What does it really take to go from working in healthcare to building multiple independent living homes?

In this episode of The Housing Dept. Podcast, Terence Garcia sits down with Noya, an entrepreneur with 24 years of healthcare experience who has built 5 independent living homes in New Jersey.

Noya shares how she got started, why she spent years researching the housing space before taking action, how she funded her first home with her own money, and why she now teaches others to approach funding differently.

She also talks about her approach to marketing and filling her homes, including calling, emailing, showing up in person, and building a professional presentation.

In this episode, you'll learn:

• How Noya transitioned from healthcare into independent living
• Why mentorship and becoming a student helped her get started
• How she approached funding her first home
• Why she recommends saving money and exploring grants
• How she used calls, emails, and in-person outreach to fill her homes
• Why confidence and professional presentation matter when talking to partners
• How she handles challenges and conflict inside her homes
• Why she believes business owners need to move from “hustle” to operating like a business
• What she's planning next with a 50-bed facility in Ohio
• Why she's also planning to open 5 independent living homes in Texas

One of the biggest takeaways from Noya's story is simple: you don't have to know everything before you start—but you do need to become a student, learn from people who have done it, and build your business intentionally.

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How does a hotdog vendor become a millionaire by the age of 24?

For Samuel, it wasn't about simply working harder. It was about learning how to work smarter, think bigger, and use the right systems to create opportunities.

In this episode of The Housing Dept. Podcast, Terence sits down with Samuel, who went from selling hot dogs and tour tickets in Los Angeles to becoming a millionaire by 24—and eventually building a real estate portfolio of 31 units.

Samuel shares the turning point that pushed him into real estate, including a legal battle with an apartment complex that taught him the power of owning larger assets.

He also shares how he was denied financing six times, eventually discovered how to use a property's existing rental income to help qualify for financing, and acquired his first 4-plex for $360,000. That property is now worth more than $600,000.

But his biggest lesson goes beyond buying houses.

Samuel explains why he believes real estate is really about finding problems and solving them—and why motivated sellers can create opportunities that other buyers overlook.

What we cover:

• How Samuel went from hotdog vendor to millionaire by 24

• Why working smarter can be more powerful than simply working harder

• The experience that pushed him into real estate

• Why he was denied six times when trying to buy properties

• How he used a property's rental income to help qualify for financing

• How he acquired his first 4-plex

• How that property grew from $360,000 to over $600,000 in value

• Why motivated sellers are more important than simply finding properties

• How to find motivated sellers on Zillow, Redfin, Realtor.com, and other platforms

• Why making phone calls can give you an advantage

• The difference between renting a property and owning the asset

• Seller financing, existing mortgages, and using other people's money

• How Samuel grew his portfolio to 31 units

One of the biggest takeaways from this episode:

You don't always need to work harder. Sometimes you need to learn how to play a bigger game.

If you're building an Independent Living Home business and looking for your next property, this conversation may help you see property acquisition—and the opportunities around it—in a completely different way.

👉 Join The Housing Dept. Community:

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What if you could buy a property for a fraction of its market value?

In this episode of The Housing Dept. Podcast, Terence sits down with Haoua, a tax deed and tax lien investor whose community has completed more than 600 tax deed and tax lien deals. Together, they break down how tax deed investing works, why it's different from foreclosure investing, and how it can become another strategy for acquiring properties.

If you've ever wondered how investors buy properties at county auctions—or whether tax deeds could be a path toward your next Independent Living Home—this episode is for you.

What we cover:

✅ The difference between tax deeds and tax liens

✅ How Haoua acquired an $85,000 property for about $2,000

✅ Where to find tax deed auctions

✅ How to research properties before bidding

✅ Common mistakes beginners make

✅ Why due diligence is the most important step

✅ Tax deed investing vs. traditional real estate investing

✅ How tax deed properties can become Independent Living Homes

One of the biggest takeaways from this episode:

Buying a property at a discount isn't about luck—it's about understanding the process, doing your due diligence, and making informed decisions before you ever place a bid. As Haoua emphasizes throughout the episode, research is the backbone of tax deed investing.

Whether you're looking for your first investment property or another way to grow your housing business, this conversation introduces a strategy many real estate investors overlook.

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Many people say they want to start an Independent Living Home...

But life gets in the way.

Work gets busy.

Family needs your attention.

There's never a "perfect" time.

In this episode of The Housing Dept. Podcast, Terence sits down with Dr. Julia Davis, a member of The Housing Dept. Community, who launched her first Independent Living Home while working, completing her PhD, and balancing family life.

Julia shares the challenges she faced—from finding the right property and building referral partnerships to overcoming fear and staying consistent even when progress felt slow.

If you've been waiting for the perfect time to start, this episode is the reminder that you don't have to have everything figured out before taking the first step. What you'll learn:

✅ How Julia started an Independent Living Home while earning her PhD

✅ Marketing strategies that helped her build referral partnerships

✅ How she overcame fear of networking and phone calls

✅ Finding the right property without giving up

✅ Her resident screening process and house rules

✅ Why consistency matters more than perfection

✅ How The Housing Dept. Community helped her launch

One of the biggest lessons from this episode: You don't need more time—you need consistent action. No matter how busy life gets, progress happens one step at a time.

👉 Join The Housing Dept. Community: https://www.skool.com/thd/

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Building a group home from scratch can take months—or even years.

But what if there was a faster way?

In this episode of The Housing Dept. Podcast, Terence sits down with Anthony Lawson, a former Army veteran who started with one unlicensed veterans home and has since grown to 23 licensed group homes.

Instead of building every facility from the ground up, Anthony shares why he now focuses on acquiring existing licensed group homes and the systems he uses to scale faster.

If you're serious about growing a housing business, this episode offers a different perspective on expansion.

What you'll learn:

✅ How Anthony grew from one home to 23 licensed group homes

✅ Why buying existing facilities can be faster than starting from scratch

✅ Where to find licensed group homes for sale

✅ Creative financing and joint venture strategies

✅ What to look for before acquiring a facility

✅ How to evaluate profitability before making an offer

✅ The biggest differences between licensed and unlicensed group homes

✅ Why systems and leadership become essential as you scale

One of the biggest lessons from this episode:

Sometimes the fastest way to grow isn't by opening another home—it's by acquiring one that's already operating.

Whether you're just getting started or looking to expand, this episode will help you think differently about scaling a housing business.

👉 Join The Housing Dept. Community:

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Finding a property is only one part of building a successful housing business. The real opportunities often come through the relationships you build.

In this episode of The Housing Dept. Podcast, Terence welcomes back community developer Remy to share a practical blueprint for partnering with nonprofits, city leaders, and local organizations to create more housing opportunities.

Instead of simply asking organizations for referrals, Remy explains how to position yourself as a housing solution they already need. You'll learn how to start meaningful conversations, build long-term partnerships, and open doors to larger projects that most housing operators never pursue.

What we cover:

✅ How to approach nonprofits the right way

✅ What to say in your first meeting

✅ Turning one conversation into long-term partnerships

✅ Building relationships with city leaders

✅ How nonprofit partnerships lead to larger housing opportunities

✅ A costly mistake that cost Remy a multi-million-dollar opportunity

✅ Why permanent supportive housing is becoming the future

✅ How to become a true housing solution in your community

One of the biggest takeaways from this episode: The biggest opportunities don't always come from finding another property.

They come from becoming the person organizations trust to solve their housing challenges. If you're ready to think beyond finding your next house and start building long-term partnerships, this episode is for you.

👉 Join The Housing Dept. Community:

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What if the biggest thing holding you back isn't money or experience—but fear?

In this episode of The Housing Dept. Podcast, Terence sits down with Lina, an independent living home operator from Pennsylvania, to talk about a challenge many aspiring entrepreneurs face but rarely admit: anxiety.

Lina shares how she pushed through the fear of calling landlords, case managers, and referral partners to build her business. From practicing voicemails after hours to landing her first landlord and filling her first home, she proves that confidence doesn't come before action—it comes because of it.

Today, Lina operates two Independent Living Homes and was able to leave her nursing career behind to pursue a business that gives her both freedom and purpose.

What we cover:

✅ How Lina overcame anxiety while starting her housing business

✅ The creative voicemail strategy that helped her gain confidence

✅ Finding landlord partners through Zillow

✅ Why referral partners are more valuable than a waiting list

✅ Marketing before you secure a property

✅ Filling her first home in just one month

✅ Lessons from screening residents and managing shared housing

✅ How she transitioned from nursing to full-time housing operator

One of the biggest lessons from this episode:

You don't have to feel confident to get started. You simply have to take the next step. If fear, self-doubt, or overthinking have been keeping you from starting your housing business, this conversation is the encouragement you may need to finally take action.

Connect with Lina:https://www.tiktok.com/@yeah_itsme

👉 Ready to build your own housing business?

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Running an Independent Living Home isn't just about finding residents—it's about managing your business efficiently.

In this episode of The Housing Dept. Podcast, Terence sits down with Dave Spooner, co-founder of Innago, to discuss how housing operators can simplify rent collection, automate administrative tasks, and manage their properties without paying for expensive software.

Built specifically for DIY landlords, Innago helps property owners collect rent online, automate reminders and late fees, store lease agreements, screen applicants, and keep everything organized in one place.

Whether you're operating one home or planning to scale, this episode will show you how the right systems can save time and help your business run more smoothly.

What we cover:

✅ Why Innago was built for DIY landlords

✅ How to automate rent collection

✅ Screening applicants and storing lease agreements

✅ Managing shared housing with multiple residents

✅ Automatic payment reminders and late fees

✅ Why free doesn't mean limited

✅ The future of AI in property management

✅ Common mistakes landlords make when adopting new software

One of the biggest takeaways from this episode: The more you automate your operations, the more time you have to focus on growing your housing business instead of managing paperwork.

If you're looking for a simple way to organize your properties and collect rent more efficiently, this episode is a great place to start.

Create your free Innago account HERE.

👉 Ready to build your housing business?

Join The Housing Dept. Community: https://www.skool.com/thd

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What if your first investment property only required $3,000 down?

That's exactly how Andres Martinez got started.

In this episode of The Housing Dept. Podcast, Terence sits down with Andres to unpack how he went from working as a full-time waiter to building a portfolio of 14 co-living homes using creative finance.

Instead of waiting years to save for a large down payment, Andres shares how he used strategies like subject-to financing, seller financing, and private money to acquire properties and create cash flow through co-living.

But this episode isn't just about buying houses—it's about solving a real housing problem for working adults who earn too much to qualify for assistance but not enough to comfortably afford an apartment.

If you've ever wondered whether you need a lot of money to get started in real estate, this conversation might change the way you think.

What we cover:

✅ How Andres built 14 co-living homes using creative finance

✅ His first deal with only $3,000 down

✅ Subject-to financing and seller financing explained

✅ Why co-living is growing across the country

✅ Finding properties that work for shared housing

✅ Using private money to scale a portfolio

✅ Marketing rooms and building a waiting list

✅ Lessons learned from renovations, contractors, and tenant management

✅ Why resilience matters more than having the perfect plan

One of the biggest takeaways from this episode:

You don't always need more money to get started—you need to understand the right strategies and be willing to take action.

Whether you're interested in co-living, independent living homes, or creative real estate investing, this episode is packed with practical lessons from someone who's built a successful housing business one property at a time.

👉 Ready to start your own housing business?

Join The Housing Dept. Community:

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✅ Follow Terence:

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Building one Independent Living Home is challenging.

Building a 75-bed housing operation is a completely different game.

In this episode of The Housing Dept. Podcast, Terence sits down with Kevin Anderson to break down how he built a 75-bed Independent Living Home business, the lessons he learned along the way, and what operators need to know to grow beyond their first property.

After experiencing major setbacks in a previous real estate business, Kevin rebuilt from the ground up and created a housing operation that now serves dozens of residents while generating consistent cash flow.

This conversation is packed with practical insights for both new and experienced operators.

What we cover:

✅ How Kevin built a 75-bed Independent Living Home business

✅ The biggest differences between small and large housing operations

✅ Why larger homes can create better cash flow

✅ How referral partnerships keep homes occupied

✅ The role of case managers and community organizations

✅ California housing opportunities and challenges

✅ Rental arbitrage vs. owning property

✅ Recuperative care partnerships and higher-paying referrals

✅ Common mistakes new operators make

✅ How to scale without losing sight of your mission

One of the biggest lessons from this episode:

The business isn't built by finding one property. It's built by creating systems, relationships, and referral partnerships that consistently fill beds.

Whether you're looking for your first property or trying to scale your existing operation, Kevin shares real-world lessons from building one of the larger Independent Living Home portfolios in the space.

👉 Want help building your own housing business?

Join The Housing Dept. Community:

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