1. Student housing market overview (0:00)
2. Why governments misunderstand 1031 exchanges (2:45)
3. Insurance carriers, drones & deal-killing inspections (5:00)
4. Seller carry strategies inside a 1031 exchange (7:00)
5. Wrap notes, risk, and lender realities (12:30)
6. Rent control vs student housing (15:30)
7. Renovations, displacement & aggressive rent projections (19:30)
8. Insurance premium shocks and forced upgrades (23:00)
9. Why investors are exiting multifamily (31:00)
10. Replacing income with smarter 1031 strategies (36:00)
11. Why many exchange companies won’t answer real questions (41:30)

Student housing owners and multifamily investors are facing a new set of challenges heading into 2025–2027. Rising insurance premiums, tightening rent control regulations, and last-minute financing failures are changing how deals get done, and in many cases, causing transactions to fall apart entirely.

In Part 2 of this conversation, David Moore of Equity Advantage 1031 Exchange sits down with student housing and multifamily expert Rene Nelson (Pacwest Commercial) to break down what’s happening behind the scenes in today’s market. They discuss why insurance has become one of the biggest deal killers, how rent control impacts student housing differently than traditional multifamily, and why many long-time owners are choosing to exit.

The episode also dives into practical strategies investors are using to navigate uncertainty, including seller carry options, wrap note considerations, and how 1031 exchanges can be structured when financing or insurance issues arise late in a transaction.

This episode is especially relevant for student housing owners, multifamily investors, and advisors looking to understand where the risks are and how to plan proactively before costly mistakes are made.

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The student housing game has changed, and if you’re waiting until spring to lease, you’re already behind.

In this market update, David Moore (Equity Advantage) and student housing expert Rene Nelson (Park West Commercial) break down the massive "Supply Shock" hitting college towns like Eugene, Oregon. With mega-developments like "The Hub" adding thousands of beds, the pre-leasing timeline has shifted dramatically.

If you own older student housing stock or small multifamily units near campus, this new luxury inventory is your direct competition. We discuss exactly what the "Pre-Leasing Signal" is for the 2026-2027 school year and how to compete when new buildings are offering amenities you can't match.

0:00 – Student Housing Is Changing Fast (2026 Warning)
1:06 – The “Hub” That Changed Everything (Supply Shock)
16:26 – Luxury Student Housing Is Raising the Bar
21:53 – The Pre-Leasing Shift Most Owners Miss
24:13 – How Older Student Housing Still Competes
35:46 – What Smart Owners Are Doing Before 2027

Stay tuned for Part 2!

Expert: Rene Nelson, CCIM

https://eugene-commercial.com/

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Season 2 Premiere • Overall Episode 26

A quick paperwork review can save you from a prohibited transaction.

In this episode, David and Tom explain the DST/IRA documentation mistakes that catch people off guard, why your retirement account is “not you,” and how checkbook IRA control can backfire if you don’t understand the rules.

They also cover 1031 exchange pitfalls after divorce, intent rules, and when the opportunity cost of waiting makes an exchange less attractive.

00:00 Nobody Wants to Call… And That’s the Problem
01:15 ROBS Explained: The Retirement Strategy People Misuse
06:40 The IRA Structure That Gets Deals Rejected
12:20 “$10,000 Later…” The Document That Was Useless
20:15 The Paperwork Mistake That Slows Everything Down
27:00 Checkbook IRA: The Best Feature… And the Worst Risk
29:10 DST Paperwork Red Flag (Qualified Funds Warning)
36:25 Divorce + 1031: Where People Get Tripped Up
44:00 The Hidden Cost of Waiting (Opportunity Cost)

Have you ever been told, “just assign it to the IRA” or had an attorney/custodian reject your operating agreement?

Drop your story in the comments — we’ll cover the best questions in a future episode!

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