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Welcome to Target Market Insights. A podcast to help real estate investors navigate neighborhoods through the lens of local experts. In each episode, we speak to local specialists to learn about their market, useful tips, and the latest trends and developments. This show is designed to help you with the insights you need to win your target market.

Jul 3, 2020

Dr. Kristen Ray is a family nurse practitioner and co-founder of Vital Investment Partners. To pay for her schooling, she used a cash-out refinance on rental properties she inherited. She continued to build a real estate portfolio on the side and recently completed a multifamily syndication of a 146-unit apartment community in Columbia, SC.  Dr. Ray had to overcome various challenges, including a failed student housing deal, but this did not deter her investors. She shares how she managed to build trust and confidence through these challenges, leading to her first syndication. In addition, she shares how she cultivated her connections in the medical field and info on her target markets.


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Key Takeaways: 


  • From Ph.D. nurse practitioner to starting in real estate with inherited properties
  • Master Multitasker: Working full time, going to school and raising children while starting her investment journey
  • Just say no to student loans: Kristen paid for her Masters with cash flow from her apartments through a cash-out refinance 
  • Working with B- and C+ properties, to avoid subsidized tenants
  • How to handle the long road of rejection and failed investment deal attempts 
  • Closing on 146 units in Columbia, South Carolina in March of 2020
  • Transitioning from duplexes to larger multifamily investments
  • Raising capital lessons from a failed multifamily student housing deal 
  • Lost her earnest money deposit (EMD) but kept her integrity and still paid a return to investors
  • Turning failure into success by jumping on the next opportunity 
  • Cultivating investor relationships in your professional field
  • How to talk about your investment opportunities to coworkers, colleagues and industry professionals 
  • Kristen’s favorite real estate markets and why. Columbia, Charlotte, Texas, Knoxville
  • Tips on structuring a partnership with passive investors
  • Ways to build trust with investors


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Bullseye Tips

Apparent Failure:

Rehab from hell changed her mindset


Digital/Mobile Resource



Most Recommended Book:

The One Thing (Gary Keller) 

Atomic Habits (James Clear)


Daily Habit:

Writing my goals down daily


Wish I Knew When I Was Starting Out:

Don’t let your fear stand in the way of talking to people


Current Curiosity:

Where the world is going due to COVID19


Best Place to Grab a Bite in Baltimore, MD

Miss Shirley’s Cafe (Breakfast)

Stanford Grill (Dinner)


Contact Kristen:

Facebook: @Kristenray