In this episode of Site Selectors Are People, Too, Devin Hillsdon-Smith unpacks the new reality of site selection: The Electron Wars. For the last two decades, U.S. electricity demand was a sleepy flatline. Today, AI-driven data centers and hyperscalers are shattering the grid, with projections showing data center grid demand nearly tripling by 2030.

To understand how we got here, Devin takes us back to 1890s Chicago to meet Samuel Insull—the relentless pioneer who invented the modern electricity customer, the "load factor," and the 120-year-old regulatory compact that is currently buckling under the weight of artificial intelligence. We explore how tech giants are pivoting to nuclear power to meet their always-on demands, and dive deep into how utilities are rewriting the rules of risk to protect everyday ratepayers.

Key Takeaways from this Episode:

• The History of the Grid: The rise and catastrophic fall of Samuel Insull, the man who bet his life on infinite electricity demand.
• The Interconnection Crisis: How speculative "phantom loads" and supply chain bottlenecks are causing up to 5-year delays for new power connections.
• The Nuclear Renaissance: Why hyperscalers (Amazon, Google, Microsoft) are investing billions into reviving legacy nuclear sites and funding Small Modular Reactors (SMRs).
• The Nerd Section: A breakdown of the new "large load tariffs"—including minimum takes, non-refundable administrative fees, collateral, and exit fees—designed to shift infrastructure risk back onto developers.
• The New Rules of Site Selection: Why "power is the new dirt," and the critical questions economic developers must ask before chasing a 300-megawatt announcement.

If you are negotiating a megasite or courting a data center, this episode is your survival guide to the new physics of economic development.

In this special solo episode of Site Selectors Are People Too, host Devin Hillston Smith steps away from the success stories and ribbon cuttings to unpack something the economic development industry rarely talks about out loud: a deal that fell completely apart.

Taking us behind the scenes of a $150M+ manufacturing expansion that died late in the due diligence phase, Devin breaks down the fatal collision between a community's multi-year utility timeline and a client's sudden need for speed. It’s not a war story, and it’s not a win. It’s an honest, uncomfortable post-mortem on what happens when a warm relationship blinds you to cold, hard engineering realities.

In this episode, we cover:

• The Danger of the "Soft Yes": Why accepting friendly, optimistic utility assurances at the long-list stage is a trap, and how to force the hard infrastructure answers early.
• The Compounding Crack: How a late-surfacing power constraint collided with a corporate reorganization to kill the project.
• The Hard Post-Mortem: Four critical questions every site selector and economic developer must ask themselves after a painful loss.
• The Empathy Dilemma: Is it kinder to give a community a clean, early "no," or let them compete against long odds?

Whether you're an experienced economic developer, a corporate site selector, or new to the field, this episode is a masterclass in seeing past your own confidence, protecting client relationships through radical honesty, and managing the blind spots that wear a nice suit.

Tune in for the hard lessons you won't find in a press release.

Far from the neon lights of Las Vegas, Sheldon's jurisdiction is a true 21st-century "Wild West," rich in natural resources, pristine dark skies, and close-knit communities. The two dive deep into the unique challenges and massive opportunities of driving economic diversification in rural America.

In this episode, we cover:

• 21st Century Mining: Discover how the US gold capital is embracing cutting-edge technology like autonomous haul trucks and preparing for the critical minerals boom, including lithium, vanadium, and copper.
• A Tale of Two Towns: Learn how economic development strategies differ wildly from community to community—from building a multi-million dollar industrial rail park in Battle Mountain to fiercely protecting the Norman Rockwell-esque charm of historic Eureka.
• The Housing Bottleneck: Why rural America's biggest hurdle isn't a lack of high-paying jobs (with entry-level mining roles paying $80k+ right out of high school!), but a critical shortage of housing, and why housing must be treated as essential infrastructure.
• Pioneering Next-Gen Energy: Why Northeastern Nevada is loudly waving the flag to become a hub for nuclear power, hydrogen development, and battery manufacturing.
• Buckaroo Culture: Sheldon breaks down the historic and cultural differences between a Texas Cowboy and a Great Basin Buckaroo.

Whether you're a site selector, a civic leader, or just someone fascinated by how remote communities adapt to the modern economy without losing their soul, this episode is packed with candid insights, "Sheldon-isms," and a few good laughs.

In this solo episode, Devin steps down from the lectern and heads straight into the interrogation room to open up his own classified case files. We are peeling back the yellow caution tape to examine the dark underbelly of due diligence and the anatomy of a dead deal.

Listen in as Devin recounts the saga of "Project Apex" and Parcel 42: a supposedly perfect, shovel-ready 500-acre megasite pitched by an over-eager economic development director with a glossy brochure and a plate of catered barbecue. On paper, it was a half-billion-dollar golden ticket. In reality, it was a masterclass in municipal desperation. Discover the red flags that killed the deal, from a phantom wastewater pipeline and a crumbling bridge, to a literal toxic secret buried right beneath the surface. Devin breaks down exactly how to spot the lies hiding in the spreadsheets and why, in the high-stakes world of corporate real estate, "boring" can save you half a billion dollars.

In this episode, we cover:

• Why "perfect" is just another word for "motive" in site selection.
• How to use desktop interrogation to uncover phantom infrastructure funding and hidden litigation.
• Cross-referencing drive-time radii with DOT bridge inspection records.
• The critical importance of getting "boots on the ground" to verify environmental claims.

If you survived this due diligence period, be sure to leave a five-star review to help other sleuths find the show!

In this installment of Stories from the Road, Devin sits down with his long-time friend and former colleague, Justin Hage. Justin has done it all—from working in the George W. Bush administration and state government under Governors Mitch Daniels and Mike Pence, to the private sector. Now, he's taking on a unique challenge as Deputy Mayor for his hometown of Zionsville, Indiana.

Zionsville is a beautiful, affluent bedroom community just northwest of Indianapolis, boasting a median household income of around $170,000. But with 88% of its tax base tied up in residential properties, the town faces a critical challenge: how to diversify its tax base to maintain premium municipal services without disrupting the community's charm or inviting unwanted NIMBYism.

Devin and Justin dive into the nuances of attracting the right kind of development—skipping the heavy "smokestack" industries in favor of corporate headquarters, life sciences, and trail-side office spaces that complement the town’s executive-level talent pool.

In this episode, we cover:

• Justin’s fascinating career path from the U.S. Trade Representative’s office to the "Swiss Army Knife" of the Indiana Economic Development Corporation.
• The specific challenges and strategies of doing economic development in a wealthy, 88% residential bedroom community.
• How to balance the preservation of a community's way of life with the need for commercial modernization and growth.
• The power of regional collaboration: How Zionsville works alongside the Boone County EDC and Indy Partnership to cast a wider net for targeted investments.
• Plus, a fun piece of history about Abraham Lincoln’s connection to Zionsville!

If you enjoyed this episode, be sure to leave a five-star review on Apple Podcasts, Spotify, or wherever you get your podcasts!

In this episode of Site Selectors Are People Too, host Devin Hillsdon-Smith dives deep into the human impact of the RFI process and gives economic developers the ultimate permission slip: It is okay to say no. A win isn't a win if it breaks the team who landed it. To help you navigate the pressure, Devin breaks down the Hyphen Strategies RFI Gut Check Scorecard, a 4-phase decision matrix designed to help your Economic Development Organization (EDO) protect its people and its community:

• Phase 1: The Internal Human Audit – Checking your team's emotional runway, capacity, and the hidden opportunity costs of a high-intensity response.
• Phase 2: The Consultant & Relationship Context – How to spot a "fishing expedition," why you need to pick up the phone for a clarity call, and the importance of an honesty check.
• Phase 3: Community & Culture – Applying the "Good Neighbor Test" to ensure a company's ethos, wages, and strategic alignment actually fit your 10-year vision.
• Phase 4: The Technical Reality – A hard stop for utility realism, labor truth, and site readiness. (If it's gently rolling, don't call it flat!)

📚 Resources Mentioned in This Episode:

• Access the FREE interactive Hyphen Strategies RFI Gut Check Scorecard.

Remember: Take care of your sites, but take care of your people first!

#EconomicDevelopment #SiteSelection #EDO #Leadership #WorkplaceWellbeing #CorporateRealEstate #Essentialism

Tune in as Jim details the incredible transformation of rural Jackson County, Indiana, into a booming global manufacturing hub. He shares the fascinating behind-the-scenes story of how a seamless, team-first effort helped Seymour land tier-one Toyota supplier Aisin in 1986, paving the way for dozens of international investments in the region.

Devin and Jim also explore how the role of a "Community Champion" has drastically evolved over the decades. Moving beyond the old days of "chasing smokestacks," modern economic development now requires navigating AI, championing local housing, and building robust, innovative workforce pipelines. You'll hear about Jackson County's unique, 26-year-old Workforce Partnership—including their brilliant strategy of paying for substitute teachers so educators can tour local industries and bring real-world manufacturing knowledge back to their students.

Whether it's deploying the "shield" to protect the community from bad-fit projects, or using the "sword" to bring high-quality employers like Guardian Bikes to town, Jim’s humble and collaborative approach is a masterclass in economic development.

Note: This is our final episode of Season 3! We will be taking a short break to tee up new guests and will return with fresh episodes in July. Enjoy the show!

#EconomicDevelopment #EconDev #SiteSelection #SiteSelectors #FDI #ForeignDirectInvestment #BusinessRetention #CommunityChampions

This episode explores how the grand macroeconomic strategies of warring empires were eventually downloaded directly to the local zip code. We unpack how early state-building, catastrophic financial bubbles, and the clash between free trade and nationalist survival birthed the exact toolkit used by modern site selectors today, proving that modern development economics is just the academic rediscovery of what 19th-century architects learned the hard way.

In This Episode, We Cover:

• The Genesis of Modern Finance: We look at the absolute power of early mercantilism and how the catastrophic Mississippi and South Sea Bubbles of 1720 forced nations to figure out sovereign debt, granting the British state the ultimate competitive advantage.
• The Enabling State: The clash between the British gospel of laissez-faire free trade and the challenger nations (the US, Germany, and Japan) who explicitly rejected it, using the iron fist of state survival to protect infant industries, build infrastructure, and engineer human capital.
• The Birth of Smokestack Chasing: How the Great Depression, the New Deal, and the eventual retreat of federal industrial policy in the 1970s and 80s forced local mayors, counties, and EDCs to fight for capital on their own, localizing the mercantilist battlefield.
• The Nobel-Winning Secret: We hit the "Nerd Section" to unpack the 2024 Nobel Prize in Economics, revealing the ultimate mathematical truth of our profession: why the success or failure of a region always comes down to the difference between extractive and inclusive institutions.

#EconomicDevelopment #TheArchitectsOfProsperity #EconomicHistory #Institutions #NobelPrize2024 #SiteSelection #Podcast #SiteSelectorsArePeopleToo

This episode explores the intellectual reckoning that followed. We unpack how three brilliant, radically different thinkers—a radical philosopher, a fiercely conservative Chancellor, and an economic heretic—diagnosed the structural diseases of global capitalism and wrote the foundational DNA for the entire 20th century.

In This Episode, We Cover:

• The Socialist Earthquake: We strip away Cold War rhetoric to examine Karl Marx’s purely mathematical critique of capitalism, the "extraction of surplus value," and his chilling prediction that the system was structurally doomed to eat its own tail.
• The Pragmatic Pivot: How Otto von Bismarck, a fiercely conservative Prussian nationalist, invented the modern welfare state—not out of benevolence, but as a calculated state bribe to crush a socialist revolution and keep the German military-industrial complex running.
• The Imperial Bailout: John A. Hobson's heretical critique that exposed 19th-century global imperialism as a desperate, violent corporate bailout driven by domestic inequality, "oversaving," and toxic jingoistic propaganda.
• The Modern Legacy: How these 150-year-old theories still dictate modern economic development, from capital-labor tensions in incentive negotiations to why social safety nets are economic infrastructure, and how underconsumption mirrors the dangerous hollowing out of today's middle class.

#EconomicDevelopment #TheArchitectsOfProsperity #KarlMarx #Bismarck #EconomicHistory #WealthInequality #Podcast #SiteSelectorsArePeopleToo

This episode explores the dark, outward turn of economic development: The Colonial Model. We unpack how the newly industrialized, hyper-connected powers (like Britain, France, Germany, and later Japan) looked across the oceans and collided on the global stage, using their state power to carve up the world into extractive resource hubs and captive consumer markets.

In This Episode, We Cover:

• The Outward Turn: Why the incredible success of domestic industrialization and massive economies of scale mathematically forced nations to seek out foreign resources and new consumer bases.
• Extractive vs. Inclusive: How the great powers set up purely extractive institutions in the Global South—mining copper, harvesting rubber, and growing cotton—to feed the factories back home.
• The Captive Market: How colonial powers intentionally de-industrialized their territories (like the intentional destruction of India's textile industry) to force colonies to buy finished goods exclusively from the empire.
• The Global Collision: The scramble for territory that redrew the map of the world and set the stage for the geopolitical and economic power dynamics we are still untangling today.
• The Modern Legacy: How the historical scars of the Colonial Model continue to impact global supply chains, international trade negotiations, and emerging market development in the 21st century.

#EconomicDevelopment #TheArchitectsOfProsperity #ColonialModel #EconomicHistory #GlobalSupplyChains #IndustrialRevolution #Podcast #SiteSelectorsArePeopleToo

This episode explores the "enabling state": how governments laid the tracks and trained the minds that made the modern industrial world possible. We dive into the massive, capital-intensive public goods that private markets simply couldn't build on their own.

In This Episode, We Cover:

• The Friction of Distance: Why moving a ton of wheat across Pennsylvania in 1810 cost as much as shipping it across the Atlantic, and how massive public works like the Erie Canal changed the world overnight.
• The Railroad & The Sears Catalog: How the federal government used unprecedented land grants to underwrite the transcontinental railroad, and how Richard Sears weaponized this new infrastructure to completely destroy local, rural monopolies.
• The Hidden Friction of Human Capital: Why Horace Mann's "Common School" movement was just as critical to industrialization as the steam engine, transforming an agrarian population into a disciplined, standardized, and literate workforce.
• The Nerd Section (Endogenous Growth Theory): A deep dive into Nobel laureate Paul Romer’s theory, proving mathematically why ideas are "non-rivalrous" and how public investments in education and R&D act as the true, internal engines of long-term economic growth.

#EconomicDevelopment #TheArchitectsOfProsperity #Infrastructure #HumanCapital #EndogenousGrowthTheory #EconomicHistory #SiteSelection #Podcast #SiteSelectorsArePeopleToo

In This Episode, We Cover:

• The American School: How Alexander Hamilton, the nation’s first Treasury Secretary, rejected free trade in favor of "infant industry" protection, direct corporate subsidies, and state-sanctioned corporate espionage to steal British tech.
• The German Fortress: The incredible story of political exile Friedrich List and the Zollverein (Customs Union)—the mundane bureaucratic agreement that smashed Germany's internal borders, built a massive protected market, and launched the Ruhr Valley megasite.
• The State-Led Leap: How Japan's Meiji Restoration abolished a 260-year-old feudal system overnight and used the government as a visionary entrepreneur to build the nation's first factories, eventually birthing the massive zaibatsu conglomerates like Mitsubishi.
• The Nerd Section (Kicking Away the Ladder): A post-story deep dive into economist Ha-Joon Chang’s theory that rich nations use protectionism to reach the top, only to preach free trade to kick the ladder away from everyone else—and how modern policies like the CHIPS Act prove the US is returning to Hamilton's playbook.

#EconomicDevelopment #TheArchitectsOfProsperity #AlexanderHamilton #Zollverein #MeijiRestoration #IndustrialHistory #SiteSelection #Podcast #EconDevHistory #SiteSelectorsArePeopleToo

In This Episode, We Cover:

• The Pristine Theory vs. The Factory Floor: The stark contrast between the theoretical perfection of the free market and the brutal reality of early textile mills, where child "scavengers" crawled under moving iron looms.
• The Subpoena That Changed History: How the 1832 Sadler Committee finally broke through the political noise by forcing Parliament to listen to the harrowing testimonies of child laborers and medical doctors.
• The Birth of the Administrative State: Why the 1833 Factory Act was a revolution. It wasn't just about limiting work hours; it created a professional inspectorate that became the great-grandfather of modern agencies like OSHA, the EPA, and the SEC.
• The Workhouse Meat Grinder: The chilling flip side of state intervention. We explore how the 1834 New Poor Law and the infamous Andover workhouse scandal weaponized technocracy to make poverty a punishable offense.
• The Economic Developer's Dilemma: A concluding look at how today's practitioners still navigate this Victorian contradiction, constantly weighing the push for free-market corporate incentives against the need for community benefits and regulatory guardrails.

#EconomicDevelopment #TheArchitectsOfProsperity #IndustrialRevolution #LaissezFaire #AdministrativeState #EconomicHistory #SiteSelection #Podcast #SiteSelectorsArePeopleToo

In This Episode, We Cover:

• The Pin Factory Revolution: How eccentric philosopher Adam Smith proved wealth isn't hoarded gold, using a simple pin factory to introduce the division of labor and the "invisible hand."
• The Waterloo Stockbroker: How David Ricardo, a self-taught financier who made a fortune betting on the Battle of Waterloo, stepped in to solve the ultimate puzzle of global trade.
• The Law of Comparative Advantage: The famous England vs. Portugal "wine and cloth" dilemma, proving why free trade works even if your region is terrible at producing absolutely everything.
• The Corn Laws & Free Trade: The decades-long political war over British grain tariffs that ended with the state abandoning mercantilism and launching the era of globalization.
• The Nerd Section: A post-story look at how the shift from absolute to comparative advantage directly impacts how modern site selectors conduct target industry analyses and build specialized regional economies.

#EconomicDevelopment #TheArchitectsOfProsperity #AdamSmith #DavidRicardo #FreeTrade #ComparativeAdvantage #SiteSelection #Podcast #EconDevHistory

In This Episode, We Cover:

• The Flower That Wasn't a Crisis: Why the 1630s Dutch Tulip Mania was actually just a localized futures market, not a macroeconomic disaster.
• The Murderer Who Bought a Country: How Scottish fugitive John Law introduced paper money to France and sold shares in muddy Louisiana swampland.
• The South Sea Bubble: How Britain copied France's house of cards, creating a state-sponsored insider trading ring that wiped out Sir Isaac Newton's life savings.
• The First "Too Big to Fail": Why Britain's decision to bail out their financial system launched the Industrial Revolution, while France's collapse led to the guillotine.
• The Nerd Section: A post-story look at how 18th-century financial alchemy built the modern economic architecture of municipal bonds and TIF districts used today.

#EconomicDevelopment #TheArchitectsOfProsperity #FinancialHistory #JohnLaw #SouthSeaBubble #TooBigToFail #SiteSelection #Podcast #EconDevHistory

In This Episode, We Cover:

• The Man of Marble: An introduction to Jean-Baptiste Colbert, the obsessive architect of the French economy who used massive audits and data-tracking to turn the state into an information-processing machine.
• The Mirror Heist: A thrilling tale of 17th-century corporate espionage, where Colbert smuggled master glassblowers out of Venice, dodged assassins, and founded Saint-Gobain—all to build the Hall of Mirrors at Versailles.
• The First Megasite: How Colbert lured Dutch industrialist Josse van Robais to France with a massive incentive package—including cash, monopolies, and a rare religious exemption—to build a city-sized textile operation.
• Infrastructure as Strategy: The story behind the Canal du Midi, an ambitious public-private partnership that built a 150-mile canal to completely cut rival Spain out of the global supply chain.
• The Compliance Officer from Hell: The dark side of Colbert’s command economy, where failing to meet strict state quality standards resulted in public shaming, smashed equipment, and literal time in the pillory.
• The Nerd Section (Mercantilism & Statecraft): A post-story deep dive into the academic theory of bullionism, zero-sum economics, and how mundane bureaucratic rules like the English Navigation Acts shaped modern state power.

#EconomicDevelopment #TheArchitectsOfProsperity #JeanBaptisteColbert #Mercantilism #CorporateEspionage #SiteSelection #Podcast #EconDevHistory #SiteSelectorsArePeopleToo

Visit us at Hyphen Strategies, LLC

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From 17th-century French industrial policy to Nobel Prize-winning modern philosophy, we set the stage for a journey through the "grand tendencies of history" that shape the sites we select today.

In This Episode, We Cover:

• The Architects of Prosperity: An introduction to our 10-part deep dive into the genesis of economic development and why history is the ultimate context for modern practice.

• The Math of Growth: Breaking down the Solow-Swan growth model and the "King of Metrics," GDP, to understand why a bigger economic pie doesn't always improve the human condition.

• The Danger of Growth Without Development: How placing massive projects in unprepared communities can lead to rising rents and displacement for original residents, even as GDP explodes.
• Colbert vs. Sen: A comparison between Jean-Baptiste Colbert’s "Glory of the State" and Amartya Sen’s "Philosophy of Freedom," shifting the goal of ED from building monuments to expanding human opportunity.
• Site Selection as Forensic Investigation: Why the prosperity of a community in 2026 often has roots in institutions and policies from 300 years ago.
• A Roadmap for the Series: A look ahead at the mercantilists, the Industrial Revolution, and the "utopia-builders" we’ll meet in the coming episodes.

#EconomicDevelopment #TheArchitectsOfProsperity #GrowthVsDevelopment #AmartyaSen #GDP #SiteSelection #Podcast #EconDevHistory #SiteSelectorsArePeopleToo

Visit us at Hyphen Strategies, LLC

See the Infographic

In This Episode, We Cover:

• The Path to ED: How John parlayed a Political Science degree and experience with Special Olympics Kentucky into a dynamic economic development career.
• Regionalism vs. BRE: The stark differences between global lead generation at Greater Louisville Inc. (GLI) and removing barriers for local industries at Ivy Tech Community College.
• Advice for New Professionals: Why new economic developers need to rely on their network, find mentors like Jim Plump (teaser for the future!), and give themselves grace when facing a steep learning curve.
• The Erosion of Public Trust: A candid look at how NDAs and secretive deal structures impact community trust, featuring John's firsthand experience managing the local arrival of a Meta data center.
• Vinyl & Disco Balls: John reveals his massive 3,000+ vinyl record collection and the story behind his 11-foot diameter disco ball!

#EconomicDevelopment #SiteSelection #PublicTrust #DataCenters #IEDA #OneSouthernIndiana #Regionalism #BusinessRetention #Podcast #SiteSelectorsArePeopleToo

Visit www.thefouridor.com for more on One Southern Indiana and their region.

Visit www.hyphenstrategiesllc.com for more.

In a candid, laugh-out-loud conversation, Devin and Jeremy cut through the corporate jargon to discuss what networking actually looks like when you refuse to be fake. They explore the stark differences between working for a community EDO versus a utility company, how to keep industry associations from becoming echo chambers, and why "trophy hunting" for massive projects can sometimes put your organization at risk. Plus, Jeremy shares his deeply relatable struggles with ADHD in a networking-heavy profession, leading to the infamous "Folder of Shame."

In This Episode, We Cover:

• The Accidental Economic Developer: How a college student studying to be the next Crocodile Hunter stumbled into a 20+ year career in economic development.
• Utility vs. Local EDO: Why the risk profiles of a power cooperative and a local community don't always align, and the importance of checking your ego before chasing the next mega-project.
• The True Value of Associations: Why advocacy and securing a "seat at the table" are the most critical functions of groups like the IEDA right now, and how to stay focused on essential issues.
• The "Folder of Shame" & CRM Traps: How to manage networking follow-ups when you have a bad memory, why over-engineering your Salesforce CRM is a trap, and how introverted extroverts can build genuine, authentic connections.
• The Hoosier Energy Advantage: Moving beyond standard pitches about taxes and logistics to what site selectors actually crave: brutal honesty, fast answers, and the unique regulatory flexibility of a co-op.

#EconomicDevelopment #SiteSelection #Networking #AuthenticLeadership #UtilityEconDev #HoosierEnergy #EconDev #CareerJourney #SiteSelectors

Visit www.hyphenstrategiesllc.com for more.

In this episode of Site Selectors Are People Too, host Devin Hillsdon-Smith sits down with Tianya Pinkham, the newly minted Vice President of Business Development at Hyphen Strategies. Coming from the high-stakes, fast-paced world of luxury auto sales, Tianya brings a fresh, Gen Z perspective to the often secretive and complex site selection industry. Together, they discuss what it’s like to navigate the steep learning curve of economic development, the immense power of a "learner's mentality," and why everything in life—from buying a car to a multi-million dollar corporate relocation—is ultimately about building relationships.

Devin and Tianya break down the transition from the dealership floor to the economic development table, focusing on four key takeaways for industry pros:

• The Outsider's Lens: Why hiring someone with no economic development background can be your greatest asset, and how stepping back reveals the true community impact of your projects—like seeing the literal "cranes in the sky".
• Translating the Jargon: Decoding the alphabet soup of ED (LEDOs, REDOs, PILOTs, and NIMBYism). They discuss why simplifying your message is crucial for public education and addressing resident concerns before they derail a project.
• The Art of the Pushback: Lessons from luxury sales on how to uncover a CEO's true "hot buttons." Learn the importance of asking the hard "why" questions early on and why the absolute best deals leave both sides feeling slightly uncomfortable.
• Humanizing the Pitch: Ditching the stiff corporate facade and leaning into your personality. Whether you're selling a vehicle or forging a 20-year community partnership, authenticity and transparency always win the deal.

📚 Resources Mentioned in This Episode:

• Connect with Tianya: Have a question or just chuckled at this episode? Shoot her a text at 317-419-7710.
• International Economic Development Council - 101 courses

Remember: Stay curious, get to work, and let's have some fun!

#EconomicDevelopment #SiteSelection #SalesStrategy #NIMBYism #CareerTransition #EDO #CorporateRealEstate #Leadership

Visit www.hyphenstrategiesllc.com for more.

Moving beyond geopolitical commentary, Devin breaks down the conflict strictly through the lens of site selection, economic development, and corporate real estate. If your biggest worry last Friday was a minor interest rate fluctuation, today’s reality requires an entirely new playbook. We explore why "just-in-time" supply chains are officially dead, why continuity now trumps profit margin, and how economic developers must urgently rewrite their pitches for a world in chaos.

In This Episode, We Cover:

• The Supply Chain Cardiac Arrest: Why the industry is shifting from a "China Plus One" strategy to an "Exit Everywhere" mentality, and the sudden premium on inland safe-harbor ports (like Greer, SC and the Ohio River Valley).
• The Energy Fortress: Navigating $125/barrel oil and the new "nuclear premium." Discover why states with heavy nuclear baseloads or microgrid capabilities will dominate site selection for the next 24 months.
• The Cyber Surcharge: Why proximity to Tier 1 military targets is a massive liability, and why "dull, rural, and redundant" geography is the new sexy.
• The Warflation Labor Crisis: A hidden metric site selectors must now track—reservist density—and how a sustained conflict could drain 3-5% of your skilled workforce overnight.
• The Epic Fury Stress Test: A rapid-fire checklist comparing the "Friday Perspective" of site selection to the harsh "Monday Reality" of logistics, energy, cyber security, and capital.

A Note from the Host: Our thoughts are with the families of those serving in the armed forces. If you know someone in uniform or being called up, please reach out and show your support. We are navigating a world in mourning and chaos, and empathy must come first.

#EconomicDevelopment #SupplyChainResilience #SiteSelection #BusinessContinuity #EDO #HyphenStrategies

Visit www.hyphenstrategiesllc.com for more.

In this special technical breakdown, Devin peels back the curtain on the brand-new audio engine powering Season 3. After receiving feedback on previous audio quality, Devin invested in a professional-grade rig designed to strip away the "corporate distance" of tinny laptop mics and echoey boardrooms.

Whether you’re a podcast enthusiast, a corporate professional looking to up your remote-work game, or just curious about what goes into a high-end production, this episode is a roadmap for "humanizing" the digital voice.

• The Gear Upgrade: Why Devin moved from a "compressor" mic to the Shure MV7X dynamic mic to reject office hum and background noise.

• The Brain of the Operation: A look at the Focusrite Scarlett 2i2 (4th Gen) mixer and why 48V "Phantom Power" is a dangerous button to press if you don't know what you're doing.

• Managing the Guest Experience: How professional headphones (Sony MDR-7506) and recording separate tracks allow for a balanced, high-quality conversation, even when one person is much louder than the other.

• The Pre-Flight Ritual: From 180-degree seating arrangements to the "Fist Rule" for mic distance, Devin shares the coaching tips he uses to get corporate professionals comfortable behind the mic.

• Post-Production Secrets: A step-by-step breakdown of the "Four-Step Polish" in Audacity: Noise Reduction, Filter Curve EQ, Compression, and Normalization.

• Mic: Shure MV7X

• Mixer/Interface: Focusrite Scarlett 2i2

• Headphones: Sony MDR-7506

• Software: Audacity (DAW)

• Cables: XLR (because they make a massive difference!)

Connect with Hyphen Strategies:

• Follow us on LinkedIn: Hyphen Strategies, LLC

• www.hyphenstrategiesllc.com

In this episode of Site Selectors Are People, Too, we’re stepping away from the RFIs and real estate data to talk about the actual MVPs of our home offices: our pets. The economic development and site selection industry can be a grueling mix of isolated remote work and exhausting road-warrior travel. Today, we’re unpacking how our pets fit into that chaotic Venn diagram.

We discuss how the creatures living under our desks are often the only things forcing us to set boundaries, step away from the spreadsheets, and combat the enmeshment of our careers and our identities. Plus, we look at how the rise of pet ownership is fundamentally changing talent attraction and community marketing.

In this episode, we cover:

• The WFH Boundary Enforcers: How our pets serve as natural circuit breakers for anxiety and overwork.

• The Road Warrior Guilt & The "Pet Tax": The logistical, financial, and emotional toll of leaving our furry friends behind for a three-day FAM tour or site visit.

• Pets as an ED Metric: Why pet-friendly amenities (from expansive trails to dog-friendly downtowns) are no longer just a "nice to have," but critical infrastructure for talent attraction and corporate real estate.

• The Unprofessional Professionalism: Why a cat walking across a keyboard during a Zoom pitch actually humanizes this high-stakes industry.

We want to see the real co-workers behind your confidential projects! Drop a picture of your WFH pet setup on LinkedIn and tag Hyphen Strategies. Let's see who is really running these site searches.

Subscribe to Site Selectors Are People, Too wherever you get your podcasts, and leave us a review if you've ever had to mute your mic because of a squeaky toy.

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Humane Society

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Visit www.hyphenstrategiesllc.com for more.

After a year of significant professional and personal shifts, Devin Hillsdon-Smith returns for Season 3 of Site Selectors Are People, Too. This isn't just an industry update; it’s a raw, unfiltered look at the human behind the professional.

In this episode, Devin pulls back the curtain on a 2025 that was defined by "burnout, depression, anxiety, and an identity crisis." From the end of a major professional chapter at Cushman & Wakefield to navigating a difficult personal breakup, he shares the steps he took to climb out of "rock bottom" and eventually find the light at the top of the hole.

What we explore in this episode:

• The Invisible Art of Professional Burnout: Recognizing the difference between productive stress and the chronic mismanagement of workplace pressure.

• The Identity Crisis of "Enmeshment": What happens when who you are becomes indistinguishable from what you do for a living.

• The Path to Recovery: A candid discussion on seeking professional help, therapy, and the role of medication in managing mental health.

• Rising from the Ashes: The rebirth of Hyphen Strategies, the addition of a new VP of Business Development, and the power of a strong support network.

Whether you are in site selection, economic development, or any high-intensity field, this episode is a reminder that you aren't alone in the "vibration" of mental health issues. It’s okay to not be okay—and it’s even better to reach out.

Connect with Hyphen Strategies:

• Follow us on LinkedIn: Hyphen Strategies LLC

• Join our first Book Club pick: Essentialism by Greg McKeown

Mental Health: Terms & Definitions Discussed

• Burnout: According to the World Health Organization (WHO), burnout is strictly defined as an occupational phenomenon, not a medical condition. It is a syndrome conceptualized as resulting from chronic workplace stress that has not been successfully managed.

• Depression: As defined by the American Psychiatric Association (APA), depression is a common and serious medical illness that negatively affects how you feel, the way you think, and how you act. It is pervasive and impacts all areas of a person's life.

• Anxiety: While normal anxiety is a temporary human emotion characterized by the anticipation of a future concern, an anxiety disorder crosses the line from a standard stress response into excessive, persistent, and intrusive fear or worry that disrupts daily functioning.

• Identity Crisis (and "Enmeshment"): A term coined by developmental psychologist Erik Erikson, describing a period of intense uncertainty and confusion about one's sense of self or role in society. In high-stakes careers, this often leads to "enmeshment"—where the boundary between who you are and what you do for a living completely dissolves.

Mental Health & Crisis Resources: If you or someone you know is struggling, you do not have to go through it alone. Please reach out to a professional or use the resources below:

• The Suicide & Crisis Lifeline: Call or text 988 (Available 24/7 in the US and Canada).

• Online Chat: 988lifeline.org

• Veterans Crisis Line: Dial 988, then press 1.

Visit www.hyphenstrategiesllc.com for more.

Here's some resources for those interested in learning more (see Site Selectors Are People, Too | Devin Hillsdon-Smith (podbean.com) if your app doesn't show links):

• National Association of Industrial and Office Properties (NAIOP)
• Urban Land Institute (ULI)
• The Counselors of Real Estate (CRE)
• CCIM Institute
• Journal of Property Investment & Finance
• An Overview of DMAIC for Beginners
• Measuring Commercial Real Estate's Impact
• Understanding the Real Estate Development Process (& 4 Ways to Scale)
• Real Estate Development Timeline: The Complete Developer’s Guide
• Real Estate Development Process
• Real Estate Development Crash Course: The Development Process in 7-Minutes

In this installment of the miniseries, Devin is joined by Keith Gillenwater, the president & CEO of The Enterprise Group of Jackson in Michigan. We discuss what it's like as an economic developer to land in a new community and how to host a top tier familiarization (FAM) tour for site selectors.

Keith can be reached at:

keith@enterprisegroup.org

(517) 788-4456

In this installment of the miniseries, Devin is joined by Jonathan Sackett, head of marketing and communications at the Northeast Indiana Regional Partnership.

How do economic development professionals market their communities? How do you create a compelling brand for a community? Tune in to find out and much, much more.

If you enjoyed this episode, you're in luck - this is Part 2 of 2 of a much larger conversation! Go check out Part 1 on The NEI Pioneer Podcast and follow them here: Podcast | Pioneer Starts Here

Here's some resources for those interested in learning more (see Site Selectors Are People, Too | Devin Hillsdon-Smith (podbean.com) if your app doesn't show links):

Work/Life Balance Tips for Professionals:

• Forbes: Work-Life Balance Tips for Busy Professionals
• Harvard Business Review: Time Management Tips

Resources for Site Selectors and Economic Developers:

• Site Selectors Guild: Resources
• International Economic Development Council (IEDC): Tools and Resources
• Economic Development Administration (EDA): Resources for Economic Developers

Strategies for Managing Work/Life Balance:

• Mind Tools: Work-Life Balance Toolkit
• The Muse: How to Maintain a Work-Life Balance

Support Networks and Communities:

• LinkedIn Groups for Site Selectors
• Economic Development Networks and Forums

Mental Health and Well-being:

• National Institute of Mental Health: Stress Management
• Mental Health America: Work/Life Balance

In this second installment of the miniseries, Devin is joined by Matthew Marshall, manager of member services, rates & economic development for the Minnkota Power Cooperative in North Dakota and Minnesota.

Matthew can be reached at:

mmarshall@minnkota.com

(701) 630-4658

In this installment of the miniseries, Devin is joined by Keith Lambert, chief operating officer for the Lansing Economic Area Partnership in Michigan.

Keith can be reached at:

keith@purelansing.com

(517) 331-2990

Here's some resources for those interested in learning more (see Site Selectors Are People, Too | Devin Hillsdon-Smith (podbean.com) if your app doesn't show links):

1. The Role of Transparency and Accountability for Economic Development in Resource-rich Countries
2. Making Politics Work for Development: Harnessing Transparency and Citizen Engagement
3. How transparency can help the global economy to grow
4. Our Commitment to Transparency
5. Transparency: Economic Development
6. Economic Development Transparency
7. Transparency and Accountability in Development: Where Do We Stand?
8. Transparency and Accountable Development
9. Sports, Jobs, & Taxes: Are New Stadiums Worth the Cost?
10. How Amazon, Google and Other Companies Exploit NDAs

In this first installment of the miniseries, Devin is joined by Bryant Niehoff, executive director of the Uplands Science & Technology Foundation in southwest Indiana.

Bryant can be reached at:

BNIEHOFF@USTFWESTGATE.ORG

(812) 259-2177

Here's some resources for those interested in learning more (see Site Selectors Are People, Too | Devin Hillsdon-Smith (podbean.com) if your app doesn't show links):

1. How to Respond to an RFI
2. How to Write a Smart RFI
3. Breaking Down the Site Selection Process
4. 10 Critical Factors to Consider During Corporate Site Selection
5. Buyer Beware: Navigating the Murky Waters of Site Selection
6. 12 mistakes to avoid in the site selection process
7. Site Selection In 2024: What Risks Define Business Investment Decisions?

Here's some resources for those interested in learning more (see Site Selectors Are People, Too | Devin Hillsdon-Smith (podbean.com) if your app doesn't show links):

1. What is Economic Development?
2. Remaking Economic Development
3. Tools for Economic Development
4. The Importance of Young Firms for Economic Growth
5. What is an Economic Developer and How to Become One

Note: winning clients and getting paid will be discussed in future episodes.

Here's some resources for those interested in learning more (see Site Selectors Are People, Too | Devin Hillsdon-Smith (podbean.com) if your app doesn't show links):

1. 20 Key Factors and Bonus Insights for Site Selection
2. What Is a Site Selection Consultant and How to Hire the Right One
3. The Power Of Informed Decisions: Site Selection Principles And Best Practices
4. What Site Selectors REALLY Want
5. The Complete Guide to Site Selection
6. Seven Signs of a New Site Selection Reality

Here's some resources for those interested in learning more (see Site Selectors Are People, Too | Devin Hillsdon-Smith (podbean.com) if your app doesn't show links):

1. 10 Ways to Build Trust in a Relationship
2. The Importance of Client Selection and Relationship Management
3. Trust is the glue of a healthy society. Here's how to bring it back.
4. Building Stronger Communities: Understanding The Power Of Community Economic Development
5. Five Straightforward Ways to Engage with Site Selectors
6. How Business Can Build and Maintain Trust
7. What is trust, why does it matter for development, and how do we measure it?
8. Eight Tips for Building, Maintaining, and Leveraging Your Professional Relationships
9. How To Build And Maintain Professional Relationships

Here's some resources for those interested in learning more:

1. AI 101 for Site Selection
2. AI: These are the biggest risks and how to manage them
3. Artificial Intelligence and Economic Development: An Evolutionary Investigation and Systematic Review
4. Maximizing AI’s economic, social, and trade opportunities
5. Maintaining American Leadership in Artificial Intelligence
6. The Failure Of Artificial Intelligence In Manufacturing
7. The impact of artificial intelligence on economic development
8. The Impact of Artificial Intelligence on the Future of Workforces
9. The Potential and Limitations of AI in the Site Selection Industry
10. The Power of AI in Economic Development
11. Understanding the Impact of AI on Skills Development
12. Why AI Projects Fail and How to Overcome Failure