Preliminary Agenda Topics

• Capital markets update and money flows
• Where is Texas in the cycle?
• What cities and submarkets do you favor? What do you think of coastal areas that may be flood prone?
• What are you seeing from a vacancy and concession standpoint?
• Are private equity funds with capital to deploy starting to look more seriously at restarting new construction?
• Where is rent growth in the south and southwest?
• What regulatory shifts can we expect to see under the new Administration?
• Evaluating the buy vs. build decision
• NOI projections
• Will the insurance market improve?

• Where are we with rental efficiency software?
• Property management under today’s economic climate
• How are you dealing with an increase in efficient bad actors in the cyberworld?
• How is AI playing a role in current property management strategies?
• Finding tenants and workers given the current immigrant climate
• Current recruiting, re-training and compensation trends

• What will get you off the sidelines in 2025 and 2026?
• What types of deals are you interested in? What would you stay away from?
• Would you consider putting out/using preferred equity?
• What about development deals?
• Are AI tools making you approach deal evaluation differently?
• Have you looked at private credit? Why is private credit particularly appealing to middle-market sponsors?
• Would you finance as fixed or variable?
• Role of rent control
• What will be your hold strategy?

• Has supply peaked in the market? Will the market stabilize in 2026?
• How are submarkets outside of the metroplex positioned?
• What local demographics and economic conditions are impacting supply and demand?
• How can developers and investors navigate a complex environment around shifting tenant preferences and evolving market conditions?
• Why are vacancy rates in mid-tier properties stubbornly high?
• What is the forecast for rent growth through the end of the year? 2026?

• Are you continuing to see costs rise? How are you managing this?
• What financing options are you seeing for large restoration projects?
• Preventive maintenance in tight times. Where does AI fit in?
• The importance of regular inspections and monitoring and the use of redundancy and backup systems
• Using AI and tech to mitigate potential emergency situations
• Creating a disaster preparedness and response plan
• Using predictive analysis for restoration timelines

• The politics of trade: How are you preparing for increasing tariffs? Less immigrant trade workers?
• How is your turn renovation changing?
• Financing improvements

• How is AI streamlining processes?
• Do you have in-house, outsourced solutions or both?
• Do you continue to see costs go up? How are you managing?
• Different product types and building classes

• Leasing-side operations: Is it more than answering phones?
• With the increase in efficiency how are you managing employees with more free time?
• Where does human oversight come into play?
• What new roles are being created by AI? What roles are being replaced?
• Best practices for AI use in marketing, advertising and key words
• How are you educating your team and yourself?
• The realities of implementation
• What is coming down the pike? How will your operation be changing in 3-5 years?

• How are you improving margins and ROI?
• How are you controlling costs while minimizing churn?
• What are some of your best practices for increasing operational efficiency that you would like to implement but haven’t been able to yet?
• How much does property management cost internally? Externally?
• Have you been going more conservative with expense/capex underwriting? What are your NOI assumptions?
• Preventive maintenance in tight times. Where does AI fit in?
• Improving data collection, communications, reporting and analysis & the technology out there to assist
• Managing a portfolio with performance tracking and AI

• Why is the Dallas housing market so unaffordable?
• Exploring impacts of the Dallas Housing Opportunity Fund
• Using federal incentives and tax credits. How have these incentives impacted apartment valuation?
• Learning from other markets where affordable housing has been implemented
• The importance of essential and workforce housing
• Adaptive reuse and office conversions

• How much is too much?
• With rents at maximum how much more can you squeeze out of the tenant?
• Comparing class “A”, “B” and “C”
• Different demographics, different amenity expectations
• EV chargers: What is the ROI?
• Using facial recognition & other technologies for security and safety
• Are high ROI amenities the same ones that led to increase in tenant retention rates?
• Outside space, inside common areas and private space: Where should you be investing?
• What should be in your standard resident benefit package?

• Per unit operating costs: What is the real inflation you are expecting? How much in rent increases are you budgeting? Tenant renewals?
• What are you monitoring the most on the construction/rehab side?
• Where did the budget blow through your expectations last year?
• Managing renovations and repairs with the use of AI
• Are you planning for amenity upgrades? How are you managing increased costs for these upgrades?
• Budgeting for vacancy and turnover costs as you raise rent
• What kind of data driven decisions has AI been helping you with?
• Capex: When to spend and when to defer
• Operational expenses: Where are you budgeting the greatest increases?

• How are you keeping insurance premiums down when costs are up 40%?
• What creative solutions have you seen that are working?
• What are you currently underwriting for insurance expense?
• Where can you cut back?
• Should you wait for a government solution?
• How inflation in replacement costs and the reinsurance market are impacting premiums

• Are conversions a viable option for distressed building owners?
• Office to multifamily and rental to condo conversions
• Navigating regulatory and zoning regulations
• Reimagining suburbia through the repositioning of obsolete retail and industrial properties
• Is financing available for these deals? What do terms look like?
• Do the architectural challenges make these conversions cost prohibitive? Is it cheaper to knock it down and build it from the ground up?
• Can conversions make a dent in the lack of multifamily and affordable housing? Especially in urban areas?

• Putting together your tech stack
• How do you evaluate and manage your partners?
• Navigating the tech of water and energy efficiency
• Evaluating nice to haves and need to haves
• What technology are you currently evaluating?
• What does your tech team look like? Relationship with property managers
• Looking at the future
• ROI expectations: Are you costing me or saving me money?

• Given the current elevated rate environment, and reduced senior loan leverage levels, what can borrowers do when their refinancing options don’t meet their current capital stack requirements?
• What options can private credit lenders provide to borrowers who may not meet the tightened criteria of traditional senior lenders?
• How do preferred equity, mezzanine debt and/or high-leverage loans fit into a capital stack?
• How do private credit investment solutions compare to traditional fixed income?
• Why is private credit particularly appealing to middle-market sponsors?
• Discussion of actual case studies where private credit has been successfully implemented to address sponsor financing needs in today’s market

• Putting a value on the uniqueness of some older buildings
• What kind of due diligence is needed?
• Deep diving on the risk/return profiles and potential appreciation
• Liquidity of top tier and “B/C” assets
• Should you do both? Asset diversification
• What has history shown regarding performance?
• Comparing the costs of running and managing the property or outsourcing
• What amenities are tenants demanding?
• Judging the current amenities and high ROI improvements that can be made

• Exploring cap rate spread and market rate deals
• What if interest rates fall?
• How will a 4% U.S. treasury impact cap rates today vs. the past?
• Where are local cap rates going?
• How are you setting exit cap rates on acquisitions of existing product?
• Exploring affordable and workforce housing
• Where will cap rates on Class B Dallas apartments will be in December 2025?

• What are the best leverage rates and financing options in the market?
• Technical defaults, non-payments and workouts: When are lenders taking back properties or forcing sales?
• What kind of refinancing won’t you do?
• Increasing cash flow and increasing liquidity through cost segregation studies
• Where do you think SOFR and 10-year will be Dec 2025? How will that impact lending rates?
• Using a cost segregation study to identify and reclassify personal property from real property assets to shorten the depreciation time
• Financing distressed situations
• Private equity and the capital stack

• How underwriting is changing with rates & full-circle returns
• Underwriting a development proforma: What is changing?
• In what scenarios will you be more aggressive?
• What AI software are you using to propagate or create financial analysis and proformas?
• Impact of current macroeconomics
• What kind of risks have you recently mitigated that will improve your income/expense amount?
• Capital expenditures and expense management
• Debt service coverage: How are you ensuring cash flow is sufficient?
• What kind of scenario analysis are you running?

• Getting LPs and lenders on board
• Preventing re-trades
• Working with non-profits and the government
• Convincing the owner to sell at your price
• Is AI, data forecasting and predictive analysis making your decision making easier?
• What kind of alternative financing solutions should you keep in your back pocket?
• Due diligence issues that can cause a deal to hit the wall. What creative solutions have you used to get it across the finish line?

• When does institutional capital take a chance on a middle market owner?
• Getting LPs and lenders to sign on
• Exploring single owner structures, fund formations, joint ventures and syndications
• What is today’s equity cap stack looking like?
• Administrative burdens around different types of investors
• Are you considering using private credit?
• Getting lenders to lend to equity with little skin in the game
• Alternative equity sources: Do you need someone to help you find them?
• Your investment expertise and how that impacts your equity
• Funding acquisitions vs. developments

• Current exit cap rates for different properties
• The planning stage… How are you maximizing value?
• Refinance or sell?
• Special considerations for those properties in financial distress
• Comparing disposition methodologies
• Non-Traditional exit strategies
• Partial sales, equity finance and recaps
• What is negotiable?

What are institutions looking for?

• How are you bridging the gap until you can refinance?
• Extend vs. other modifications
• Interest rates look like they will be higher for longer… What does that mean for you?
• Considering pre-payments
• Long term holders and what it takes to sell
• Bridge loans and takeouts

• What to look for when working with a special servicer
• Investing in bankrupt assets: What can bankrupt you?
• How should you evaluate?
• Digging into the 50% occupied building
• Navigating through NPLs, foreclosures and deeds-in-lieu
• Is it time to bust out the 2008 handbook? What are the differences in due diligence?
• What can really come back to bite you?
• When will lenders start to sell or are we back to extend and pretend?
• Is the buy/sell valuation gap starting to narrow in general? Specific markets or sub-assets?
• What can you learn from recent distressed sales?

• Tenant screening evolution
• Technology tools for fraud detection & prevention
• How have you changed the way you collect payments?
• Are rent payment incentives effective?
• What technology solutions have you recently adapted and are examining?
• What do you do about non-payers?
• When do you kick them out?

• Using capital calls to refinance
• Dealing with interest rate caps
• What kind of information are you approaching your lender with? How interested are they with negotiating?
• Are we going to revisit extend and pretend?
• Maturity problems with stabilized, value-added and construction projects
• Dealing with geographic market distress
• With excessive immigration filling up more rental households than usual, has the bottom of the multifamily construction been pulled forward?

• As borrowing costs soar, what can you do if you don’t have enough capital for the deal?
• How technology driven solutions can optimize performance without sacrificing quality
• What can you do to stop the downward cycle of good tenants leaving and bad tenants coming in?
• The importance of building partnerships with contractors, suppliers and investors
• How do you balance having to fill apartments and lowering rents?

• Cost vs. control: What does it take for the balance to slant towards third-party or in-house?
• National, Regional or Local Management: Which way to go?
• What are the key factors when choosing an outsourced manager?
• How much time do you give a third-party manager to turn things around?
• Leaving and on-boarding managers
• What do the best outsourced solutions have in common beneath the surface?
• Finding workers and labor shortage impact
• The argument for using multiple management companies in one market
• Incentives and performance: What do they look like?
• But I won’t do that…What are you keeping in-house no matter what?

• Is a rent increase worth the risk of increased vacancy rates?
• As deliveries stabilize what can owners and operators expect regarding rent increases?
• Understanding Lease Agreements: Using fixed-term leases and month-to-month leases
• Aligning development with market needs and focusing on targeted renovations of older properties
• Strategies for potential interest rate reductions
• Incentivizing tenant retention through lease flexibility and incentives
• Balancing must-have amenities, ROI and rent increases

Has the market started to reset with sellers selling at lower prices and owners bidding above previous levels? See owners presenting real life deals to sharks.
Shark Tank Leader: (Panel Moderator)
Buyer (3-4 will discuss if interested in financing + deal terms)
Seller (2)-presents a live, closed or made-up deal (5–7-minute presentation required)

Are you seeing a price adjustment happening? How are you financing more capital going into

existing properties and new deals? Are you increasing or decreasing staff? These topics will be

among the key themes discussed by you and the discussion leaders in this open discussion

format.

What are some patterns you’ve noticed over the years about women at work, and how they have

successfully advanced their careers. How did you balance being a mother and a professional?

What have you sacrificed (both personally and professionally) at each stage of your career?

What are some ways you grew more confident in your career? Plus, your insights will be among

the shared experiences of this discussion.

Be in the room where it happens… Join your fellow property managers as they discuss saving money, increasing returns and managing personal as the real estate market continues to change. Don’t forget to bring your own questions to the table.