Dave Cairns, SVP Office Leasing for CBRE, focuses on working with high growth companies in the tech sector. Dave is a futurist relating to the office market. He shares his views about commercial real estate trends including current realities, core issues, lease restructuring ahead, and future possibilities such as shifting to offer “Space As A Service” going forward. Dave describes the benefits of new richer community demographics as urban dwellers move out. He also sees great potential of virtual worlds to offer more options and richer experiences.     KEY TAKEAWAYS   [02:40] Dave intentionally created a happy place.   [04:06] He gets a university degree although he hones other skills.   [05:10] Flexible studying allows Dave to develop his talents at poker.   [05:36] Competitive poker playing success gives Dave a cushion during the 2008 Great Recession.   [06:55] Trying to improve his game, Dave accidentally becomes a poker instructor.   [09:04] Dave loves playing live poker but the risk:reward ratio is much better online.   [10:00] Playing 8-15 hours a day takes its toll, but motivation and autonomy matter.   [11:55] The dynamics of poker—responding to your opponent.   [13:00] What Dave learned about reading people virtually.   [13:24] “Thin slicing” a person—making decisions based on a narrowly focused initial read.   [15:12] Exogenous events cause Dave to change direction—it seemed timely too.   [16:28] Exploring potentially viable work environments, Dave interviews with brokerages.   [17:12] Insurances brokerages hesitate over Dave’s poker history, but commercial real estate likes it.   [18:12] Dave uses his natural interpersonal and analytical skills.   [18:40] The work situation is not desirable, but Dave believes he will be able to improve it over time.   [19:23] When the pandemic hits, Dave quickly recognizes work will be structured differently in future.   [20:14] The pandemic expands Dave’s interests to include corporate culture, HR, and social justice.   [22:14] Pre-pandemic, WeWork’s consumer facing brand threatens the commercial real estate sector despite their limited footprint.   [23:42] Customers seek more flexibility, exposing issues with valuations and long leases.   [25:01] Dave describes the current and likely vacancy situation of Toronto’s tech submarkets.   [28:06] Circumstances are complex with dependencies on existing long-term leases.   [29:29] What new strategies are possible including conversions to residential?   [31:27] “Space As A Service” is a useful approach, especially to offer shorter team arrangements.   [32:34] More ad hoc arrangements or restructuring leases would provide more utility.   [33:27] Why many landlords are not trying to activate buildings differently.   [35:14] Dave benefits from knowing how to build relationships “remote first” as a poker player.   [35:57] The benefit of a multidimensional global perspective with a hyper-localized business.   [36:34] Dave explores different opportunities including remote work to help SaaS companies.   [38:34] Dave is passionate about helping reshape some of the industry sector’s problems.   [39:37] Is Dave gaslighting his wife about moving?!   [40:59] How richer communities are developing and socioeconomic divides decreasing thanks to distributed working.   [43:19] The Metaverse is not yet here, but Dave is convinced virtual worlds present much opportunity in the Future of Work.   [44:43] Earning people’s attention in virtual space by creating friction—having to develop an avatar.   [45:05] How can diversity and inclusion be supported in virtual worlds.   [46:00] Discovering they are embodying mission critical innovation/collaboration activities virtually.   [46:43] Media-generated perspectives and stereotypes about people who work outside the office.   [47:10] Dave anticipates many future use cases, different needs and possibilities convening in virtual worlds.   [49:26] Video game-based guild members’ interactions provide strong use cases fo