Investors, Section 8 and Where to Buy in St. Louis

Elevate and Execute — Episode: Investors, Section 8, and Where to Buy in St. Louis

Hosts: Kyle Fernandez, Brian Preston, David Ounanian

Episode Summary

In this episode of Elevate and Execute, the guys dig into how investors are reshaping the housing market and what that means for everyday buyers, sellers, and agents. They open with a stat that nearly 30% of all real estate transactions are now investor purchases, then dive into why real estate has become the preferred asset over stocks—and what the downside is when institutional and small investors soak up inventory.

From there, they unpack the current Section 8 and rental trends, why so many investors are chasing government-backed rents, and the major risk of building your whole portfolio on a government program that can change overnight. That leads into a breakdown of DSCR (Debt Service Coverage Ratio) loans, 30-year fixed options for portfolios, and how those products are changing the game for buy-and-hold investors.

The second half of the episode zooms in on the St. Louis market—inventory levels, why the Midwest stays stable when coastal markets swing hard, insurance and storm impacts, and the realities of today’s seller’s market. The guys also tackle one of their most common questions: “Where should I buy—and where should I avoid?” They walk through school districts, suburbs like Chesterfield, St. Charles, Wentzville, Arnold, Oakville, Town & Country, and Wildwood, plus why crime data and spotcrime.com matter when picking both where to live and where to invest.

They wrap with a fun but important conversation about time ROI—including why paying someone $50 to cut your lawn might be the best investment you make all week.

What You’ll Learn

• Why nearly 30% of U.S. home sales are now investor purchases—and what that means for inventory and homeownership.
• The pros and cons of chasing Section 8 rentals and why relying on government-backed rent can be risky.
• How DSCR loans work, when they’re useful, and why 30-year fixed DSCR options are a big deal for portfolio investors.
• Why the Midwest (and St. Louis in particular) doesn’t see the wild value swings that coastal markets do.
• How storms, roofs, and rising insurance costs are quietly changing deal math.
• Current St. Louis market conditions: inventory levels, appreciation, interest rates, and why even a 0.25% drop in rates can spike activity.
• How the hosts coach out-of-state buyers on where to live vs. where to invest in the St. Louis region.
• Why low-price-point properties can sometimes outperform “A+” areas in appreciation percentage, even if you wouldn’t live there yourself.
• How to use crime maps (like SpotCrime) to quickly screen areas you’d never recommend for living or investing.
• A practical reminder that your time has a dollar value—and why outsourcing tasks (like mowing the lawn) can be a smarter use of your hours.

Notable Quotes“Real estate is predictable. You’ll have ups and downs, but historically it always goes back up.” “Any time it’s tied to the government having control—like Section 8 or Airbnb—you’d better understand the risk.” “The Midwest doesn’t have the massive swings. That’s the beauty—you don’t get the crazy highs, but you also don’t get crushed.” “Why are you cutting your own grass when you could spend that same hour doing something worth $10,000 an hour?”“You might not want to live there—but...