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September 22, 2010 
Volume 12 - Number 38
Streamlining the Business of Commercial Real Estate
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In This Issue
Teach Yourself New Tricks
Sales/Marketing Tip
Hot Deals/Leads
Article Headline
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TOP OF THE WEEK TO YOU!
(by realwired! CEO, Brenda Dohring Hicks)BDH Photo
 
Top of the Week to You! is designed to offer the inside scoop and latest of what's important in the world of technology as it relates to the commercial real estate industry.
Teach Yourself New Tricks
Sometimes when I sit down to write this I wish that instead of sitting at this computer by myself, I was in a room where I could look around and see all of you.  It would help me do my job better.  It would help me better assess who you are and what you likely care to read, learn and think about.  With a visual, or the fact that I self screened by physically being somewhere which would give me clues, I might do a better job for you.  I was reminded of this small fact about communicating again yesterday, as I sat in a lunch listening to one of our area's most respected business persons address a crowd of more than 150 CEO's.  For 40+ years this man has worked within his Fortune 500 Company and he's a real leader.  Listening to him and knowing a little about the company reinforced what I believe...whatever they say about not being able to teach an old dog new tricks, is patently untrue.   Old dogs may not learn as quickly as they did when they were young, but with time and patience, most older dogs can be taught to do anything that a young dog can and they also continue to teach themselves.  It goes without saying that the same applies to humans.  The man speaking was clearly at the apex of wisdom, knowledge and energy, and still learning new things as well.

We can learn "new tricks" until the day we breathe our last breath.  Now personalities, it seems, are another issue.  People's personalities don't change much after early adulthood.  It seems that someone's personality is akin to a hunk of wood and learning is a veneer superimposed upon it.  Is the wood malleable? Not so much.  But can the veneer be changed?  Sure can...and sure better.  I wonder if my thoughts are swirling in this old dog arena because I had a birthday yesterday?  Whatever.  I digress.  Sorry.

So science tells us personalities are fairly fixed and there seems to be a distinct correlation in people's performance.  Not to simplify things too much, but it seems to have a lot to do with reward...at any age.  People, like their canine friends, seem to respond best most of the time when the rewards are achieved naturally.  In other words, a reward for doing what comes naturally.  This seems to be where the personality part is important.  Someone who loves to learn will have an advantage.  Someone who is naturally lazy (yes, some people are), or cranky will get less automatic positive reinforcement.  It's a shame, but not insurmountable.  Again, think veneer.

If we make sure we're always learning and helping those we work with to do the same, staying occupied with new things to experience and experiment with, we, like our canine brothers and sisters will be more likely to stay bright, alert and mentally active for a long time, perhaps well into old age.  There have been so many technological changes over the past 15 years that it would be easy for some of us to be discouraged or lack interest, particularly when the generations coming in the workforce behind us come to things so naturally.  But that thinking is way off.  The wealth of information that someone amasses about business produces way more when combined with technology. It enables a person to access and process so much more.  So truth is, the older one is, the better they can maximize the technology.  If you don't believe me, do your own research.  Studies on our brains have kicked into high gear since the working age has risen so high and is only going to get higher.  There's lots to be excited about and lots of choices in "veneer".

So let's forget the "You can't teach an old dog new tricks" and practice "If you don't use it, you lose it."  Make sure you keep an open mind and each time you are offered an opportunity to learn a new software or piece of equipment, take it.  The irresistible reward is a longer life with a sharp mind!

Click here to join our blog discussion or simply shoot me an e-mail when you get a chance.
Sales/Marketing Tip
Prospects Should Never Be Rescued
 
The STORY:
The prospect looked up at the ceiling and said to Tim, "I was just trying to figure out how I would best use your product."
 
With the prospect still staring at the ceiling and "dead air" seemingly stretching for hours, Tim hurriedly decided to make some suggestions.
 
"Most of my customers use it to decrease the daily operating costs of their equipment."  Looking to see if that made a connection, and seeing that the prospect was now looking perplexed, Tim added, "I'd be happy to put you in touch with some of the customers who are currently using the product to do just that."
 
"Hmmm, that would be a good idea."
 
"Great," responded Tim, "do you have any other questions?"
 
"No.  Why don't you fax me over the names of some of your customers and I'll get back to you after I talk to them."
 
"Sure thing.  I'll fax them over this afternoon.  Thank you for stopping by."
 
And the prospect walked out the door not caring whether Tim faxed him or not.  In fact, the prospect had learned over the years that nine times out of ten, salespeople would never follow through.
 
The RESULT:
Tim "rescued" the prospect becase Tim did not have the strength to let the prospect come up with his own reasons for buying the product.  Tim could not stand dead air.  You are not in the radio business where dead air is just that, dead.  In the professional sales business dead air, if used correctly, puts the pressure where it belongs - on the prospect.
 
Look at Tim's comment from the prospect's point of view.  "Here is someone who does not know what my business is like, who does not know the pressures I have, who does not know how I run my business, telling me how to save money."  Consider this:  What if Tim had responded by saying absolutely nothing?
 
There are two possibilities:  Perhaps the prospect would never say anything or, more likely, he would come up with his own best use for Tim's product.  And wouldn't this be better than what happened?  Don't resuce prospects; qualified prospects will save themselves.
 
DISCUSSION:
The vast majority of salespeople have been trained all their lives to answer questions.  If a prospect is having trouble coming up with words for anything, the impulse to play rescuer is irresistible.  More sales would be made if salespeople learned to let prospects rescue themselves.
 
Why do salespeople play rescuer?  There are two reasons.  First, salespeople are convinced that they cannot let a prospect struggle because if the prospect does struggle, the sale will be lost.  By rescuing the prospect, salespeople believe that they are keeping the prospect on track toward the close.  Nothing could be further from the truth.
 
Second, salespeople believe that the prospect will appreciate the rescue and thus believe that "this person will help me when I'm in trouble."  A salesperson's job is to make sales, not rescue people.
 
APPROACH:
Find another salesperson who will play the role of the prospect.  Take a product or a service you sell and ask him the question, "Off the record, how do you see yourself using this?"  The only stipulation is that the salesperson playing the prospect cannot give a negative answer, nor can he give you an answer for at least sixty seconds.  Use a watch and time it.
 
Sixy seconds seems like an eternity - get used to it.  Ninety-nine percent of the prospects you don't rescue will rescue themselves within 30 seconds.  You may find that your salesperson/prospect will have even greater difficulty than you keeping quiet for sixty seconds.  Should he talk sooner, count to fifteen and then take whatever he said and rephrase it as a question.  And then wait.
 
Continue to do this until you both become comfortable with waiting.  Don't rescue each other.
  
THOUGHT:
Remember, prospects who buy will always rescue themselves without any help from you.  Your job is to make sales.  You were not hired to be a lifeguard.

Rusty Fox, Sales Training Institute, Inc., Tampa, Florida provides this column weekly.  Mr. Fox provides both group and customized sales training for professionals and companies.  For more information, please contact him by telephone at 813-751-9992 via email at rfox@sandler.com or visit www.saleskills.com© Copyright Rusty Fox, 2010, All Rights Reserved.
Hot Deals/Leads
A/X Armani Exchange operates 70 locations nationwide and in Canada.  The stores, offering casual designer sportswear and accessories, occupy spaces of 4,500 sq.ft. to 5,500 sq.ft. in upscale shopping centers, urban and tourist areas and streetfronts.  Growth opportunities are sought throughout major metro markets nationwide and in Canada during the coming 18 months, with representation by Metropolis Retail, Inc.  Typical leases run 10 years with two, five-year options.  A vanilla shell and specific improvements are required.  Preferred demographics include a population of 200,000 within five miles earning $70,000 as the average household income.  Preferred cotenants include fashion retailers.    For more information, contact Lary P. Hanshaw, Metropolis Retail, Inc., 2071 Mountain Boulevard, Suite 1, Oakland, CA 94611; Web site: www.armaniexchange.com.

Maui Tacos operates 12 locations throughout CA, HI, ID, MD, MN, NC, NJ, NY, TX and VT.  The restaurants occupy spaces of 1,500 sq.ft. to 2,300 sq.ft. in downtown areas.  Growth opportunities are sought throughout New York, NY during the coming 18 months, with representation by The Lansco Corp.  The company prefers to locate in sites with heavy foot traffic.  For more information, contact Sylvia Haddad or Diane Mandel, The Lansco Corp., 575 Lexington Avenue, New York, NY 10022; Web site: www.lansco.com.

Forman Mills, Inc. trades as Forman Mills at 25 locations throughout DE, MD, MI, NJ, NY and PA.  The stores, offering discounted family apparel, occupy spaces of 40,000 sq.ft. to 60,000 sq.ft. in freestanding locations, strip centers and urban/downtown areas.  Growth opportunities are sought throughout the existing markets during the coming 18 months.  A vanilla shell is required.  Preferred demographics include a population of 200,000 within three miles earning $40,000 as the average household income.  For more information, contact Rick Forman, Forman Mills, Inc., 1070 Thomas Busch Memorial Highway, Pennsauken, NJ 08110; Web site: www.formanmills.com.

Cheeburger Cheeburger Restaurants, Inc. trades as Cheeburger Cheeburger at 70 locations throughout AL, AR, AZ, CA, CO, FL, GA, MD, MO, NJ, NV, NY, PA, SC, TN, TX and VA.  The restaurants, offering burgers, fries, sandwiches, salads and melts, occupy spaces of 2,400 sq.ft. to 2,600 sq.ft. in lifestyle, mixed-use, power, specialty and strip centers.  Growth opportunities are sought throughout the existing markets during the coming 18 months.  A vanilla shell and specific improvements are required.  Preferred cotenants include Panera Bread, Pei Wei, Target and upscale grocery-anchored centers.  Preferred demographics include a population of 100,000 within five miles.  Major competitors include Five Guys Famous Burgers & Fries, Red Robin and Johnny Rockets. The company is franchising.  For more information, contact Mike Santel, Cheeburger Cheeburger Restaurants, Inc., 7364 West Rancho Drive, Glendale, AZ 85303; Web site: www.cheeburger.com.

Like these leads?  Want more?  Go to the Dealmakers website for a Free Subscription.  The Dealmakers, the nation's weekly news source on retail real estate.
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