The Economy-Assessing Local Market Risk, Neighborhood Cycles & The Politics of Multifamily

• Is the rent vs. buy decision changing
• Demographics & housing: Any shifts as millennials start to form families to the suburbs or are they staying in higher density areas?
• Affordability: Looking today vs. other the past
• Where are the population and job growth?
• The presidential election with one year to go: What may change in 2020? How to prepare?
• Potential pitfalls out there
• Class A,B,C: Which class will out-perform?
• Tariffs: How much of the construction cost rise is due to them? Any inside news?
• Is the homeownership gap going to influence the Fed's future plans
• Impact of the single-family rental market

Emerging Neighborhoods: Identifying New & RE-Gentrifying Markets Early On And Identifying The Best Strategies To Enter Them

• Finding entitlements and land
• Can you buy below replacement costs in these markets?
• Working with rent control laws
• Public & Private partnerships
• Pushing back on community resistance: The politics and relationships you need for success
• Opportunity zone markets
• Can you bet on a re-zoning?
• Is mixed-use the way to go?
• Following immigration patterns

Preparing Today For Tomorrow’s Apartment Of The Future And The Impact Of Technology Game Changers

• Your property management app: What is needed?
• Tenant automation: Where are you creating efficiencies?
• Which amenities would “B” and “C” tenants pay for?
• What is the #1 product that saves the owner the most money?
• IOT in 5 years
• What are the questions you should ask before buying technology?

 

What Are Your Keys To Survival & Growth In A Market With Flat Or Declining Rental Rates? How Are You Zigging While Others Are Zagging?

What markets are you investing in that others aren’t? What kind of out-of-favor product do you like? What are you doing on the operational side that is unique? See how panelists are marching to the beat of different drummers during this discussion
• Thriving in a market with declining rent rates
• What markets are you expanding in as others leave? Exiting while others are entering
• Do you see value in smaller, non-institutional buildings? Non-institutional cities?

The Large Institutional Apartment Owner Panel

• Working with and capitalizing smaller JV partners
• Playing in any o-zones?
• What do you look for in a value-added deal? Repositioning?
• Putting out equity and debt: What are you looking for?
• Solutions to yield-compressed markets
• Are you looking at new construction?
• How to approach with a deal?
• How are you reacting to the latest macroeconomic news?

Family Office Plenary

• 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 your terms?
• As prices rise… How is that impacting your strategy?
• Looking at any niche multifamily sectors?

Historic Returns Of Different Multifamily Sub-Asset Types

• Expansion vs. contraction: How much profit & loss is made during good vs. bad years?
• Education? Medical? Military?: Which sectors are good for multifamily? 
• Investment Strategy vs. Demographic Trends
• Current asset performance trends: How do they look vs. the past?
• Risks going forward
• When affordability becomes an issue

Tax Strategies: Getting The Most Bang For Your Buck

• CRA & Other-Tax-Advantaged programs
• Cost segregation, depreciation, bonus depreciation, and depreciation recapture
• 1031 exchanges and reverse exchanges
• Workforce housing incentives
• Making green incentives pay off
• Local tax changes you must know
• The latest changes in the tax world 

Accepting Lower Yields vs. Changing Your Strategy vs. Staying The Course

• Getting outbid for all your deals?  Impact of higher prices
• Exit cap and rent growth impact
• As institutions are entering smaller markets that you are in you are…
• Relying on the market growth for returns: Still an effective strategy?
• Do you need to kiss more frogs to get that prince?
• Old vs. new strategies
• How are your investors reacting to lower yields?
• Have you taken on an institutional partner? Used higher leverage?

Cash Flow vs. Appreciation Multifamily Investment Strategies: Which Way Should You Go?

> Cash Flow
> Appreciation


• How are you underwriting?
• 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?

Ground Up Vs. Value-Added Rehab vs. Re-Purposing: Where Are The Best Risk-Adjusted Returns?

> Ground Up
> Value-Add
> RE-Purposing


As 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
• Permitting time and investor horizons
• Looking at different markets and different tenant targets: Are the answers different?
• Market-specific characteristic’s impact
• Impact of owning property in an o-zone
• Cost of funding comparison
• How are you controlling construction costs? Are these high costs impacting your strategy choices?
• Is modular a game-changer for the ground up developer? 
• Financing land purchases

 

B/C/D Markets & Product vs. Urban & Class “A”: Where Are You Investing?

> A/Urban
> B
> C/D


• How are rising construction costs changing this equation?
• What do you look for in an 18-hour city?
• Thinking a recession is coming… “A” vs. “B” market performance and volatility the last time around
• Is the real $ in ”D”? 
• Are suburban garden apartments starting to find a more consistent and predictable disposition value in secondary and tertiary markets?

Modular Construction

• How have you used modular construction for apartments?
• What are the cost savings?
• How much time did it take?
• What was in the pre-purchase phase?
• What went wrong? How did you fix it?
• Maintenance vs. traditional methods

Value-Added Plays: What Are You Doing To Keep The Returns Up?

• Where are you finding deals?
• Best sources of funding
• What kinds of buildings do you prefer?
• Getting the amenities right-Amenities vs. unit finishes
• Is class “B” getting too expensive to make the deal worthwhile?
• Adding density
• The implementation side
• Getting the rent right

Growth Strategies & Getting Bigger

 (preconference discussion for owners/equity investors only) 

Going from friends and family to institutional money? Getting to large to handle your portfolio with existing staff? Time to look for new markets? Please come in with your questions for this interactive plenary.

In/Out/Hold & Refinance: What Goes Into Is Your Decision Matrix As Apartments Get Increasingly Expensive And The Cycle Gets Longer?

• Refinancing: Equity vs. debt
• Rolling up assets with the intent to sell… How many assets do you need? Do local portfolios command a premium?
• Widely vs. narrowly marketed: Why do you choose one way or the other? 
• Post-stabilization: Hold vs. sell
• Impact of capital source
• If you changed your underwriting for a long-term hold what made you change that decision: Conversely if your underwriting changed from a short-term hold why are you keeping the building?
• Impact owing property in an opportunity zone
• New construction and heavy rehab hold targets

Due Diligence Best Practices & Preventing The Closing Deal Breaker

• What are some of the things that are coming up during closings? How did you solve them?
• Backing out & retrades
• Appraisals that don’t meet expectations
• Major repairs that rear their ugly head
• Title complexities
• Post: contract deal killers
• Cancellation provisions and force majeure

What Is Your Multifamily Acquisition Strategy Today? Where & How Are You Finding Deals In This Slowing Market?

• Finding a fairly valued product: Which alternative acquisition sources are you using?
• Using new technologies including big data to discover potential acquisitions
• Distressed apartments 2019: What is out there?
• Alternative multifamily asset classes: Senior vs. Student housing
• Valuing garden: style product
• Market vs. yield 
• Deal proforma’s: best standards for determining rent increases and expense reductions
• How are you making these deals pencil?
• Hold time’s impact

Acquisition Shark Tank

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

Acquiring & Managing For Investors

• 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?

Buying Portfolios vs. Buying Individual Buildings

• 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

Less Than 50 Units: Acquiring, Managing & Financing

• New construction
• The 4- and 8-plex market
• Heavy rehab-Small balanced bridge vs. stabilized financing
• Agency financing in this corner of the market
• Going long vs. short-term with the financing: What are the structures & terms currently available?  
• Acquisition and financing fees vs. larger buildings
• Are you seeing more institutional money in this sector?
• Comparisons vs. larger building financing

Workforce Housing-Solving The Gap & Making It Pencil

• Workforce vs. affordable housing
• Using LIHTC in traditional deals
• The dedicated workforce housing apartment
• Local subsidy programs for city workers
• What kind of amenities will tenants of limited income pay for?
• Do you expect demand to stay high?

Best Practices For Owning & Investing in 50-200 Unit Class B/C Buildings

• What has the most impact on financing rates and terms?
• How to staff cost effectively
• What kind of multiples are different classes of buildings of this size selling at?
• Factors surrounding the building age
• Are your parking garages full?
• Common mistakes made on these buildings

Stepping Up To The 200 Unit Institutional Building: What You Need To Know To Successfully Work With Institutional Capital On An Institutional Building

• What kind of track record is needed? Other hurdles?
• Keys to adding 0s
• Doing value-added deals with an institutional partner vs. going alone
• Finding & valuing institutional vs. non-institutional properties
• Staffing and systems you now need
• Taking your old investors for the ride-What they need to know
• Fund vs. JV vs. one-off
• Should you use brokers to find institutional equity? What are the cost and structure?

New Trends In Small Spaces: Evaluating The Co-Living & Micro-Living Markets

• Amenity support and mix
• Comparing student and senior living vs. co and micro-living
• Role of parking vs.  package rooms
• Renting by the room and the “hotelization” of multifamily
• Asset-heavy vs. light models
• Demographics and rent-per foot and other metrics
• Amenity mix

Opportunity Zones: As We Digest Second Round Guidance

• Equity partners, non-government tax or lending incentives for opportunity zones
• Construction is owning in an o-zone changing pricing? 
• Single asset, single investor fund vs. multi-asset, multi-investor deals
• Selling the land you own in an o-zone at a gain vs. developing yourself
• What does debt look like today any changes?
• 1031 and 1231 applications
• Renovations vs. value-added vs. re-purposing
• Current vs. previous returns
• Deal sources

Preferred Equity & Mezz

• Is the preferred equity structure a good one for the middle market apartment owner?
• Pref- vs. LP-equity
• Comparing sources of mezz capital
• Intercreditor update & Legal considerations
• What are you looking to underwrite? What are you running away from?
• Construction and bridge mezz packages

The Debt Panel: Comparing Sources, Costs & Structures

• Stabilized vs. Unstabilized financing
• Bridge debt: What do you look for in a project? 
• Freddie Mac & Fannie Mae update
• Different interest rate environment
• Agency debt and capacity issues
• Refinancings and recaps
• Cycles, partners and deal expectations-What drives deal structures?
• Loan docs: What to have, what to avoid
• Agency green rewards

Raising Equity: A Comparison Of Equity Capital Sources

• Small joint ventures
• Going deal by deal vs. fundraising
• Fundraising: the legal side
• Syndication made easier
• High-net-worth vs. true family office
• Entity-level financing
• Foreign investors and REIT structures
• What kind of returns are you promising investors? What are you doing to keep them up?
• Shift from pension $ to 401(k) and accredited investors
• The trend towards evergreen funds

Multifamily Owner & Private Equity Shark Tank JV Financing Panel

Finding new financing partners is critical 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

Using Property Management Benchmarks To Save Operational Costs, Minimize Operational Costs And Increase Property Value & ROI

• Where are you finding operational costs savings
• Expense control best practices
• Increasing fee income
• Reserve policy
• Should you build or buy technology?
• Maintenance & tenant damage best practices
• Tenant renewal-The right amount of customer service to ensure happy, renewing tenants
• Rent optimization strategy: Low opening rent vs. discounting high rents
• Demographic factors in raising rents and new amenities
• Insurance rates and disaster markets

Building Your Team In New Markets

• Using third-party vs. In-house management
• Finding property and asset managers
• Special considerations for tertiary markets
• Giving your property manager a piece of the action… Do you also want a piece of his?
• Using your own vs. others for the construction
• Ensuring teams are on the same page

Maintenance & Rehabbing Units

• What are you doing about the increase in costs?
• Energy-friendly incentives
• Are we spending or very precious construction dollars on expensive, unused or under-utilized, amenities or amenity spaces? 
• New amenities in old apartments
• Wants vs. must-haves
• When have you over-rehabbed?

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  • 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.
  • Email Tracking

    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).

International Transfers

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.

Retention Periods

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.

How You Can Set Your Data & Privacy Preferences

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.

Your Rights

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
    United Kingdom

    Email: dataprotectionofficer@euromoneyplc.com

    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.

Protecting Your Data

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.

Third Party Sites

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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