current revenue and earnings growth forecasts for the next six months and beyond. FactSet estimates are currently calling for 24% earnings growth in 2026 and another 17% in 2027. One of the largest contributions to those numbers is still expected to come from tech and semiconductor stocks. As I’ve mentioned, I believe it will be tougher for the S&P 500 to experience a severe pullback with that kind of earnings growth in the background.

But the risks of high inflation, geopolitics, and the possibility of Fed rate hikes can’t be discounted. The S&P 500 experienced a 9% drawdown in the first half of the year, largely due to these factors. It’s not unreasonable to think it could happen again in the second half if any one of these factors escalates.

Overall, I believe stocks are setting up nicely for another positive second half, and the S&P 500 is still a buy here.

The $80K Deal That Turned Into a 24-Unit Building


Name

Remington Lyman

Location Columbus, Ohio
Occupation Real estate investor & brokerage owner
Assets ~100 residential units and four commercial deals, including a 24-unit apartment building and a 24,000-square-foot warehouse
Investment strategy House hacking, BRRRR, partnership structuring, commercial (triple net lease, opportunity zone), medium-term rentals
Financing Conventional house hack financing, cash purchases with delayed financing/refinancing, JV equity splits, 1031 exchange

Remington Lyman was a Division I rifle athlete turned finance analyst at J.P. Morgan, and by every conventional measure, he was doing everything right. Then his boss handed him a 2% raise at review time and called it excellent work. 

Remington did the math and realized that number didn’t even keep pace with inflation. Rather than wait for the next review cycle, he and his roommate skipped paying a landlord and bought a duplex instead. Three months later, he bought a fourplex. 

Two years after that, JP Morgan laid him off, and what could have been a crisis turned into the pivot that let him go all-in on real estate. He now owns roughly 100 residential units, four commercial properties, and 50% of a 45-agent brokerage. 

Here’s how he built it.

You started with almost nothing and a roommate splitting rent. How did that turn into your first deal?

My roommate and I were living in a rundown apartment in Columbus, splitting $600 a month, so $300 each. We used that savings to put a down payment on our first duplex, which cost about $330,000 back in 2017. 

We did every bit of the renovation ourselves: leasing, mowing the grass, all of it. Once we leased up the other side and found a third roommate to fill our unit, we were living almost rent-free and clearing about $50 a month on top of it. That’s what got us hooked. 

Three months later, we bought a fourplex the same way. To move faster, we stopped being roommates on every deal and started taking turns: I’d house hack one property, he’d house hack the next, so we weren’t stuck waiting six months to a year between purchases. We got to three properties and 10 units in about a year and a half doing it that way.

The deal that really scaled your portfolio was a four-unit you bought for $80,000. Walk us through that one.

I’d been cold-calling property owners off the county auditor’s list every morning before work. I found a four-unit in an up-and-coming neighborhood called Franklinton.

The owner wanted $80,000, but it needed a full eviction and about $150,000 in renovations. I had $75,000 saved from getting laid off, so I borrowed another $10,000 from my mom and bought it in cash. Then I brought it to a mentor I’d met through cold calling, and he agreed to fund the entire $150,000 renovation for 50% of the deal. 

We put in about $230,000 total between purchase and rehab, renovated it, and got it appraised at $400,000 to $450,000. We refinanced after the standard six-month seasoning period and pulled out all of our money, plus extra. Later, we 1031-exchanged that same four-unit property for a 24-unit apartment building we still own today.

How did you actually find that mentor, and how did you structure the partnership so it was fair to both sides?

I met him through the same cold calling I was doing for deals. I’d call property owners off a list, and one older owner who didn’t want to sell referred me to his agent instead. 

I started meeting that agent for a beer once a month after work, and that relationship became my first real mentorship. When I brought him the Franklinton deal, we drafted a simple operating agreement: I contributed the property, which I already owned in cash, plus a bit of extra capital to match his contribution, and he funded the renovation. Once we refinanced, we split the proceeds 50-50. 

There was no complicated waterfall or preferred return—just a clean equal split tied to what each of us actually put in.

Rates went up in 2022, and you’d already hit 80 units. What made you shift into commercial deals like the warehouse?

At that point, I was self-managing 80 units, and it was a lot; plus, I’d just bought a house with my wife, so the house-hack strategy was done. I wanted something that scaled without multiplying my management burden, so I bought a 24,000-square-foot warehouse with a business partner for about $600,000, invested roughly half a million in renovations, and signed a 10-year triple-net lease with a tenant. 

In a triple net lease, the tenant covers taxes, repairs, and every other cost an owner would normally absorb, so it’s predictable income with almost no surprises on my end. The building also sits in an opportunity zone, which means if we hold it for the full 10 years, we won’t owe capital gains tax when we sell. 

That single deal is now cash-flowing a few thousand dollars a month and sets up a tax-free exit down the road.

What’s working for you right now in a higher-rate environment, and what are you building toward?

Medium-term rentals have been the biggest lever lately. I convert some residential units to month-to-month or up to year-long leases for traveling nurses, contractors, and students, and I collect 50% to 100% more than I would on a standard long-term lease, with far less turnover and management than a short-term rental. A property manager runs about 10 of those units for me and only takes 15%. 

Longer term, I want to keep adding commercial assets, keep growing the brokerage since every successful agent I bring on creates more deal flow for me too, and I just had my first daughter, so a big part of this is building something that can support a large family long-term.

DSCR Loans For Real Estate Investors Using LLCs — Now Allowing Up To 8 Members


Real estate investors often choose to purchase and hold rental properties through a Limited Liability Company (LLC) for liability protection, partnership structures, and easier management of multiple investment assets. However, conventional mortgage programs can make it difficult for LLCs with several members to qualify for financing. Our DSCR (Debt Service Coverage Ratio) loan program is designed specifically for real estate investors and provides flexible financing options for borrowers purchasing rental properties through an entity. One of the most attractive features of this program is that it allows up to eight members in a domestic LLC, making it an excellent solution for partnerships and property investment groups.

Example Scenario: Financing an Investment Property Through an LLC

Richard is an experienced real estate investor who already owns four investment properties. He is purchasing another single-family rental property and would like the borrowing entity to be Richard’s Property Management LLC, rather than financing the property in his personal name. Richard has the funds needed for the down payment, closing costs, and required reserves, and he meets the credit requirements to serve as the guarantor on the loan. Here are the key details:

  • Property type: Single-family investment property
  • Loan amount: $385,000
  • Down payment: 20%
  • Borrower: Richard’s Property Management LLC
  • LLC members: 8 members
  • Richard’s ownership: 25%
  • Richard’s credit score: 763 FICO
  • Richard will act as the personal guarantor

How DSCR Loans Work

A DSCR loan is a Non-QM mortgage that allows real estate investors to qualify based on the property’s cash flow rather than their personal income. Instead of reviewing tax returns, W-2s, or pay stubs, lenders evaluate the subject property’s Debt Service Coverage Ratio (DSCR). The DSCR compares:

Property Rental Income ÷ Total Monthly Property Expenses

If the rental income adequately covers the mortgage payment and expenses, the property may qualify for financing. This approach makes DSCR loans extremely popular with:

  • Real estate investors
  • Self-employed borrowers
  • LLC-owned investment properties
  • Property investors with multiple holdings

DSCR Financing for LLC Borrowing Entities

Our DSCR program allows real estate investors to purchase properties in the name of a domestic LLC, which can offer several advantages:

  • Liability protection
  • Easier partnership structures
  • Clear separation of business and personal assets
  • Simplified management of investment portfolios

Key Program Highlights

Our DSCR investor loan program offers creative guidelines for both experienced and new investors.

Program Highlights

• Up to 8 members allowed in domestic LLC borrowing entities
• Up to 4 personal guarantors permitted
• At least one personal guarantor required when the borrower is an entity
• Personal guarantor must have 25% or greater ownership interest in the LLC
• Loan-to-Value (LTV) up to 80%
• Loan amounts from $75,000 to $5,000,000
• Minimum FICO score: 580

Contact us to be connected with a DSCR loan specialist.