Mortex as a Win-Win: Plant and Real Estate Optionality

Value-driven investor and turnaround specialist Reggie Prior Jr. (Founder, Prior LLC) breaks down his simple but relentless playbook: buy what others overlook and rebuild it into a durable cash flow machine. We go from his first mentor (textile legend Jimmy Gibbs) to reading Graham & Dodd, using collateral to get started, and why he rarely sells, preferring to borrow against assets instead.

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Timestamps
0:00 Reggie Prior Jr. and his “buy overlooked, rebuild cash flow” playbook
0:50 Wofford College and mentor Jimmy Gibbs
3:57 The lesson: just ask (how Reggie earned the mentorship)
5:16 Running his father’s company; learning by doing
9:43 Sponsor: CapitalPad (operator-investor marketplace)
11:05 Reframing the strategy: rebuild rather than break apart
12:42 Prior LLC’s four pillars (Diversified, Global, CRE, Capital)
13:30 Why he rarely sells
15:02 Portfolio overview; value lens across categories
16:48 Case study: Highway 9 real-estate deal
19:59 Adding 265k of value by acquiring a state-owned strip for $12,000
22:41 Sponsor: Spacebar Studios
27:05 Where private deal flow comes from
27:57 Moretex origins (founded 1908) and how he stumbled onto the opportunity
31:10 Hidden kicker: next door 70 million dollar stadium
32:12 Taking over Moretex
33:50 Lessons from doing the deal and showing up personally
34:13 First 90 days: key hires (maintenance, SOPs); no salesperson for 31 years
35:52 Vertical integration: buying the pulverizer supplier
38:00 Tariff tailwinds plus all USA inputs boost demand
38:21 Oldest chemical plant in the Southeast
41:37 Brand and formula value
42:56 Why no auction? Family context, timing, and trust
44:13 Mission: fix and own Moretex long term
45:44 Building a mentor bench: the names and why it matters
47:02 Three “secrets”
48:09 How networks actually compound (and how to start)
51:04 Reggie works seven days a week, 365 days a year
52:59 On happiness, overwhelm, and tradeoffs
55:49 Why saving American manufacturing is personal
58:33 How picky is he? On saying yes, triaging inbound, new bets
1:00:39 Why do the podcast? On signal, diligence, and reciprocity
1:02:08 Wrap up: key lessons and gratitude

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