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Investing in Section 8 Housing: A Stable Investment Option in Uncertain Times w/ Alicia Miller @ Whitestone & Co
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Welcome to The Legacy Wealth Podcast where we help accredited business owners become educated & get access to, private investments that the wealthiest investors in the world utilize to grow their net worth. We do this by providing insight & access to successful fund managers & investors across multiple asset classes.
We are your hosts, Pascal Wagner & Mike Klein, and today we are interviewing w/ Alicia Miller @ Whitestone & Co and we'll be diving into:
- What are the benefits of investing in Section 8?
- What makes Class C properties attractive?
- And what risks and rewards exist in Single-Family rental investing?
Links from this episode:
- If you're looking for highly vetted opportunities to invest in, get access to our deal database of alternative investments & join our investor club at www.getfundbase.com.
- Watch the show on YouTube here: https://youtu.be/BabrIUSZcXs
About Alicia Miller-Yoder:
I love to connect with like-minded accredited individuals, family office, private equity firms, and institutions to learn more about your investment strategies. I'm especially passionate about real estate investing and finding unique niches such as contract lodging, section 8 rentals, and/or cold storage.
I believe in passive income, tangible assets, and building generational wealth through private placements. I'm a super-connector by trade and would love to connect with you.
Links from our Guest:
- https://www.linkedin.com/in/alicia-miller-yoder-6889732a/
- https://www.linkedin.com/company/whitestoneco/
- https://www.whitestoneco.com/
Time Stamps:
00:00 - Intro
01:18 - Alicia Miller-Yoder’s Background
01:30 - Whitestone's strategy of purchasing single-family rentals with a focus on Section 8 tenants.
01:45 - Whitestone's impressive $250 million in assets under management and target IRR of 24%.
02:00 - What success looks like in the real estate asset class.
02:18 - The importance of stabilization and cap rate when measuring success.
03:15 - Single-family rentals as a great diversifier across real estate portfolios.
03:30 - The distinction between Class A, Class B, Class C, and Class D real estate properties.
03:45 - The benefits of investing in Class C properties, focusing on affordability and less overhead maintenance.
05:00 - Class C properties being in demand during economic downturns.
06:00 - The societal importance of supporting Class C housing for the majority of the population.
09:00 - Difficulties in obtaining debt for single-family rentals due to agencies not servicing scattered site properties.
09:45 - Pros and cons of investing in single-family homes compared to other real estate assets.
11:17 - The challenges faced in securing traditional appraisals for a large number of properties during the closing process.
12:45 - Clarification of what a desktop appraisal means and how it helps expedite the closing process.
13:15 - The time frame and flexibility involved in closing on single-family rental properties.
14:00 - The importance of cushion and financial support to account for potential investment risks.
15:15 - Explanation of how government Section 8 programs play a role in determining rental rates for single-family homes.
16:24 - The challenge of closing a large number of deals within a short time frame.
17:45 - Explanation of Section 8 programs and how they assist tenants in paying rent.
18:00 - Assurance that the Section 8 program is a stable and bipartisan initiative.
18:16 - Nuances related to Section 8 eligibility based on family size and composition.
18:45 - Discussion about Section 8 housing and the annual income of those on the program.
19:23 - Comparing single family homes' return to multifamily and commercial real estate.
20:04 - Clarifying the fund model's exit strategy.
20:25 - Blackstone's acquisition of Home Partners of America as a success story.
21:47 - Explaining the challenges of buying big portfolios in the new asset class.
22:17 - The attractiveness of the asset class and its diversification benefits.
23:45 Emphasizing the importance of understanding what you're signing up for as an investor.
24:01 - Encouraging individuals to start investing in real estate but acknowledging the challenges.
27:00 - The challenges of the housing voucher process for individual landlords.
27:30 - Discussing the benefits of Section 8 tenants for investors.
28:00 - Explaining how Section 8 reduces the risk of tenant delinquency.
29:00 - Sharing the economics and advantages of Section 8 housing.
30:16 - Eight housing and its pros and cons.
31:38 - The challenges of dealing with the government in section 8 housing.
32:03 - Alicia Miller explains that they treat section 8 tenants like market rate tenants with additional background checks.
32:30 - The difference in tenant issues between section 8 and market rate housing.
32:58 - Various programs that assist section 8 tenants with rent payments.
33:51 - The due diligence process, including inspection reports and negotiations.
36:00 - The reasons for choosing section 8 tenants over market rate tenants.
36:58 - The benefits of investing in section 8 housing, such as government rent increases.
37:45 - The diversity of investors they attract, from individuals to institutions.
39:01 - Alicia Miller explains that they aim for steady rental income, not relying heavily on property appreciation.
39:45 - Alicia Miller highlights management as the biggest risk in single-family rental investing.
40:10 - The risk of market crashes but notes that buying right mitigates it.
41:15 - Alicia Miller mentions the importance of fast turnaround times to reduce risks during property turnovers
41:34 – Outro
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