Happy Dad Advice

digital worldWhat is the Whole… The Family that Eats Together, Stays Together Anyway?

Last night while out to eat at a local restaurant with my son, I looked around and seen several other families eating together as one unit on a Friday night. Is this also strange to you or is this still normal now days for families to eat together? Nonetheless, have you bothered lately to have a look around your house or a restaurant and noticed yours or other families actually still eating and engaging one another in this day and age filled with technology, social media, and life stress(es)? (i.e. and I’m not talking about all those families or yours that sit next to each other but are completely detached from one another either). Notice how many of you do this but also take notice of how many of you actually engage your other family members not merely sitting together while each of you operate in your own world(s) on your own digital devices or watching television. Now I ask… “does the family that eats together, stay together?” Do you think that this old saying is still relevant today?

Connected or Disconnected Family: What is the Right Recipe?

By no means am I an expert in parenting but I truly believe that this (eating together but not actually communicating with one another) is growing problem in America and throughout the world. Does it make since if families have any chance of sustaining themselves long-term just like a business they need to spend more time together especially during dinner. When I was growing up, I can remember dinner was one of the few times that our family actually connected with one another because we didn’t have many distractions. Let’s face it who wanted to watch television in black in white anyway. Now as a single dad I wanted to address why eating together (and YES I mean actually talking to your other family members) is still important to your family’s long-term success). Boys and girls, ladies and gentlemen I must admit if you follow this recipe you will not only put food on the table but you will be back on the right track of putting your family back together.

disconnected

Take stock of what you have

Each morning when you wake up the man or woman that you see in your mirror is actually you. I hate to tell you but YES that person is you! There are a million and one reason(s) why when you look in the mirror you continue to make excuses for the life you have created. However, if you think hard about the things in the past that have lead you to this point (whether you are happy or not), I bet you can equate almost if not all of your positive/negative feelings to a point in your life that involved other people… especially family members, YES? My point is, we are all far from perfect but if you surround yourself with others that positively affect you and/or your family, you can begin to take stock of what you actually have or what actually matters most to you. This is especially important if you have kids since they look or are looking for that special leader in their life. So, how can you have a positive effect on your children? This is as simple as putting down all those electronic devices and creating REAL conversation with your kids well sharing a meal together and not sharing a meal together while everyone in your family is engaged with others in the digital world.

the journeyA brief look back

It wasn’t long ago that I discovered that technology was/is changing the relationship I have with my son. This is both good and bad. Therefore, over dinner the last night I decided to take a step back to think about the days I spent with my family growing up to help shed some light on what I could do to be the leader in my son’s life much like my dad was in mine. My dad worked extremely hard when I was young mostly at night, so we didn’t get to see him that often and likewise with my mom but the only difference was she worked the day shift. Split parenting at its finest. However, one thing my parents did was make sure that we all came together (i.e. whether we had to go to my dad’s work) over a nice family dinner every night, which I can remember being special even to this day. Do you have any early memories? Do most of the things you remember about your childhood include dinner with the/your family?

How about grandma and grandpa…

Having lost all my grandparents at an early age (all before I was out of elementary), I am not 100% but I truly believe that children without any thought are given the natural ability to love and cherish the time they spend with their grandparents. Does that sound about right? In fact, grandparents in most families = a long time lasting memory regardless of how significant just like having dinner together. Yes again? Like I mentioned I lost all my grandparents early in life but I remember breakfast each morning cooked by my mom’s mother and other dinners cooked by my dad’s mom, especially Holiday dinners…. Boy, were those fun! One reason I believe that I remember these things (all before age 8) is because we were not engaged in our electronic devices but instead engaged with one another. Therefore, if you as a complete family unit or as a single parent if you want to disconnect the young’ins then I highly recommend calling in the grandparents as an added resource because more than likely they will tell REAL stories (extremely important over breakfast or dinner) not digital stories thus bringing your family closer together.

grandparentsThe effortless approach

Some of you may or may not already know but late last year I lost my mother. Before she passed away, one thing my son and I did religiously was cook dinner for my mom and dad most Sunday afternoons, which allowed each of us the opportunity to share unfiltered stories with one another. Okay, maybe a lot of the stories coming from the grandparents were retold to me but not to my son. This/these stories and memories made these days extremely important since they created new memories for my son (he still talks about them over a year later and he is only 8), which made me realize  more that this was approximately the same age I can remember having similar memories over dinner with my own grandparents. As simple, as this may sound there is not any excuse for each and every one of us to help create these new memories with our own children over dinner even in this age of all the new digital communication. Even though it is just my son and I most evenings, the one thing that I have/continue to do is make sure that we have dinner together each night (without any television, internet, or other distractions), so we too can create long lasting memories. Even though my mother is gone now, my son and I still have dinner with my dad most Sundays. Yes my father still tells my son about all those things I did to piss him off when I was young but those/these times are about as valuable as gold is to most people/parents since the lasting memories continue on long after dinner or a visit has ended. As significant or as insignificant as this may sound, as my child grows older, I have to believe that these dinners (whether with me or the family) will become the ammunition for my sons own success because he knows how hard/long I work each day to have this time we spend together each night without interruptions. The moral of this story is that if I as a single dad can make time each night (i.e. on the weekends with my day) to connect with my son over dinner, while sharing real life experiences you too can provide these valuable life lessons to your family and children over dinner. So, back to the question at the beginning of this article…do you find it strange these days for families to eat together?  My answer just like 30 years ago growing up is no, since these dinners provide the memories and fuel more of us need to tackle present and future challenges. If you haven’t given thought or perhaps have forgotten have valuable dinner is with your family I encourage you to continue on with eating together with your families and continue on with the old saying…

“A family that eats together, stays together” my friends, as I am sure you won’t be disappointed that you did.

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VICI Properties: A 6.8% Dividend, Real-Estate Cash Machine & a Potential Swing-Trade Opportunity

VICI Properties Is More Than a Casino REIT

When investors hear VICI Properties Inc. (NYSE: VICI), the first thing that usually comes to mind is Las Vegas and for good reason. VICI owns the real estate behind some of the most recognizable gaming and entertainment properties in the country, including Caesars Palace Las Vegas, MGM Grand and the Venetian Resort Las Vegas.

But describing VICI as simply a “casino REIT” undersells the company.

VICI is an experiential real-estate investment trust that owns 103 properties across the United States and Canada, including 63 gaming properties and 40 other experiential properties. Its portfolio encompasses approximately 130 million square feet, 66,000 hotel rooms and more than 700 restaurants, bars, nightclubs and sportsbooks.

The company’s business model is particularly attractive from a cash-flow perspective: VICI generally owns the real estate while experienced operators run the businesses. Those operators pay VICI rent through long-term triple-net leases, meaning the tenants generally assume responsibility for property-level expenses such as taxes, insurance and maintenance.

That structure gives VICI something investors should appreciate: relatively predictable recurring rental revenue without having to operate the casinos itself.

And at today’s share price, that cash-flow model is becoming increasingly interesting.

The Regent casino hotel complex beside the sea at dusk
The Regent casino resort glows beside landscaped lagoons and the sea at dusk.

The Stock Is Trading at a Significant Discount to Its 52-Week High

VICI closed around $26.51 on August 21, 2026, leaving the stock roughly 22% below its 52-week high of $33.92.

That decline is important because VICI’s underlying business has not collapsed.

Quite the opposite.

In its most recent quarter, VICI reported:

  • Revenue: approximately $1.1 billion, up 5.7% year over year
  • AFFO: $679.6 million, up 7.8%
  • AFFO per share: $0.62, up 4.6%
  • Full-year 2026 AFFO guidance: $2.45–$2.47 per share

AFFO- adjusted funds from operations is arguably the more important metric for a REIT investor because it provides a better picture of the recurring cash-generating capacity of the business than conventional GAAP earnings.

That distinction matters with VICI.

The company’s second-quarter GAAP net income fell sharply year over year, but management attributed much of the decline to a change in its non-cash credit-loss allowance. AFFO, meanwhile, increased.

In other words, the headline EPS number looks considerably worse than the underlying recurring cash-flow picture.

The Dividend Is the Big Attraction

VICI currently pays a $0.45 quarterly dividend, or $1.80 annually if maintained at the current rate. The company has maintained the $0.45 quarterly payout through 2026.

At approximately $26.51 per share, that equates to a forward dividend yield of roughly:

$1.80 ÷ $26.51 = 6.79%

That’s a substantial yield for an S&P 500 company.

More importantly, VICI’s dividend has grown considerably since the company was formed. VICI’s annual dividend increased from $1.00 in 2018 to $1.77 in 2025, while the 2026 quarterly rate stands at $0.45.

Dividend Growth

YearAnnual Dividend
2018$1.00
2019$1.17
2020$1.26
2021$1.38
2022$1.50
2023$1.61
2024$1.70
2025$1.77
2026 annualized$1.80

Source: VICI Properties investor relations.

The growth rate has moderated as VICI has become larger, but the direction remains favorable.

Is the Dividend Covered?

This is where VICI gets particularly interesting.

Management’s 2026 AFFO guidance is $2.45–$2.47 per share. At a $1.80 annual dividend, the implied AFFO payout ratio is approximately 73%.

Using the midpoint of guidance:

$1.80 ÷ $2.46 = 73.2%

That leaves approximately 27% of AFFO per share above the current dividend.

For a REIT, that is a much more meaningful coverage measure than comparing the dividend with GAAP EPS.

It doesn’t mean the dividend is risk-free. VICI carries substantial debt, and REITs are particularly sensitive to interest rates and credit-market conditions. But the current payout appears reasonably supported by recurring AFFO.

VICI’s Growth Story Is Expanding Beyond Traditional Gaming

One of the more interesting aspects of VICI’s strategy is that management is trying to reduce the company’s dependence on traditional casino real estate.

During the second quarter, VICI added several important relationships.

The company welcomed Clairvest as its 14th tenant, Golden Entertainment as its 15th, and Club Med as its 16th tenant.

The Golden Entertainment transaction is particularly notable. VICI’s new Golden Entertainment Master Lease carries approximately $87 million in initial annual rent, a 30-year initial term and 2% annual rent escalators beginning in lease year three.

VICI also acquired the Carambola Beach Resort in St. Croix and plans to fund approximately $55.2 million of redevelopment through a build-to-suit arrangement with Club Med. The targeted reopening is in the fourth quarter of 2027.

That’s an important strategic development.

VICI isn’t abandoning gaming. Gaming remains its core competency.

But the company is increasingly attempting to become the landlord behind experiential destinations, including hospitality, wellness, golf and entertainment.

That potentially gives VICI a larger addressable market over time.

The Balance Sheet Is the Part Investors Should Watch

The biggest counterargument to the bullish VICI thesis is leverage.

As of June 30, 2026, VICI had approximately $17.2 billion of total debt and approximately $2.5 billion of liquidity, including cash and availability under its revolving credit facility.

That is not insignificant.

A REIT with substantial debt can perform very well when interest rates cooperate, but higher rates increase the cost of refinancing and can reduce the relative attractiveness of REIT yields compared with bonds and other fixed-income investments.

The good news is that VICI has continued to demonstrate access to capital and has been using interest-rate swaps to manage some future interest-rate exposure. As of June 30, the company had entered into $600 million of forward-starting interest-rate swaps.

The bad news is simple:

VICI doesn’t need a business crisis to underperform. Higher-for-longer interest rates alone can pressure the valuation.

That is one reason the stock can offer a nearly 7% yield while still trading at a discount to its previous highs.

What About a Swing Trade?

This is where VICI gets especially interesting.

VICI isn’t typically thought of as a swing-trading stock. It is a relatively mature REIT designed more for income and total return.

But that doesn’t mean it can’t be traded.

At approximately $26.51, the stock is sitting substantially below its prior $33.92 high.

Wall Street’s valuation suggests the market may have become too pessimistic. Current analyst estimates vary, but several consensus sources place the average 12-month target around $31–$33, with some targets as high as $38.

That creates an interesting setup.

A Potential Swing-Trade Framework

Entry zone: approximately $25.75–$26.50

Initial target: approximately $28.50–$30.00

Secondary target: approximately $31–$32.50

Bull-case target: approximately $33–$34

Risk-management level: roughly $24.50–$25.00, depending on the trader’s risk tolerance and confirmation of a breakdown.

These aren’t guaranteed support and resistance levels; they’re a framework based on the stock’s recent trading range, prior price behavior and current valuation.

The key technical question is whether VICI can establish a sustained move above the $27–$28 area.

If it can, the next move toward $30 becomes considerably more interesting.

If the stock instead loses the mid-$25 area on heavy volume, the swing-trade thesis weakens and investors should be prepared for another leg lower.

The Dividend Creates an Interesting Trading Dynamic

There’s another reason VICI is different from many swing trades.

A trader buying VICI isn’t simply betting on price appreciation.

At the current annualized dividend, an investor receives approximately 6.8% annualized income while waiting for the market to recognize the potential valuation opportunity.

For example, a hypothetical $10,000 investment at $26.51 would purchase approximately 377 shares.

At $1.80 per share annually, those shares would generate approximately:

$679 per year in dividends

before taxes, assuming the dividend remains unchanged.

If VICI subsequently rose from $26.51 to $30:

  • Capital gain: approximately $1,316
  • Annual dividend income: approximately $679
  • Potential combined one-year return: approximately $1,995, or roughly 20%

That’s not a forecast. It’s simply an illustration of why a high-yield REIT can offer an attractive total-return setup when bought at a depressed valuation.

The Risks Should Not Be Ignored

The bullish case is compelling, but VICI isn’t a risk-free 7% yield.

1. Interest-rate risk

REIT valuations can suffer when Treasury yields rise because investors demand a higher yield from real estate securities.

2. Leverage

Approximately $17.2 billion of debt means refinancing costs and credit-market conditions matter.

3. Tenant concentration

Although VICI is diversifying its tenant base, gaming remains central to the portfolio. The financial health of major operators remains important to VICI’s rent collection.

4. Gaming-cycle risk

Casino and entertainment spending is discretionary. A recession or deterioration in consumer spending could negatively affect tenants.

5. Regulatory risk

Gaming is heavily regulated. VICI’s tenants must maintain the necessary licenses and regulatory approvals to operate their properties.

6. Dividend-growth moderation

The dividend is attractive, but investors shouldn’t assume the double-digit dividend-growth rates VICI achieved earlier in its history will continue indefinitely.

VICI itself highlights interest rates, tenant credit risk, gaming-industry conditions, regulation, leverage and economic conditions among the factors that could materially affect future results.

My Take: VICI Looks More Interesting at $26.50 Than It Did at $34

At approximately $26.51, VICI presents an unusual combination:

A high-quality experiential real estate portfolio + long-term leases + growing AFFO + a nearly 7% dividend yield + a stock price more than 20% below its 52-week high.

The market is clearly demanding a risk premium.

And investors should understand why.

The company has significant debt, remains exposed to interest rates and still derives substantial economics from the gaming industry.

But the latest operating numbers don’t suggest a deteriorating business.

Second-quarter AFFO per share increased 4.6%, management raised the low end of its 2026 AFFO guidance, and the company continues to expand its tenant base and experiential real-estate footprint.

At $26.51, VICI trades at roughly 10.8 times the midpoint of management’s 2026 AFFO guidance.

That’s a valuation I find considerably more compelling than the stock’s previous $33–$34 range.

Bottom Line

For income investors: VICI’s approximately 6.8% yield and roughly 73% AFFO payout ratio make the stock worth serious consideration for a diversified income portfolio.

For value investors: The stock’s discount from its 52-week high combined with growing AFFO creates an attractive risk/reward profile if interest-rate pressures ease.

For swing traders: The $25.75–$26.50 area offers an intriguing entry zone, with $28.50–$30 representing a reasonable first profit-taking region and $31–$33 providing a larger upside target if momentum improves.

My overall view: VICI is more attractive as a buy-and-hold income/total-return position than as a pure short-term trade but the current valuation creates a legitimate swing-trade opportunity as well.

The most important catalyst to watch isn’t simply the next dividend.

It’s whether AFFO continues growing while interest-rate pressure on REIT valuations begins to fade.

If those two variables move in VICI’s favor, today’s $26–$27 price could eventually look like an attractive entry point in hindsight.


Investor Disclosure

Disclosure: I own a position in VICI Properties (VICI). This article reflects my personal analysis and is intended for informational and educational purposes only. It is not a recommendation to buy, sell or hold VICI or any other security. I may have a financial interest in the outcome of the analysis. Investors should conduct their own due diligence and consider their individual financial objectives, risk tolerance and investment horizon before making investment decisions.


References

MarketBeat. (2026, July 29). VICI Properties Inc. issues FY 2026 earnings guidance. MarketBeat source

MarketBeat. (2026). VICI Properties (VICI) stock forecast and price target 2026. MarketBeat analyst consensus

MarketScreener. (2026). VICI Properties, Inc.: Target price consensus and analysts recommendations. MarketScreener consensus data

U.S. Securities and Exchange Commission. (2026). VICI Properties Inc. and VICI Properties L.P. annual report on Form 10-K for the year ended December 31, 2025. SEC filing

VICI Properties Inc. (2026, February 25). VICI Properties Inc. announces fourth quarter and full year 2025 results. VICI Properties investor relations

VICI Properties Inc. (2026, July 29). VICI Properties Inc. announces second quarter 2026 results. VICI Properties second-quarter 2026 results

VICI Properties Inc. (2026). Dividends & tax information. VICI Properties dividend information

VICI Properties Inc. (2026). Historical price lookup. VICI Properties historical price data

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