Join Brian for an inspiring conversation with Jermaine Brooks, co-founder of WRJ Developers and pioneer of shipping container construction in Ohio. From his early real estate investing mistakes in 1999-2000 to developing what may be Ohio's first multi-family shipping container project, Jermaine shares his journey of transforming Cleveland's distressed East Side through innovative development strategies and a community-focused approach.

What You'll Learn:

• How buying five houses with stated income loans in 2000 taught valuable lessons about real estate investing
• The formation of WRJ Developers and their focus on Opportunity Zones in Cleveland
• Why shipping container construction became their solution for affordable, scalable development
• The difference between infill development and comprehensive neighborhood transformation
• How to structure community-based fundraising with friends and family investors
• The manufacturing process behind modular container construction (70% warehouse, 30% on-site)
• Strategies for working with city officials and securing municipal funding
• The importance of having an overarching plan versus building one house at a time

Key Timestamps:

• [02:30] - Jermaine's origin story: From Warrensville Heights to early real estate investing
• [06:15] - The formation of WRJ Developers in 2019 and Opportunity Zone strategy
• [09:45] - The pivot from traditional development to shipping container construction
• [14:20] - Discovery of the East 72nd Street location and "the sign from the universe."
• [18:30] - Partnership with Three Square for container expertise
• [22:10] - The philosophy behind multi-family development and community wealth building
• [28:45] - Arcu Container on 72nd: The 64-unit apartment building project
• [32:15] - Current project status: Stage 2 with five more duplexes (10 units)
• [36:20] - Community fundraising strategy: $6,000-$12,000 investment shares
• [40:30] - Manufacturing process: From Wisconsin warehouse to Cleveland installation
• [44:15] - Future vision: Single-family concepts and scalable solutions

Get in touch with Jermaine:

Jermaine Brooks, Co-Founder, WRJ Developers

Phone: (216) 224-4326

LinkedIn: https://www.linkedin.com/in/jermainenbrooks/

Website: https://www.wrjdevelopers.com/

Email: wj.developers@gmail.com

• Three Square - Detroit-based container construction company featured on HGTV
• First Federal Lakewood - Primary lending partner for the project
• Community Development Advisors - Pre-development funding source
• Cohen and Partners - CPA firm specializing in real estate and Opportunity Zone projects
• City of Cleveland ARPA Funds - $1.2 million in municipal funding secured through RFP process
• "The Color of Money" Podcast - Keller Williams real estate investing podcast
• <...

• (00:00:00) - Homeowners Underwater: How to Get Your Home Value Back
• (00:00:51) - Disaster to Success: Businesses Reclaim blighted communities
• (00:01:27) - Developers Jermaine Brooks and Willie Levy on Cleveland's East
• (00:08:16) - Developers on the Downtown Cleveland Infill
• (00:13:20) - Architectainer on 72nd and Infield Projects
• (00:17:24) - How To Get Your Multifamily Project Completion
• (00:24:23) - The Single Family Architectural Concept
• (00:26:14) - Carve Outs

Join Brian for an inspiring conversation with Kathy Makino-Leipsitz, a pioneering affordable housing developer who has spent over 30 years transforming distressed communities through the Low Income Housing Tax Credit (LIHTC) program. From buying her first duplex at 19 with $2,500 down to completing 22 tax credit developments, Kathy shares her remarkable journey and the lessons learned along the way.

What You'll Learn:

• How a father's disability at age 12 sparked an entrepreneurial spirit that led to real estate investing
• The fundamentals of LIHTC (Low Income Housing Tax Credits) explained in simple terms - why it's the "most magical tool" for affordable housing
• The difference between 9% and 4% tax credit programs and why one is significantly more competitive
• How LIHTC creates beautiful, dignified, affordable housing that doesn't look like "typical" affordable housing
• Why Section 8 housing can trap families in poverty while tax credits provide a pathway out
• The devastating impact of losing $5 million in historic tax credits on a $36 million development
• Key mistakes to avoid in affordable housing development and the importance of staying focused

Key Timestamps:

• [02:15] - Kathy's origin story: How her father's heart attack changed everything when she was 12
• [08:30] - The entrepreneurial beginnings: From selling candles door-to-door to buying her first duplex at 19
• [12:45] - Discovery of the LIHTC program and her first 64-unit development in 1995
• [18:20] - LIHTC fundamentals explained: How 9% credits work and why they're so powerful
• [25:10] - The difference between LIHTC and Section 8 housing - and why one builds wealth while the other traps families
• [32:45] - The Palmer Park project disaster: How losing historic tax credits cost $5 million
• [45:20] - Current project: 54-unit veterans housing in Florida using 4% credits
• [48:15] - Top lessons learned: Stay focused, avoid politics, and take calculated risks

Get in touch with Kathy

Kathy Makino-Leipsitz

Website: https://www.shelbornedevelopment.com/

LinkedIn: https://www.linkedin.com/in/kathy-makino-leipsitz-13bb796/

Email: kathy@shelbornedevelopment.net

Resources Mentioned

• Low Income Housing Tax Credit (LIHTC) Program - The federal tax credit program that has financed over 3 million affordable rental homes since 1986
• Historic Tax Credit (HTC) Program - Federal program providing 20% tax credits for rehabilitating historic buildings
• "Nothing Down" book - Real estate investing book Kathy read at 16 that started her journey
• Michigan State Housing Development Authority (MSHDA) - State agency that allocates tax credits in Michigan

Get in touch with Brian

• Last Best Partners' Website: https://www.lastbestpartners.com/
• Brian's LinkedIn: https://www.linkedin.com/in/brian-seidensticker-90117021
• Podcast LinkedIn Page:

• (00:00:00) - How to Start a Business When You're 16
• (00:00:55) - Developers: Distress to Success
• (00:09:59) - LIHTC Tax Credit
• (00:15:36) - Section 8: The Magic Tool for Affordable Housing
• (00:22:05) - Immigrant Homeownership Tax Credit
• (00:26:01) - On the 4% vs 9% Housing
• (00:32:14) - Detroit real estate: The bad experiences
• (00:37:47) - Local developer on historic tax credits
• (00:41:40) - Projects that keep you motivated
• (00:42:44) - Detroit Mayor Mike Duggan on His Own Projects
• (00:48:51) - Carve Outs
• (00:51:04) - When Can I Get This Deal Closed?
• (00:51:46) - Detroit Builders Welcome First Women

Join Brian as he sits down with longtime industry colleague Brad Westover, Executive Director of the National Tax Lien Association (NTLA) - the only nonprofit organization working to improve the tax sale space. In this episode of Distressed to Success, Brad shares his remarkable 30-year journey from college graduate to industry leader, including his role in passing California tax lien legislation and managing $1.5 billion in investments across 22 states.

What You'll Learn:

• How the tax lien industry was founded in 1996-1997 by two rival companies that couldn't even be in the same room together
• The basics of tax lien investing are explained in simple terms - what happens when property owners don't pay their taxes
• Why 29 states, plus Washington, DC, allow private investors to purchase tax liens
• The critical role tax lien sales play in helping local governments balance budgets and fund essential services
• Major challenges facing the industry, including a significant Supreme Court case coming in 2026
• Why property tax abolition efforts in Ohio and Florida could be devastating for local communities

Key Timestamps:

• [01:23] - Brad's origin story in the tax lien space
• [07:55] - Tax liens explained for beginners
• [36:46] - Discussion of Montana agriculture and working lands
• [38:08] - The inspiring story of Franz Wisner
• [42:26] - Industry challenges and the 2026 Supreme Court case

Get in touch with Brad

Executive Director, National Tax Lien Association

(NTLA) Email: BPWestover@NTLA.org

Website: NTLA.org

LinkedIn: https://www.linkedin.com/in/brad-westover-realtor/

1. "The 16% Solution" by Joel Moskowitz - A foundational text in tax lien investing, written about 30 years ago, still considered essential reading for understanding the industry basics
2. "Honeymoon with My Brother" by Franz Wisner - An inspiring story about turning life's setbacks into opportunities; movie rights sold to Sony Pictures for $1 million

Get in touch with Brian

Last Best Partners' Website: https://www.lastbestpartners.com/

Brian's LinkedIn: https://www.linkedin.com/in/brian-seidensticker-90117021

Podcast LinkedIn Page: https://www.linkedin.com/in/brian-seidensticker-90117021/

Subscribe to follow the show!