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• Suburban vs. urban: Where is the growth left?
• Seniors and students: Do demographics still make this an area to invest in?
• Can you build affordable housing with the current level of subsidy?
• Easing of credit standards: Property owners and the increase in subprime
• Will the lion’s share of development continue to be in inner cities?
• Will the sharing economy continue to change everything?
• What has been the impact of single family rentals and other newer products on the multifamily market?
• Issues surrounding affordability
• Dodd-Frank reform: Will we be seeing more smaller banks entering the market?
• What are the elements and neighborhood market dynamics you look for?
• Convincing communities and local governments that gentrification is a good thing: Once you convince them do they put money in?
• Role of rent control
• How long should you expect to hold the building?
• Working within opportunity zones
• Commercial properties & infrastructure: What should you look for
• Path of development strategy… Does is work in 2019?
• Evaluating the art scene
• Once you are there what you need to do?
Interest rates are rising… New college grads debt is high… Gen-X is starting families later… This is all known but how are these facts and others impacting the decision of consumers to rent a house or buy one right now?
• Data collection, analyzation and interpretation
• Getting your residences ready for 26 billion devices using IOT and 1 trillion sensors interfacing real time with other devices on the grid
• Remote control device infrastructure needs
• Operator: based technology tools
• Artificial intelligence is getting real applications in apartments
• When will driverless cars really happen?
Small Group Meeting for Owner/Operators Only
How will you get around higher interest rates as you try to grow? How can you find good hires and contractors as labor becomes scarcer and more expensive? How are you raising capital and structuring deals? What kind of technology is out there that can assist me in this expansion? These queries and your own pressing questions will be answered at this meeting for owner/operators only
Small Group Meeting for Owner/Operators Only
Are you considering leaving your home market because opportunity is drying up? If everyone else is leaving their home market for the same reason how can there be opportunity? Should I keep my property managers or insource? How much better do loan terms get as I get bigger? What kind of track record do I need to get in front of institutional investors? If I have that kind of track record should I raise a fund? These and your own questions will make up the discussions at this owner only meeting.
• Impact of working with institutional investors with short hold periods
• Taking into account the tax bill
• Impact of local & national market cycle
• What is your long-term goal? How do your goals impact your decision?
• What kind of investors & financing do you have?
• Impact of cash flow stability
• Decisions after the stabilization
• How long do you expect cash flow to last? How do you evaluate long-term cash flowing potential?
• How much rent growth and appreciation are you building in?
• Why some are willing to overpay for cash flow?
• How much more would you pay for a cash flowing property in a market with upside vs. one without?
• How much leverage are you willing to use to get the cash flow necessary?
• Year one vs. long-term cash flow
• Creating additional cash flow
• Are cash flow strategies the best strategies at this point in the cycle?
• How are your investors reacting to lower yields vs. riskier strategies? Institutional partners?
• Are you leveraging up?
• Going out to more aggressive value-add?
• “Multifamily offers an attractive yield and a safe investment”: Is this enough?
• If yields continue to decrease what are your next steps? When is your next step to move into another market or asset class?
• Adaptive reuse: What made the building perfect for multifamily?
• Impact of rise in construction cost
• How are you sourcing these opportunities?
• What are you adding? What is its ROI?
• Financing available and what it costs
• As the business cycle gets long in the tooth is it the best time to do a value-added project? What are you doing to manage these cycle risks?
• Functionally obsolete apartments: What is the playbook?
• Tenant buyouts: What works?
• How much were you able to increase rents: What was the ROI?
• Your social activity playbook
• How are you looking at the multifamily market now? How is that impacting the way you are participating in the market?
• What do you look for in one-off deals vs. joint venture partnership?
• Basis and rent growth benchmarks
• As more money comes into the market how has your strategy changed?
• Deal terms, control, management, reporting
• Secondary vs. primary markets; Class “A” vs. “B” buildings: How are you looking at differently?
As the the price of existing assets increase, returns drop and material cost and interest rates rise it is getting riskier to make outsized returns in this market. This panel of debaters will tell you which way they are going and why.
> Ground-Up Construction
The cost of construction continues to go up across the board due to increased material costs, rising wages and labor shortages but it is going up even more in land-challenged inner cities. Of course, the higher the costs, the higher the rent needed to make a profit. Will factors like these lead to increased construction outside the urban core or will we keep building downtown since this is where Gen-x wants to be?
(Please pick one of the below)
Inner City Perspective
Outside Urban Core Perspective
• Are you seeing more institutional money in this sector?
• How do you handle the marketing side of things?
• Are you seeing more institutional money in this sector?
• Marketing/advertising: What is your budget? How do you allocate it? Do you use in-house staff or outsource?
• How do you differentiate yourself from the larger buildings with better amenities?
• Affordability vs. amenities: Which way to go?
• The low cost amenity: How effective?
• Capital access
• Comparing urban vs. secondary city product
• Are you using in-house or 3rd party managers?
• Are you looking class “A” or “C”? Why?
• What kind of returns are you expecting? Are you looking value-add or stabilized asset?
• What is your formula for raising rent?
• Current financing terms you are seeing
• Competing against institutional money
• Downtown vs. secondary markets
• What is your asset management strategy?
This discussion will focus on how Micro Units, Co-Living, Accessory Dwelling Units, Government Subsidized & Workforce Housing will be impacted by new rent control regulations
• What are the new rules and what do they mean? What are some surprises you found?
• How are these new regulations going to be impacting the way you do business?
• Local vs. state law
• Impact on where you are going to be placing your capital
• If new investors are running away from locations that threaten increased rent control is there an opportunity?
• Capital stack of market rate vs. subsidized
• Market demands and challenges
• How do you analyze/underwrite affordability in your business model?
• Politics of Affordable Housing: What would motivate you to include more Affordable Housing in your projects? politics
• Affordable housing construction finance
• Management of Affordable Units vs. Market Rate Units
• Using sustainability and green credits
• How much tech in the B & C market can allow you to stay ahead
• Stepping up in class: When is it not worth it?
• Cost/rent vs. Class “A” & How much more can rent be pushed?
• Where are the renters going?
• Exterior & interior amenities, age of improvements and deferred maintenance
• Value add deals & How much value can renovations add?
• Capital available, structures, low interest rates and debt engineering: Will they continue to drive value?
Having trouble finding value in your home market and not thrilled about going to out-of-town? You aren’t thrilled with the prospect of other asset classes? Maybe it is time to think about investing in multifamily with a twist… This session will look at assets such as age-restricted, senior housing, student housing, mobile home parks, vacation homes, co-living, micro-housing, life-style housing, Garden- style & Townhouse, single family rental and what makes them a good investment.
• Managing construction risk this late in the cycle
• Cash flow vs. construction vs. value-added: Which way to go?
• Finding construction and bridge loan: When found what are the terms and how much leverage is out there?
• Tax complexities and using tax subsidies to make it work
• Lease up vs. existing buildings
• What will costs look like in 12 month? 24?
• Can new construction for class “B” buildings work?
• Where are you constructing a new building? What were the major factors that made you give it a go?
• Getting land entitled: Is is part of your strategy?
• What are the floorplans and amenities that you are building in? Which ones have the most interest?
Birds of a feather flock together and this can be the strategy to pay off those increasing construction costs and make the returns needed to hit your return bogeys. Issues to be discussed include:
• Reaching these unique constituents
• What kind of message do you need to deliver?
• What is the optimal number of units?
• How much public space is needed?
• How much additional staff do you need to make this a success? What kind of staff do you need?
The buy and hold strategy is the way to go for many investors but prices are getting kind of high and the cycle is long in the tooth… Are there any changes in the way you are building your portfolio at this time?
• Are you altering the way you do value-add or opportunistic investing?
• Do you see small buildings holding up better in a recession?
• Should we go for upscale or high net-worth?
• Is it time to sell? Flip new purchases?
• Looking at local markets: How did they hold up during the last downtown?
• Government financing and other programs
This panel will feature 2 multifamily deals pitched to these potential buyers followed by a question and answer period for each of the transactions
Tank Leader- Will moderate the panel
The Buyers: Will evaluate their interest in the below projects, deal structure and how much they would pay
The Sellers: Will present portfolios for sale
• How long has your due diligence been taking lately? Is that more or less than it has historically taken?
• Luxury vs. section 8 differences
• What kind of legal and tax stuff do you look at? Do you bring in a lawyer?
• Evaluating deferred maintenance and what it is going to cost you?
• What happens if the seller isn’t providing all the information you requested?
• Local market due diligence: What are the key factors?
• What is the latest addition to your punch list?
• How are you getting the first look at deals?
• Dialing for dollars: How successful for you?
• Condo conversion and de-conversion: Is it worth all the headaches?
• Distressed: Is there any available?
• Adaptive reuse case studies
• The bank & servicer channel
• Working with not for profits
• How quickly are you looking to scale up? Why?
• Inspection and due diligence differences
• What do you do in-house? What do you outsource?
• What do you do if you really do not like a small part of the portfolio?
• Should you buy value-added in scale?
• Portfolio vs. individual property reserves
• How are you selling? Structuring the deal?
• Secondary and tertiary market best practices
• Terms out there
• Selling single building vs. portfolio
• Putting lipstick on a pig: What are the quick fixes that will get you top dollar?
• What are buyers looking for today?
• Why would you not go wide with the sale?
• The 1031 option
• Selling a piece of the action and not have it result in swimming with the fishes
• Lease option or subject to deals
• What information is being mined?
• What are the sources of this information?
• Mailing vs. cold calling: How do you correspond with the potential seller?
• Once you find a building how does the sale price compare to the market?
• Vendors out there and cost and cost
• Even with all this technology do you still need boots on the ground?
• Lessons learned, advantages and disadvantages of working with aggregators
• What are some of the mistakes that you have helped aggregators avoid?
• What happens when an aggregator has two+ agents in a market? What happens when you both bid on the same property?
• How is your venture structured? How are you paid?
• Taking the next step… Joint ventures
• What is the typical volume and transaction size for these structures? How many houses per vehicle? What are the metrics-cost per house, cash yield per property, expense ratio per property?
Small Group Meeting for owner/operators
What is institutional capital looking for on yield, IRR, expected for multiple? What are the splits and true costs out there? How much control does the operator need to give up? How much skin in the game do you need? How to secure that second investment? These questions and your own questions will be the focus so don’t miss this discussion.
• What are the structures available for stabilized, cash flowing properties? Transitional properties?
• Impact on use of proceeds
• Underwriting negative leverage during the first year of ownership
• Different thresholds for getting better terms
• Construction vs. value-added
• Creative financing being used to beat the market
• Cash out and refi deals
• Mezzanine and bridge pieces
• What is available to the smaller owner? What is negotiable?
It is all about finding new financing partners and in this session sellers will pitch 2 apartment deals to potential financiers followed by a question and answer period for each of the transactions
Tank Leader-Will moderate the panel
Private Equity Players- Will evaluate the following projects to see if they are interested, the deal structure and how much they will pay…
Multifamily Owners/Operators-Will present the deals
• Evaluating new and changing programs and products from the GSEs
• How much can I borrow? What are the terms and amortization?
• The reporting, servicing and asset management side of things
• Prepayment, recourse and interest options
• Eligible properties
• Supplemental financing
• Acquisition vs. refi
• GSE lenders
• Time, money and brain damage needed to raise and administer funds: How large do you need to be for it to be worth it?
• Discretion of both options
• Costs of finding and closing deals
• Fees and economic terms
• Investor protections, exit conditions, board representation, consent rights and anti-dilution rights
• Track record and experience
• What kind of deals are better equipped for a fund vs. deal-by-deal structure?
• What to do about the project that didn’t work out?
• What types of projects would you look for preferred equity? JV equity? Provide it?
• Construction equity terms and availability
• Comparing structural variations and risk-adjusted returns of preferred vs. straight equity and Mezz
• Negotiable points and legal stuff
• When things go south…
• When are friends and family the best source? Institutions?
• With so much capital available are terms getting less onerous?
• Syndication Issues that can arise from the LP side and how to manage them
• Exit term and strategy options
• Using crowdfunding
• Foreign and EB-5 monies
• Fees, structures and waterfalls
• Marketing to & developing a relationship with
• Structures that you are comfortable with
• Gains/losses and regulatory changes
• Owning multifamily directly: What is your strategy?
• Financing apartments: What do you like?
• Joint venture partnering: What are you terms?
• As prices rise… How is that impacting your strategy?
• Looking at any niche multifamily sectors?
• Legal Intricacies
• Investing in private capital
• Risk mitigation
• Finding the right market
• What are the kinds of projects that are being funded? How is multifamily fitting in?
• Applying to development projects already on the drawing board
• What is the downside?
• What questions still need to be answered?
• Role of local and state government
Small Group Meeting
Definitions, Eligible vehicles, Qualified Zones, Becoming a qualified fund and tax deferrals will be some of the discussion during this meeting
• Millennials vs. baby boomers: What kind of technology is expected?
• With the increase in people working from home: What kind of technology do they need?
• Making sure the apartment can take all the connected devices
• In 5 years what will IOT be?
• Smart home technology: Is it a smart investment?
• Utility apps that will help the owner save money
• What are tenants finding appealing?
• Apps on the marketing and lease renewal side
• Tenant communication
• In-house vs. single or multiple property managers
• Reporting and management software to help out
• Tax-Advantaged renovation
• ROI on employee retention
• Property management and big data
• Opening the new building
• Software build vs. buys
• Tenant-facing app ROI
• New systems assessment methodology
• Tenant service level best practices
• Cost of a new tenant vs. raising rent
• Technology to assist
• Accounting for the increasing costs of materials and personnel
• Where is the ROI
• The gut rehab
• What to do with the tenant?
• Separating the “musts” from the “nice to haves”
• Rehab then sell…
• Asking the tenant…
• Importance of curb appeal
• Modest vs. top-grade rehab
• Different building types: What kind of reserves should you be thinking about?
• CAPx expenditures
• Maximizing tax reserve efficiencies
• New building construction budgets
• Administrative costs and the tech component
• What are the top reasons for variances? What can be prevented?
• What kind of tools are out there?
• Reserve best practices
• The unseen reality of maintenance expenses
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When possible, we rely on your consent to use your data for the purposes described in this Privacy Notice. We also process personal data to fulfil our contractual obligations to you, for example, when you register for any of our services, subscribe to a publication, sign-up for an event or purchase a product from us, we will need to process some of your personal data. This will also include details of the person/people responsible for payment (if different).
We may determine that processing your personal data serves both of our legitimate interests. This is the case in relation to many of our research, customer survey, sales, marketing and advertising activities described in this Privacy Notice. These activities allow us to better understand your requirements, which in turn enables us to provide you with a better service. We review the bases for our processing decisions carefully and you can object to these activities at any time (see the “Your Rights” section of this Privacy Notice).
Our primary goal in collecting personal data from you is to give you a relevant customised experience of our products and services.
Registration, Free Trials & Subscriptions
When you register with our website and/or sign up for a free trial of our products or services, we may ask you to provide your name, address, email address and telephone number, and details relevant to your occupation or employer.
If you subscribe to one of our products or services, we will also ask for payment details. Credit/debit card payments are processed using a third party supplier and we do not retain the credit card data (see the Third Party Sites of this Privacy Notice). Address details may be shared with third party service providers engaged by us for order fulfilment, delivery and payment collection. This personal data is used by us to complete subscription requests.
Events & Conferences
If you have registered for an event through a group website we may collect personal data including: name, job title, company, address, telephone number and email.
This information is necessary so that we can complete your registration for the event and provide you with relevant event materials.
We may also provide delegate details (e.g. name, email) to event sponsors who, subject to your consent, may contact you for their own advertising and marketing purposes.
Advertising & Marketing
We use the personal data you provide us and which we collect from you to inform you about similar products and services which we provide. We may send you marketing communications that are sponsored by our partners and which are targeted to your interests based on information you have provided us such as job title, employer and/or industry. If you have consented to receive information from other Euromoney group companies, we may share your personal data with these companies so that they can fulfil your request to receive marketing materials in accordance with your preferences. We will not share your personal data with any third parties for their own marketing purposes unless you have provided your consent.
Each of the Euromoney group companies that may contact you is a data controller in relation to the personal data that you have agreed to share with them. If you have any questions or concerns, you may contact the individual company, or us – using the contact details set out in the “Who We Are” section.
You can opt out from receiving such materials at any time.
The personal data we may use for advertising and marketing purposes includes your name, email address, job title, phone number, company name/employer, geo location, postal address and data collected using cookies and other similar technology (Please read our separate Cookies Policy to find out more about which cookies we use, how they work and how you can control your cookie options).
Marketing materials are sent electronically, by post and we may occasionally call you.
Online Targeted Advertising
We use targeted advertising on our websites to display advertisements that are relevant to what we believe are your interests. In order to deliver relevant advertisements, we use third parties to deliver cookies that collect information about your IP address and how you interact with our sites (e.g. browsing information, which articles you have read etc.). This data is used by the third parties to determine which advertisements may be of interest to you.
We may also share your personal data with third parties to deliver targeted advertising to you on other websites (e.g. Twitter Tailored Audiences or Facebook Custom Audiences). This could include your email address, cookie data, and information obtained from third parties. Third party cookies may also be used to enable us to target advertisements to you on other websites that you visit.
Lead Generation and Scoring
We occasionally use the services of trusted third parties in order to ensure that the personal data we use for advertising and marketing purposes is accurate and up-to-date. To do this, we transfer personal data of individual leads (such as name, email, job title, location and phone number) to these third parties who conduct research to verify the data – primarily against public information.
We also use algorithmic software technology to help us improve the quality and relevance of marketing activities. The personal data analysed by the software includes email address, phone number, job title, address, purchase history and account information. This allows us to provide meaningful offers that are relevant to your specific profile.
Surveys, Market Research & Customer Feedback
We want to understand the needs of our readers and customers. We may therefore use the information you provide us – including your name and contact details – to contact you to request your feedback, or to participate in our customer and market research.
Public forums, message boards and blogs
Some of the pages on our group websites may include message boards, blogs or other facilities for generating content from users. Any information that is disclosed in these areas becomes public information and you should always be careful when deciding to post any personal data. User generated content is also subject to our site Terms & Conditions.
Business or Asset Sale
If we sell a business or assets we may need to disclose your personal data to the prospective buyer of such business or assets.
If Euromoney, or any of our group companies is sold or sells our assets or is acquired by a third party, then personal data about our customers will be acquired by that third party. A transfer of your personal data in these circumstances would be necessary so that the services you have contracted for can still be delivered, or so that you can continue to enjoy the benefits of our free products and services. You will receive notice if a new controller assumes responsibility for your personal data.
Additional Third Party Disclosures
We may disclose your personal data to other third parties in the following situations:
- To third party partners who help us by providing services such as technology, marketing, advisory or other services. These third parties only receive encrypted data and may only process personal data to provide those services to us.
- Where we are required by law or regulation to do so. In each case we will seek, where practicable, to minimise the amount of data that is disclosed.
- If required to protect the rights and interests of other users and/or Euromoney and its affiliates (including our employees, agents and contractors), or as otherwise set out in our Terms & Conditions. This may include exchanging information with other companies and organisations for the purposes of fraud protection.
We may include small pixel tags (small image files) within the emails we send you in order to determine whether our emails are opened and/or whether the hyperlinks inside our emails are clicked through. We may also collect browser, location and the device used to engage with our email communications. This information allows us to better understand whether we are meeting our users’ needs and how we can improve our communications. No other information is collected. You can opt out of receiving our direct marketing emails either by following the instructions in each email, or by contacting us (see the “Who We Are” section of this Privacy Notice).
Some of the Euromoney group companies are based outside the European Economic Area (EEA). If you have consented to being contacted by our group companies, then the transfer of your personal data will be made according to the terms of an international data sharing agreement that contains obligations approved by European data protection regulators. Any of our group companies that receive your personal data will be co-controllers of that data, which means they may determine how they process your personal data – although they may only use it for the purposes for which it was shared, unless you are informed of new or additional processing activities.
We may also transfer personal data to third party service providers as described in this Privacy Notice which are located outside the EEA. Where we conduct these transfers, we take all steps necessary to ensure that your data is treated securely and in accordance with applicable privacy legislation, either by only sending your personal data to jurisdictions that provide an adequate degree of legal protection for your data or by imposing approved contractual terms on these third parties.
We have a data retention policy that ensures we don’t use or store your personal data for longer than necessary. We consider the following issues to determine retention periods:
- Guidance from the UK Information Commissioner or other regulatory agency, or industry best practice recommendations;
- The business rationale for collection and expiry of the purpose for which personal data was collected;
- Our ongoing ability to ensure the accuracy of the data; and
- Legal and regulatory requirements.
We may occasionally need to keep personal data for either shorter or longer periods than specified in our retention policy. In such circumstances, application of the retention period to the data will be temporarily suspended. The suspension of an applicable retention period will be carried out in a manner that respects the rights and interests of all persons concerned.
You can use our Preference Centre to select the topics that are of interest to you so that we can send you publications and information about our products and services that are especially relevant to you. You can also choose the channels we use to contact you (email, phone, post, etc.) and can also opt-out of receiving marketing communications.
You have certain rights in relation to your personal data which include the following:
Access & Portability
You may request access to any personal data of yours for which Euromoney is responsible as controller. Unless there are legal or regulatory reasons for not doing so, we will confirm whether we process any of your personal data and if we do, we will provide you with the following information: the purposes of the processing, the categories of personal data, any recipients of your personal data, the applicable retention period and the data source. Copies of your personal data will be made available to you in a structured, machine-readable format.
You may also request that we transfer the personal data that you have submitted to us, to another controller, where it is technically feasible for us to do so.
If you have consented to our processing of your personal data, or if we are processing your personal data in order to fulfil our contractual obligations to you, then you can submit a request that we transfer your personal data to another data controller.
Rectification, Restriction, Objection
You have the right to request that Euromoney rectify any errors in the personal data that we process. In some circumstances, you may also be able to ask for the erasure of personal data, and/or request that the processing of your personal data be restricted. You may also object to the processing of your personal data for sales or marketing purposes.
How to Exercise Your Rights
To exercise any of these rights, please contact us by post or email at the following addresses:
Euromoney Institutional Investor PLC
8 Bouverie Street
London, EC4Y 8AX
Web form: Complete Subject Data Request Form
We may need to check your identity prior to processing a request.
Euromoney will do our best to respond to any questions and address any of your concerns. You are also able to register any complaints regarding the processing of your personal data directly with the UK Information Commissioner.
Euromoney is committed to keeping your personal data secure and we will take appropriate technical and organisational measures to protect your personal data from loss, unauthorised use, disclosure or destruction. Although we do our best to protect your personal data, we cannot guarantee that any transmission of data is without risk. We have therefore implemented information security policies and rules, staff training on information security, and technical measures to ensure the integrity of data that we have under our control.
All our employees, contractors and data processors (i.e. those third parties that process personal data on our behalf) are required to keep such data confidential and not to use it for any purpose other than the performance of services we have requested.
Our site may contain links to other websites – including, for example, providers of payment processing services. Euromoney is not responsible for the privacy and data collection practices of third party sites and we therefore recommend that you review the privacy policies and terms of service of each site you visit.
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