RE #203: Jeff Gleiberman - Managing Director at MG Properties 33,000 Units and counting...

Jeff Gleiberman, Managing Director at MG Properties Group is responsible for investment transactions, investment strategies, and partner relations. Jeff was previously Director of Investments, responsible for corporate equity and debt strategies, and was an Acquisition Manager sourcing and underwriting new investment opportunities. Jeff has also served in asset management, regional management, and onsite property management roles. Prior to joining MGPG, Jeff worked in apartment investment sales at CBRE, the country’s largest apartment brokerage firm, where he oversaw the sale of over $500 million in Southern California multifamily properties.

On this episode, Jeff shares the story of how MG Properties began and his love for the business at an early age. He discusses nuances of the major markets they participate in, how they raise capital, why 1031's and cost segregation are crucial to their strategy, and how they underwrite and manage their pipeline.

Follow Chris on Twitter: https://www.Twitter.com/FortWorthChris
Follow Chris on LinkedIn: https://www.linkedin.com/in/chrispowersjr/
Learn more about Chris Powers & Fort Capital: https://www.FortCapitalLP.com
Follow Fort Capital on LinkedIn: https://www.linkedin.com/company/fort-capital/

Listen & Subscribe on Spotify: https://open.spotify.com/show/7oIeNSaSJ4zkTQOXiedyOr?si=dEM48cSPQ9OIQ1HiD8sjrg

Listen & Subscribe on Apple Podcasts: https://podcasts.apple.com/us/podcast/the-fort-with-chris-powers/id1410549811

00:07 - Jeff’s Career and MG Properties

01:26 - Did your Dad do anything early on that got you interested in RE?

04:06 - What is your current day-to-day?

04:39 - Why are you in the markets you’re in?

06:12 - Why is CA a low-traded market?

07:34 - Do prop taxes stay locked in?

08:02 - How early did you know about the Conrad portfolio being up for sale?

09:40 - Do LA and SD have fundamentals that are different?

10:46 - How do you underwrite political risk?

12:32 - What are the pros to investing in AZ vs. CA?

14:29 - Why don’t you play in development?

16:04 - Defining Value-Add and Core-Plus Strategies

17:42 - How many units are you adding per year?

18:32 - MG’s Deal Processes

23:39 - How do you raise capital?

25:08 - The 1031 Exchange

27:29 - What’s the cost seg portion of your business and why is it so important to your investors?

28:45 - What does your playbook look like in the first 90-days post-close?

30:00 - Does rent growth affect your thesis?

31:05 - Why do you visit each property 2 times per year?

34:25 - Are you seeing things loosen up in labor and supply chain?

35:47 - Thoughts on property management

36:50 - Is SFR on your radar?

38:52) - The Vegas market

40:38 - How do you underwrite rent growth going forward?

42:02 - Jeff’s experience at the NMH Conference (National Multi-Housing Conference)

43:27 - More on financing

44:30 - What amenities matter right now? What doesn’t matter anymore?

46:31 - Is there anything that countries outside of America do in regards of housing that we should adopt?