Live Q&A June 15, 2026
Every question. Every answer.
Every question fielded during the live session, restructured for clarity. Where multiple panelists answered, their contributions are stacked in the order they were given.
What time frame are we looking to close this deal and if I invest today, when do the returns start?
Asked via social
J. Claude Mouaffi
"The timeline for investment is open through the end of this month June 30th. The first distribution, coming from the property's cash flow, begins after Q3, at the end of the third quarter. From there it is consistent throughout, all the way to the end of the deal."
Can we get access to the deck?
Asked by attendees
Mila Penn Chazak Team
"Yes the deck will be sent to everyone who attended, and we will set up one-on-one meetings with anyone who is interested. Reach out at invest@milapennchazak.com."
Dr. Kirk Campbell
"More than happy to meet anyone who wants to go through it personally. We will share the website and the due diligence as well, so you can review it closely and see if it aligns with your overall financial plan and portfolio construction."
There is no new construction for the next two years does that mean no new multifamily or sizable residential is coming to the sub-market?
Asked by Mila Penn Chazak (host)
Dr. Kirk Campbell
"Correct the next two years, eight quarters. There are no new apartments scheduled to be delivered to that market. Whatever is currently there is all that people have to rent, and we have already seen the effect on our most recent rent roll: even though these units are 100% classic, they are able to push rents toward market because people want to live in Marietta."
Could the rents rising without spending a dime be because there is no new construction across most of Atlanta and a lot of people are moving in from other states?
Asked by Mila Penn Chazak (host)
Leah Krebs
"The market drives the rent we can't just assign a random number. When more people move in and demand is higher, the comps from similar units around us pull rent up. The fact that this property is already getting those rents and we haven't touched a single unit for renovation really speaks to the demand. Anyone can Google the population growth into Atlanta and the suburbs and watch how it has expanded."
How do you plan to renovate the units at 97% occupancy?
Raised by Leah Krebs a question the team is asked often
J. Claude Mouaffi
"It's simple. There are two units empty today, and the plan is to renovate roughly three units per month from month 9 through month 21. Leases generally run 12 months as they end, residents who don't renew free up a unit we renovate and re-lease at market. If that doesn't happen, we can offer a resident an already-renovated unit to move into, then renovate the one they left. Our due diligence showed residents want washer/dryer in-unit, new countertops, new cabinets, and new utilities so they are willing to move to the renovated units."
Dr. Kirk Campbell
"And if a resident wants to keep their classic unit, that's fine rents still go up an average of ~$75 a month on renewal, and we've spent $0. If they leave, we spend ~$12,000 and capture ~$175. Either way it's a win-win. The market is growing ~4.1% and we underwrote only ~2–2.5%, so the conservative delta is already built in."
An investor wondered whether the ~$1,400 rents are circumstantial and could go down. Is this growth durable, or just a moment in time?
Asked by Mila Penn Chazak (host)
J. Claude Mouaffi
"The competition around this asset is already charging about $1,450 this property was simply trailing the market, and the current ownership is capturing the value without spending a dime. Look at any major U.S. city: it is rare to look back five years and see rent decline. Rent may freeze at a point, but on a five-year basis it is always up. The $1,400 here is first catching up to market, and it hasn't yet applied the growth other assets are already seeing. By Year 3 I'm predicting it could be meaningfully higher $1,500-plus."
Dr. Kirk Campbell
"On top of the market, there are operational efficiencies the current seller never charged for: a trash fee (~$28/unit/month), pest control (~$5/unit/month), water and gas bill-back, and assigned parking residents have specifically asked for. As leases renew, that's additional revenue. We are forcing appreciation by improving the asset, not relying on market forces."
What is the longest-standing tenant paying, and what percentage of residents are from Dobbins Air Force Base?
Asked by an anonymous attendee
J. Claude Mouaffi
"Our longest-standing tenant has lived there 24 years and pays around $1,100. She loves the place we met her on site, and she was excited about what we are planning to do. On the Dobbins Air Force Base share, we don't track that yet but a plan with our property manager is to partner with nearby employers so some of their staff can live on the property and help turn around the resident profile."
Strategic Partners
