The Relationship Business: Joe Piccini on Property Management, Trust, and a Waste Nexus Keynote

Charlie Dolan

Welcome back to the Waste Nexus podcast. Today, Brian and I are joined by a,

Brian Dolan

An old friend

Charlie Dolan

... old friend, maybe even the word mentor. Is that?

Brian Dolan

It's fair. Fair.

Charlie Dolan

Joe Piccini. Joe is joining us here in Pittsburgh. He's the Executive Vice President of Operations at Oxford Development Company. Covers a lot of their-

Brian Dolan

The newly, the newly installed Executive Vice President.

Joe Piccini

Yes. Within the last month.

Charlie Dolan

Nice.

Brian Dolan

We'll hear about the coronation later.

Charlie Dolan

That's great. So my understanding of that is covering, you know, leasing, property management. What else is comprised of the job?

Joe Piccini

The development construction group, and helping with all the day-to-day operations.

Brian Dolan

What is, what is not under this anyways?

Joe Piccini

Pretty much new construction. New construction.

Charlie Dolan

Yes. And accounting maybe.

Joe Piccini

I'm involved with that also.

Brian Dolan

Joe comes to us from a long history of his own, but our history starts back in the early 2010 era. My earliest note is from 2014, but I don't have all my old notes, but that's when we first started working with you back in Sequoia land.

Joe Piccini

Yes.

Brian Dolan

And you were a doubter!

Joe Piccini

I was. I was at the beginning, and Brian was persistent, and once we got in place it was great ...

Brian Dolan

Once we performed, Joe was our biggest fan, so that was a really nice thing Joe did for us over the years.

Charlie Dolan

Publicly, thank you, Joe. Yes.

Brian Dolan

Let's get it on camera, get it on record.

Charlie Dolan

I mean, I remember one of the interesting things which I think touches on the operations side is, especially as you're spanning different, you know, asset types, commercial, multifamily, all that kind of stuff. when the strip district here in Pittsburgh was kinda transitioning from an intermodal almost... I don't know the right word for it

Brian Dolan

It was a warehouse district ...

Charlie Dolan

To something that now has and is continuing to get a lot of multifamily units, I mean, it's gotta be over 1,000 I, I would guess in that area at this point ... and growing.

Joe Piccini

Absolutely, yes.

Charlie Dolan

The operational complexity that follows that I think is interesting. We saw it from the waste and recycling space, where people are not happy that the truck's showing up at 3:00 AM anymore, but that's how the route density was built over the last 30 or 40 years.

Brian Dolan

'Cause you were the second building, right? There was the Cork Factory and then The Yards at Three Crossings.

Joe Piccini

Then The Yards, yes. We had The Yards and 2501, a small office building and it's continued to go. And we still get those calls.

Charlie Dolan

Still get them.

Joe Piccini

Yes, we do. Yeah. From some tenants at The Helm.

Charlie Dolan

Well, when they reroute- Yes ... you know, you, there's, they gotta get in and get out to get to the landfill, so that's gonna have to be a challenge. But yeah, so I guess, you know, one thing I'd be interested in learning more from you, Joe, is just how do you kinda navigate some of those things that are not in the scope of the plan? I don't know if that was ever really thought of, "Hey, we're gonna do these transitions. There's a ton of stuff you have to do locally, politically to-"

Brian Dolan

The chaos

Charlie Dolan

To get the building built, and then it comes, "Here's the keys." "We gotta run the building." And you're like, "Oh, man, this is a little bit outside of our purview, but we gotta solve it." So ... you know, what kind of problems have you run into and, and how do you address those kinds of things when they're from left field?

Joe Piccini

Well, I think the biggest thing, if anyone that runs property management is we're, we're in the people business. So a lot of it is solving those, uh... Every day something different we're solving, uh, dealing with. In those instances, we'll work a lot with our pre-development guys in the, our group within our department, within the company that we have a development group, we'll have a project manager working with the GCs, the construction group, and then we integrate with them probably, the last six months we're hands-on as we're bringing these buildings on. Yeah. And then there are growing pains as they open up, um, that we just work through.

Brian Dolan

How to get the piano out of the lobby, you know-

Joe Piccini

Yes ... those kinds of things. Those types of things. A funny story, when we sold the Spaghetti Warehouse, the old trolley had to come out... if you remember that.

Brian Dolan

Yeah, my daughter loved that thing. Yes. She loved it.

How'd you get it out?

Joe Piccini

Took down a wall.

Brian Dolan

Took down a wall.

Joe Piccini

Yeah. Took down a front wall and took it out. Yep. Yes.

Brian Dolan

Where'd it go?

Joe Piccini

Uh, it was a group that bought it. I think it may be the guy that has the, down in Washington PA. He has all the old rail cars. If I remember right.

Brian Dolan

That sounds right. Yeah. That sounds right.

Joe Piccini

But to your point, Charlie, with it being, too, we have the office, we have some tech space, we have the apartment space. It's trying to keep those three groups all channeled in the right-

Brian Dolan

Well, and you've managed everything. Like, you've managed... medical spaces, you've managed residential. I mean... what have you not managed at this point?

Joe Piccini

We've managed every type of asset and still do. A medical center....

Brian Dolan

I mean, you're everywhere around here.

Joe Piccini

Yes. We do the Butler VA, the outpatient center. We've been involved with that since it was built. We do condominiums. We do residential, industrial, retail ...

Brian Dolan

You had UPark for a long time.

Joe Piccini

Correct. Yes. Yeah.

Brian Dolan

UPark, if you're not familiar, anybody outside of our little circle here, UPark is an industrial, park, but also a research park.

Joe Piccini

Correct. It was the old Gulf Research Center.

Brian Dolan

Well, it's an industrial use, but it's a research center. It has, like, sort of both components to it, right?

But, so all that experience starts way back in the mid-'90s?

Joe Piccini

Correct. Yes.

Brian Dolan

With Oxford.

Joe Piccini

Yes. Actually pre-mid '90s. 1985-ish.

Brian Dolan

That's not on the resume. Where's that?

It's a hidden, hidden chapter.

Joe Piccini

I've been with Oxford going off and on a few stints, 35-plus years. Okay. So right out of college, was hired as an intern. My background is I'm an accountant- Yay. And...

Brian Dolan

From Robert Morris

Joe Piccini

... from Robert Morris. Here, yeah. Graduated from Robert Morris. Went away as a young man, first into college. I played football in college, but did not graduate. So came home, got my degrees from Robert Morris. Started off in the accounting department, and moved over into property management. Grew that up to where I was managing some sites, and then was running all the PNC properties in town. They outsourced at the time. And at that time we had the opportunity to go overseas which we did

Brian Dolan

Yeah, you did that in '95?

Joe Piccini

Correct.

Brian Dolan

To '98. Yes. Three years. Wife, two kids. Yes. Cross the pond, go to Kuwait.

Joe Piccini

Went to Kuwait right after the war.

Brian Dolan

Yeah. Wow. That's pretty wild.

Joe Piccini

Went, went on a two-year commitment, and they asked us to stay a third year.

Brian Dolan

Yeah. And what were you doing?

Joe Piccini

Started a commercial real estate company, another gentleman and myself. He was the president, CEO of it. I was the VP of property management and started. The members of the royal family owned a ton of assets.

Brian Dolan

As they tend to do ...

Joe Piccini

As they tend to do. Yeah. And they hired us to go over and start a company from the scratch to manage them.

Brian Dolan

And successful?

Joe Piccini

successful.

Brian Dolan

Still around, or did they sell it off, or?

Joe Piccini

No, still around.

Brian Dolan

Really?

Joe Piccini

Yeah. Wow. And a few of the gentlemen that I've worked with are off and running their own companies now.

Brian Dolan

So it... That's one of the most interesting things. People talk about, like, Trammell Crow- Yes ... and all the companies that spread out from them over the eras. And it, it is cool to see how. There's a guy we worked with, before he joined you, Elliot.

Joe Piccini

Yes.

Brian Dolan

And, you know, it's interesting to see how people, their trajectory over time spawns other companies or feeds into other companies. And those, they aren't... It's hard to document those sort of connections, but they are there, and they are what, in large part for real estate, drives a lot of real estate, "Oh, I know that guy."

Joe Piccini

Correct.

Brian Dolan

Right? "I know that guy. He's over there." "We, we can talk to them," right? And so that's... But so from there you came back and did another 12 or 13 years at Oxford?

Joe Piccini

Yes. Came back. Grew my role up to assistant VP, helped run the portfolio, and then I had the opportunity to go over to a company called ISS Facility Services. Years ago, Oxford owned sister business, Central Property Services, which was a cleaning security business. That was sold off to a group, and then ISS, which is, foreign-owned, came across the United States buying up small companies, created a huge presence in the US. ... a gentleman it was with Oxford who was running that was retiring, and he asked if I would come over and be the managing director for what started off as the Pittsburgh, Philadelphia markets, and that grew to basically the East Coast. Then New York, but so a lot of traveling involved with that job and...

Brian Dolan

Well, that's a different role than Pittsburgh, Philly, and then foom.

Joe Piccini

Yes. And we were a full service cleaning, security, and some facility work.

Brian Dolan

Yeah. That's thousands of employees.

Joe Piccini

Thousands, yes. And worldwide. Airports, the whole gamut.

Brian Dolan

So that's a pretty fascinating set of exposure. But then you came back here.

Joe Piccini

Correct. The gentleman that had brought me over to ISS was into retirement, came out of retirement as Oxford COO. At that point, they were looking for a VP of property management.

Brian Dolan

I know a guy.

Joe Piccini

And he reached out to me, and at that point, after three years and a lot of traveling, I was ready to come home

Brian Dolan

You were ready

Joe Piccini

So yes, I jumped at the opportunity.

Charlie Dolan

With the breadth of experience that you have from, you mentioned medical and, obviously, all the other categories. I feel like anywhere you go, you could look at a building and start to be like, in the back of your mind start to reverse, you know, back into how it's operating. Is that something that you now see with every building that you go to, every strip mall, every hospital, every office building that you... kinda walk into?

Joe Piccini

Yes.

Brian Dolan

How'd we do in here?

Joe Piccini

Oh, it's a great facility.

Charlie Dolan

How do you, on a personal level, manage turning that part of your brain off, like when you're going to dinner or something like that on the weekend?

Joe Piccini

Oh, it drives my wife crazy.

Charlie Dolan

Yeah, right. Well, I'm asking for personal experience 'cause I look at these dumpsters everywhere, and I go behind the strip mall, and she goes, "We're not going behind the strip mall anymore, we gotta drive to the front."

Joe Piccini

Correct. We'll be sitting down, if I see a stained ceiling tile or something that doesn't look right ... absolutely. Yes. It's hard to turn off after all these years.

Brian Dolan

I do judge a lot of restaurants by their air vents.

Joe Piccini

Yeah. Me too. That and the restrooms.

Brian Dolan

Yeah. You taught me that one, actually.

Joe Piccini

Yep, that's exactly right.

Brian Dolan

It's like, what is the bathroom like? What's the air vent like? Okay, now you know a lot about how well it's run. 'Cause it does, it's a, it's a detail that's easy to just forget to do day after day.

Joe Piccini

Correct. Even all of our own sites, when I walk or I'm out touring a facility, the first thing I look at is our front door, 'cause that's your first impression. Shouldn't be dirt, should be in place, things shouldn't be out of line.

Brian Dolan

Right.

Joe Piccini

So I'm a 5:00, 5:00, 5:30 in the morning. So my team knows when they're getting emails early in the morning, I've seen something or...

Brian Dolan

Yes. I do know that about you, 'cause I learned over the years working with you, I said, "The best way to get Joe to answer you is to email him at midnight so that it's sitting there at 4:30 when he opens his email, and he will respond to you. But then if you aren't up at 4:30 to respond back, you have to wait for another 24-hour cycle sometimes.

Joe Piccini

Yes.

Brian Dolan

So you better get all your questions in.

Charlie Dolan

The one that I've noticed that I think, you know, your eye kinda turned me towards, is the stains coming out of a kitchen, between the kitchen door and the grease trap or the dumpster or something like that. And it's funny to watch. You see these new builds come in of, you know, a Starbucks or whatever. And then three months in it's got a nice, you know, all the wheels have really... worn into that thing, and you're like, "Man, I hate to see that." But that's just kinda how it happens.

Joe Piccini

Yes.

Brian Dolan

Well, so Joe, in your work you also are a charity guy. Correct. You were on the board of Construction Junction for a long time.

Joe Piccini

Yes.

Brian Dolan

So you got any funny Construction Junction stories? 'Cause if you don't know what that is, everybody, that is a local reuse center, so you can take... 'Cause Pittsburgh has a lot of historic buildings, you can take your historic items there, things like that, and they resell them. Right?

And so there's gotta be something sorta comical coming out of there from your experience doing all the work you do.

Joe Piccini

I'm trying to think. I don't know any funny stories, but a full circle story is for years that we were... Is we would take, you know, office space leave, or when we would do some demo of buildings, we would always contribute stuff there. And we really got started at PNC. They had a gentleman that was very green, Gary Salson. And we really got active in that. So for it to come full circle, I think, for someone then to ask me to be involved, I thought was a great opportunity. And I think I served on a board for two years, and then just some work stuff was pulling in. But yeah, day job. Unfortunately.

Brian Dolan

Well, if you haven't been there, it's a pretty cool spot, and you can find some pretty amazing pieces. Like, one of the favorite things I have there is going through the doorknobs. I don't ever buy one, but I just love to go through them. They're interesting. They're fascinating because they're all these ornate, crazy doorknobs that just, they're sitting there waiting for somebody to find a home for them.

Joe Piccini

And when we remodeled our home, we bought a couple mantles from there, et cetera. So, it's a great shop.

Brian Dolan

So, when you look back, Joe, from the '90s, the '80s, 2000s, what's radically different in your mind about the people, the technology parts, and what's sort of still the same? Because you've spanned the pre-cell phone era to now, the "Well, AI is gonna tell me the answer" era.

Joe Piccini

Correct. I think the biggest thing in this industry is that you still need the hands-on. You still need to be out walking, looking at your sites. I'm a proponent to that. I don't text. I text, but you know, when people... "Well, I texted them." No, you have to get out and still have the interaction with the tenants. You still need to see your buildings, see your clients.

That's the hardest thing I have with some of our younger people coming up, is the

Brian Dolan

“I sent them an email”.

Joe Piccini

Yes! That's not the answer.

Brian Dolan

It's not the same thing.

Joe Piccini

Correct. You need the face time.

Brian Dolan

Right.

Joe Piccini

You need that

Brian Dolan

Well, it's partially that the same thing is still the same thing. That is, it's a relationship industry.

Joe Piccini

Yes.

Brian Dolan

Right? Do I trust you to do the thing you said you'll do?

Joe Piccini

Correct. And you have to build that trust.

Brian Dolan

And then did you do it? And then if it doesn't work out, do I trust that you're telling me the truth about why it didn't work out? Right? Yeah. That's, that's all built a lot of times on a face-to-face basis. So, that's the same, but when you look at the difference, it strikes me that there's so many more sensor technology pieces to the equation now. Is that a...

Joe Piccini

It's huge. So when, when I first started in the business, you'd have... Which we still have a lot of our buildings, but 24-hour operators, engineers in buildings that would turn on HVAC, run it. Building automation systems were just getting started. Now we have all of our new buildings are tied to central systems. We can run those from home if we have to. My engineers, my managers can log in, check temperatures. So it is so computerized now.

Brian Dolan

And is it... It's a benefit and a burden in a way? I mean, is it. ' Cause you can't not know now.

Joe Piccini

Yes. Correct, it's constant.

Brian Dolan

The benefit is you know, but now you, you can't not know. So it never goes away.

Joe Piccini

We're doing that a lot. We're doing a lot of the cameras. There are AI where there's responses. So, it gives you a lot more knowledge quicker than what we were having ...

Brian Dolan

And how do you balance that as, you know, an executive role? And you're not afraid to get in the weeds every now and then. How do you balance that 24-hour availability of the information with, you know, the hierarchy of the information, in a sense? Like, is there someone on staff on the weekend who's responsible to that?

Joe Piccini

Yes. So how we are set up is that, you would have a maintenance man, we have call centers. But then our property manager, and then our property manager is how I have our structure roll up into a director or all the way up to an assistant VP. So for me to get a call on a weekend or off hours, yeah, it's something pretty bad.

Brian Dolan

I've gotten that call.

Charlie Dolan

When you've got this breadth of buildings that, you know, I was thinking of systems integration from a security camera standpoint and that kind of stuff, right? So there's probably different profiles of buildings that have different requirements. Whether you're on the medical side, you're gonna... You know, you mentioned PNC Banks. How do you try to manage that from, you know, which vendor, which software, which infrastructure you pick? Does it kinda change over time depending upon the age of the building? And then are you able to consolidate that into something where you have a 24-hour, you know, single source of truth that you can log into one app and get access for all these buildings, even if it's a high-security building or a low-security building, or do you end up with like a mishmash of different tools and sets?

Joe Piccini

Unfortunately, it's a mishmash, which we're trying to consolidate more so. So, it's a one central point. Then if you're out there and you find a great contractor that you like working with, that does a great job, you try to do that. But what happens a lot when we're building new sites that, you know, it goes out as a package. So, you're, a lot of it you're cost-conscious. Yeah. But where you can, yes.

Charlie Dolan

I feel like it's pretty... That's a difficult problem, and it has maintained being very fragmented. When we moved into this specific office space, there's a camera on the front door, but it, you know, it runs some different piece of software that wasn't part of the thing that we bought when we moved in. And so you end up in this kind of, you know, we have to replace the whole thing, or we just have to be okay that that's not gonna work situation.

Joe Piccini

Correct.

Charlie Dolan

Yeah.

Brian Dolan

It's a dummy camera now.

Charlie Dolan

Now it's, now it's just... Yeah. We put a sign on it says

Joe Piccini

We've just done that with some of our buildings that we've built seven, eight years ago. The system's become obsolete. You have to put a new front end on.

Brian Dolan

A million years ago, my dad built a house out in Montana, and at the time those Lutron systems were just coming into play. And I remember the quote to do it was some astronomical number, and we were talking about it, and I said, "Dad, we can walk around and hit light switches; we don't need this". 'Cause at the time the power would go out a lot in that area because it was new and upcoming, and they were putting demand on the system that wasn't... And I said, "All that's gonna happen is that system's gonna go down when the power goes out, we're gonna be reprogramming it all the time. Mom's gonna be mad, and so we just need light switches. That'll work better." And so, in the end we did wire it for Cat 5, which was sort of new at the time, so you could upgrade later. But we were all happy sticking with the light switches.

Joe Piccini

Absolutely.

Brian Dolan

Just 'cause you knew that's off. It worked. It worked just fine. Well, so the other thing that's different from when you started to now is the whole social media, LinkedIn, Twitter, Instagram world, right? I mean, your last post was 12 years ago; it's your only post. He has made no comments in his lifetime online. He is amazingly

Charlie Dolan

He's a lurker ...

Joe Piccini

I'm a lurker. Yes. That is going to be changing. With our new CEO, we are becoming very social active. I don't know if you saw that.

Brian Dolan

Yeah.

Joe Piccini

A lot of posts. This is gonna change. But we are starting to do a lot more of that.

Brian Dolan

I'm excited to be your biggest post ever. This will be fun.

Joe Piccini

That's good.

Brian Dolan

But do you use that today as a lurker? What do you do with it?

Joe Piccini

For a lot, for LinkedIn, if we're out there looking, for instance, you connect with some people, you see some vendors out there that you deal with. If you're looking to hire, it's always a good site to look.

Brian Dolan

So you're paying attention, absorbing.

Joe Piccini

Yes, I'm paying attention. Correct. I'm gonna be more of a poster shortly-

Charlie Dolan

Coming up ...

Joe Piccini

If you watch, yes. There you go. Yes.

Brian Dolan

My two cents, brevity is always welcome in those worlds.

Joe Piccini

It is.

Brian Dolan

I see a lot of people come on to start posting things, and they write like two things, brevity and then the return key. People are afraid of the return key, and they write these novels, and I don't know about you, but I'm not reading that.

Joe Piccini

Correct.

Brian Dolan

Like, give me the short bits that I can do. I was listening to something this morning, Karina Deal was on a podcast, the lady who owns the Deal car dealerships. And she's commented that she would only read the first two sentences of any email. It's like, "That's the most I'll usually read. Less the first two sentences hook me, I'm not going deep into your email." And so, I don't know about you, Charlie, but I find that I barely can get to the second sentence sometimes. You can pretty well classify things. Your brain just gets used to it. Like, okay, I don't need to read that. I don't need to read that. Forward, that's somebody else. So, I mean, how many emails a day are you dealing with?

Joe Piccini

My goal is every morning, that's why you get my emails. I lose track during the day. You get pulled into something. So, my goal is every morning when I'm in at 5:00 till 8:00, I'm cleaning up emails. Hundreds. And some are just, you know, you're copied on. Others are more important. I get all of our financial books monthly, ongoing issues. And to your point, if I see there's eight in a chain, I'll jump to the latest to get caught up instead of reading through.

Brian Dolan

Charlie's instituted some things over the years where some of the tools we use have the ability to read the email thread and consolidate it into a couple of bullet points.

Joe Piccini

Oh, wow.

Brian Dolan

'cause what happens is if you try to read the thread, you then have to keep in your mind and follow through with it, and the duration of that can be minutes. When you just need to know, what's the stat? Do I have to answer this? Is this something I really gotta deal with? No? I can just forward this to somebody? Okay.

Charlie Dolan

Some of the newer technology we're able to pull in, too, is it takes any phone call that's come in and then also kinda layers that with the transcription, and identifies speaker A and B, and then it'll tie that back to something that might be going on. So if we get an email about a problem, but then there's also a phone conversation that happened on, you know, one of our main lines, it can kinda bridge those two together and do some prioritization of it, you know? Sounds like there's gonna be an issue, sounds like, you know, the service might not work kind of thing. Which has been pretty cool to see. But I, I imagine that's very difficult when you're spanning what I would almost call, like, the consumer side of multifamily, then also with the business-to-business side of office. And social media is probably both awesome and, you know, you get some pictures posted about you know, the trash over flowing every now and then or something.

Joe Piccini

And much more so on the residential side. Right. 'Cause that's their home.

Charlie Dolan

Different beast.

Joe Piccini

Yes. Different beast.

Brian Dolan

My apologies still to the lady who lived over top of the trash enclosure at the yards at Three Crossings in 2015. Whoever that was. Yep. She was not happy. Apartment 3B, whatever it was.

Charlie Dolan

She had a 5:45 wake-up call.

Joe Piccini

Every day.

Brian Dolan

She was not pleased. It was... I think it was Katie that was the one I was dealing with then maybe. I don't remember exactly. But whoever it was very clear. They said, "This just needs to get solved."

Charlie Dolan

I think the funny part of that was we were managing that, and I think we had one of the big haulers doing the work. And we got the GM for the region to say, "Yeah, I'll have the driver come down at the right time." And we said, "Okay. Well, we'll be there at 6:00 tomorrow, and if he's there at 6:00".

Brian Dolan

No, it was 4:30.

Charlie Dolan

4:30? Oh, you can tell it better 'cause you actually were the one who went. I didn't, but...

Brian Dolan

Oh, long story short, Joe and his team were clear that the problem needed to get solved. We were clear with the vendor the problem needed to get solved, but there was a disconnect with it actually getting solved. And so, to Joe's point, I just showed up and met the guy.

Charlie Dolan

I think he was surprised that you were there ...

Brian Dolan

Well, I slept in my car. And I asked him, I said, "Can you grab your route sheet out of the truck and show me how this works". And so he walked over, grabbed his route sheet, and walked me through it. And he said, "Well, you know, look, it says this." I said, "Okay, can I take a picture of that?" And he goes, "Yeah, no problem." Took a picture of it. I said, "Okay, and who's your route manager?" I have the route manager's name. And so, then I was able to connect the dots and communicate to the route manager, and I drew on his sheet. I said, "You know, this needs to move to after this." Yes. 'Cause at the time, I dunno if you remember, the ordinance in the area had just changed.

Joe Piccini

Yes

Brian Dolan

There hadn't been one before. with all the development you guys got one put in. And then once that was in, there were a lot of adjustments in the industrial side of the world that had to occur, and I think the... If I remember correctly, the building next door was also an investor in the building that you guys built.

Joe Piccini

Yes.

Brian Dolan

And so we were able to work with them to put a little pressure, to get the whole, you know, to get the... So that was the whole relationships. Yeah.

Joe Piccini

We know a guy.

Brian Dolan

We know a guy. Well we usually like to wrap up the show unless there's anything else you wanna talk about.

Joe Piccini

No.

Brian Dolan

No. Okay. With a bit of, like, lightning round of questions. So, you have to have, get one ready. So, I like to start with an easy one. Is the Pope Catholic?

Joe Piccini

Yes.

Brian Dolan

Do you know which college you went to?

Joe Piccini

I don't.

Brian Dolan

He went to Villanova.

Joe Piccini

I thought so. There you go. I was gonna say Villanova. Okay, good ... I should've.

Brian Dolan

Now, if you, if you were to lead a public company... any public company, which one would you pick?

Joe Piccini

Public company. I would think one like a Rivian, something like that.

Brian Dolan

Okay. All right. Yeah. Car guy. Like it.

Joe Piccini

Like cars. I think it'd be a cool industry.

Brian Dolan

And you need a car with enough room for you.

Joe Piccini

Yes.

Brian Dolan

You can't tell, but Joe's tall.

Charlie Dolan

We're lower here. Yeah. Paddle tennis or pickleball?

Joe Piccini

Paddle tennis. Yeah.

Charlie Dolan

Why?

Joe Piccini

Tried pickle the other night. I just... There's something about the paddle, the running, the movement. I'm just absolutely hooked.

Charlie Dolan

The spatial awareness of the back cage, and hitting the ball off the back fence.

Joe Piccini

Yes. I mean, I'll play two, three days a week.

Brian Dolan

Paddle's a much faster game

Joe Piccini

It is much faster.

Brian Dolan

And it doesn't make that doink sound.

Joe Piccini

Correct. Yes. Yeah. And does... Isn't that affected by wind? I found that out the other night by the wind.

Brian Dolan

If you were to be on a sports team. Are you playing on the Steelers, playing on the Pirates, or playing on the Penguins?

Joe Piccini

Steelers. Yeah, football history.

Brian Dolan

Yes, football history. Yes. It's a giveaway. Yeah. Well, Joe, thanks for joining us. The fourth... What is this? 2026, so this is, 12 plus years we've known you. You've been a great friend to us. Appreciate you joining us here. Glad to be your first podcast.

Joe Piccini

Thank you.

Brian Dolan

Feel free to give Joe all the follows, and likes, and comments over on LinkedIn. He needs more time to do things at 4:30 in the morning, he needs more things to do.

Joe Piccini

Correct. Yes.

Brian Dolan

Coming up this September, we have our Waste Nexus event. When we were looking around at what we wanted for a speaker, we thought, "Okay, we need somebody who understands the world of waste, and management, and technology, but also brings it to a real interface where the world actually exists." The reality of, you know, this is a service, but it works for a tenant, it works for a property, and so that's when I thought of Joe, who, with all his experience, and our experience with Joe, understands, okay, what's it like to be a property? What's it like to be a tenant? What's it like to be the different kinds of tenants that are out there, and how's that interface with waste? So, Joe's gonna be our featured keynote speaker at Waste Nexus this year. And so if you wanna read up on him, he's gonna be available on LinkedIn now. And he'll be giving a talk. We gave him an hour?

Charlie Dolan

I thought we'd get him all day. That was, that was the whole program.

Joe Piccini

I think it was an hour.

Brian Dolan

Can you fill an hour, Joe?

Joe Piccini

I'm sure I can fill an hour.

Charlie Dolan

No, but really looking forward to that. And thank you.

Joe Piccini

As am I ... very much.

Brian Dolan

Chuck, you want to take us out?

Charlie Dolan

Yeah, thanks Joe, for joining us, and stay tuned for more from the Waste Nexus Podcast, and we've got Waste Nexus coming up here in a couple of weeks, and we'll put some more info in the comments about that, and you can check out more as we go!