Most investors obsess over what to buy.
In 2026, the real edge is when and where you buy it.

In this episode, we break down the valuation-driven framework we actually use to decide whether something is a buy — across:

• Individual stocks
• REITs
• BDCs
• Closed-end funds
• ETFs (including the S&P 500)

We walk through real examples like UPS, Realty Income (O), Main Street Capital, USA CEF, and VOO to show:

• How entry price impacts total return more than exit timing
• Why yield and dividends act as downside protection
• Which valuation metrics matter for each asset type
• How to spot overvalued “favorites” before they correct
• Where income investors can still find margin of safety

This episode isn’t about predic ...