How Michelle Jimenez Is Transforming Communities with Section 8 Rentals

Michelle Jimenez is not your typical real estate investor. With over 20 years of experience, she has built a thriving business, Sight Properties, with over 13 rental properties in Pittsburgh, PA – all while simultaneously working full-time in commercial real estate in Virginia. But Michelle’s story goes beyond smart financial planning and real estate investments; it’s about purpose, resilience, and a vision to positively impact her tenants’ lives.

What sets Michelle apart? She has mastered the art of providing luxury living for low-income families through Section 8 rentals, proving that landlords can combine profitability with compassion.

This Customer Spotlight reveals Michelle’s inspiring journey, breaks down her strategies with Section 8 housing, and offers actionable advice for real property investors who want to create sustainable and impactful rental portfolios.

From College Bet to Real Estate Success

Michelle’s story begins in Pittsburgh, where she purchased her first property during her college years—a bold move for a young student with limited resources. This decision was sparked by a friendly competition with her cousin, who had just bought a small apartment in Yonkers, New York, for $60,000. 

Determined to one-up her cousin, Michelle used a refund check from her college housing expenses to make her own bold investment: an $80,000 five-bedroom house in the Beachview neighborhood of Pittsburgh, where she moved in right away.

When her life took an unexpected turn, circumstances required her to move and rent out the house. “I was going through a rough time,” Michelle recalls, “but renting out that house created an opportunity I hadn’t planned for. The rental income helped me save for other investments.”

What began as a competition and ended as a necessity eventually turned into a passion for Michelle. She discovered she loved two things at once:

1. Building a sustainable business through rental properties.
2. Helping families in need by offering quality, affordable housing.

This journey not only transformed Michelle’s life, but also allowed her to ultimately make a meaningful difference for others.

A Proven Formula for Real Estate Success

Today, Michelle oversees 13 Section 8 rental properties in Pittsburgh, primarily occupied by long-term tenants, many of whom are single mothers. Her unwavering financial discipline has been the cornerstone of her success.

Financial Strategies That Work for Michelle

Leveraging Warranties: Michelle has a home warranty on every property to lower maintenance costs. Appliances, plumbing, or small fixes are covered, helping her save on unexpected property expenses.

Separate Bank Accounts: Each property has its own bank account, making it easy to track finances and manage expenses without overlap.

Profitability Benchmarks: Michelle ensures every property generates a minimum of $250–$300 of profit per month. She stresses, “If you’re not making that much per property, you’re not leaving enough margin for unexpected expenses.”

Michelle has built a sustainable and profitable real estate portfolio by sticking to these strategies. Her attention to detail and financial discipline not only ensure her properties remain successful but also provide her with the freedom to continue scaling her rental investments with confidence.

From Property Purchase to Section 8 Listing

Michelle's rental strategy leverages Section 8 housing, part of the U.S. Department of Housing and Urban Development’s (HUD) Housing Choice Voucher Program, to provide affordable, high-quality housing for low-income families, the elderly, and individuals with disabilities. Her approach prioritizes delivering value while maintaining full compliance with HUD standards. From identifying the right property to overseeing its rehabilitation and ultimately listing it for rent, she ensures a seamless and efficient process every step of the way.

The process begins with identifying undervalued homes in up-and-coming neighborhoods, specifically targeting investment properties with solid structures that primarily need cosmetic updates. Once a property is acquired, Michelle’s team moves quickly, completing renovations in 60–90 days. Renovations not only meet but exceed HUD’s quality standards, often introducing elevated features that bring a touch of luxury to the homes.

After renovations, Michelle’s team uses HUD’s Section 8 inspection checklist to ensure the property complies with all required standards. This step guarantees her investment property is ready for Housing Choice Voucher tenants. Thanks to her widespread popularity, her rental is on the market within weeks of her purchase, with a waiting list of eager renters.

TIP: Consider targeting ZIP codes where Small Area Fair Market Rents (SAFMRs) apply. Determined by HUD, SAFMRs adjust Housing Choice Voucher payment standards based on ZIP code rather than metro averages. This could create opportunities to invest in areas with stronger schools, better transit access, and more job prospects, while also minimizing overpayment risks in lower-rent neighborhoods. Aligning your strategy with SAFMRs may help maximize your rental income potential and attract long-term tenants.

The Win-Win of Section 8 Housing for Landlords & Families

Landlords have plenty of options when renting out their properties, but Michelle knows Section 8 offers unique benefits that can’t be ignored. Here's why Michelle thinks Section 8 is an attractive choice for many real estate investors:

1. Guaranteed Payments: Rent is paid directly by the government, minimizing financial risks for landlords.
2. Higher Market Standards: Section 8 rent limits often exceed local market rates, especially for larger properties.
3. Consistent Demand: With a steady pool of eligible tenants seeking housing, landlords can usually rely on continuous interest in their properties.

Section 8 offers landlords a dependable and rewarding approach to property management, with guaranteed payments, high demand, and competitive rental rates. This combination not only helps ensure stability but also allows landlords to make a meaningful difference in their communities. It's why Michelle ultimately decided to center her rental business around this program.

Quality Housing for Families in Need

Michelle holds herself to a set of principles that exceed HUD's quality standards. She is dedicated to providing not just affordable, but also high-quality housing for her tenants, many of whom are single mothers. “I believe in ‘luxury living for low-income families.’ It’s about self-esteem, giving people a safe space to feel proud and thrive,” she says. 

Her attention to detail in property upgrades and tenant relationships ensures her rental homes consistently surpass HUD's requirements. For example:

• Modern Fixtures: Gold fixtures that add a touch of elegance to any space. 
• Satin Paint Finishes: Durable yet beautiful finishes for a sleek, modern look.

Through her dedication to quality, Michelle has created a win-win model that benefits both landlords and tenants. By combining financial stability for property owners with dignified, high-standard living spaces for families in need, she’s redefining what affordable housing can look like. Michelle’s work transforms the properties themselves and the lives of her tenants, proving that real estate investing can be a powerful tool for positive change.

Practical Property Management Tips

With years of experience in both residential and commercial property management, Michelle has mastered the art of keeping operations smooth and efficient. Her proven systems not only save time and money, but also create better relationships with tenants and contractors. Here are some of her top tips:

Streamline Management

To streamline property management, Michelle recommends using online portals for leases and maintenance requests. Additionally, tools like QuickBooks by Intuit can be incredibly helpful for tracking finances efficiently and staying organized.

Build a Trusted Team

Build strong, reliable relationships with trusted contractors, from HVAC specialists to roofers, who consistently deliver quality results. Throughout her 20-year investment career, Michelle has partnered with many of the same professionals, valuing their proven expertise. This approach fosters trust and ensures every project is completed with confidence and dependability.

TIP: If you’re just starting out, check out our "Roles & Expertise to Help You Succeed" blog for ideas on building the right investment team.

Educate and Empower Tenants

Educating your tenants is another key strategy. Michelle takes time to teach tenants simple home maintenance tips, like flipping a breaker or handling a clogged drain. This not only reduces unnecessary service calls but also fosters mutual respect between Michelle and her tenants.

Pro Tips for Future Landlords

Success takes determination, hard work, and a commitment to doing things the right way. Michelle's insights could provide valuable guidance for anyone considering Section 8 rentals or fix-and-flip real estate investing. 

Here’s some of her top advice for finding success:

Build Relationships with Tenants: Many of Michelle’s tenants have stayed with her for over a decade, thanks to the personal connections she nurtures.

Be Hands-On: “If you run from the work, you might as well hide from the money,” she advises. Don’t shy away from getting involved in repairs and maintenance, especially early in your investing career.

Invest in Quality: Spending more on durable materials like satin paint or sturdy fixtures reduces long-term costs and keeps tenants happy.

Understand Section 8: Understand the rules and guidelines through HUD’s resources to ensure compliance and success as a Section 8 landlord.

Consider Hard Money Lending: If you’re looking to scale quickly, hard money lenders like Kiavi offer flexible rental solutions tailored to real estate investors. This type of financing can help you close deals faster, compete with cash buyers, and unlock opportunities that traditional loans might not cover.

Using Kiavi’s Rental Loans to Scale

Michelle attributes some of her recent real estate success to Kiavi. With Kiavi’s rental financing options, like DSCR, she has financed four properties, including three in the past year alone (2024).

One standout feature Michelle appreciates is the way Kiavi simplifies loan payments by bundling property taxes and insurance. “Kiavi combines property taxes and insurance into the payments,” Michelle shares. “That saves me so much time and effort, allowing me to focus on growing my business.”

She also gives a big shout-out to her Kiavi team for their support and guidance. “They really get what I’m trying to do and are honest about what works. Plus, their quick responses and advice have made all the difference,” she shares.

For Michelle, Kiavi’s streamlined process has been key to scaling her rental investments. Using hard money loans—short-term financing designed for real estate investors—she’s been able to purchase and renovate properties without tying up her own money. They’ve given her the flexibility and speed to grab opportunities in competitive markets, turning properties into rental income or sales. 

With Kiavi, Michelle has found a way to simplify financing, cut down on the busywork, and focus on building a thriving, sustainable real estate business.

A Bold Blueprint for Tomorrow

Success for Michelle isn't just measured by profit margins; it's about creating meaningful, lasting impact in her community and beyond. For her, financial growth is simply a tool to drive positive change and build a foundation for a brighter future. Her vision is rooted in purpose, and her goals reflect her dedication to leaving the world better than she found it.

One of Michelle’s future ambitions is to expand her rental portfolio to include multifamily properties, creating affordable, quality housing options for families in need. She also dreams of transforming vacant lots into thriving tiny home communities or ADUs (accessory dwelling units). By leveraging existing plumbing and foundation structures, Michelle aims to one day revitalize these overlooked spaces through infill construction, providing sustainable housing solutions while reinvigorating local neighborhoods.

Her work is about providing better opportunities and housing for those in need and building a legacy for her young son. She hopes to teach him the values of compassion, resilience, and giving back, showing him what it means to lead with purpose, create opportunities for others, and ultimately leave him a thriving rental business he can continue on with if he chooses.

Apply Michelle’s Lessons to Your Real Estate Journey

Michelle Jimenez’s story is an inspiring reminder that real estate investing isn’t just about building wealth, but also about building better communities. Her innovative approach to Section 8 rentals and affordable housing demonstrates how profitability and purpose can go hand in hand.

Interested in taking the next step? Learn how Kiavi’s flexible rental loans can support you in working toward your real estate goals, just as they’ve supported Michelle.