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Real Estate Investment Strategies for the Recession-Proof Market

By December 16, 2025Real Estate Pros Show

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Show Summary

In this episode of the Real Estate Pros podcast, host Kristen Knapp interviews Sherina Hosein, owner of PSGN Capital Partners. Sherina discusses her multifaceted career in real estate, focusing on the multifamily asset class and the importance of networking. She shares her journey from investment banking to real estate investments, emphasizing the need for confidence and resilience in entrepreneurship. The conversation highlights the significance of relationships in the industry and the mindset required to succeed.

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    Investor Fuel Show Transcript:

    Sherina Hosein (00:00)
    when I started the multifamily asset class, I believe I like to recount things in threes, right? So I believe in knowledge and learning. So even though I did a nine month course, I mean, I have an MBA in finance and I did a nine month course in underwriting. I still went ahead and did a master class in multifamily asset class itself so I could understand the ownership of it, you know, and the specific underwriting.

    and analyze in the market.

    Kristen Knapp (02:00)
    Welcome back to the Real Estate Pros podcast. I’m Kristen Knapp here with Sherina Hosein She is out of Miami. She’s the owner of PSGN Capital Partners. I’m excited to have you here, Sherina.

    Sherina Hosein (02:11)
    excited to Kristen thank you for having me

    Kristen Knapp (02:13)
    How about we go into kind PSGN and what you guys are all about and what you do?

    Sherina Hosein (02:18)
    Yeah, so I’m excited to tell you about the firm. The firm has two parts of it, Kristen. There’s one part of it is an investments where I’m starting off with multifamily asset class. And then the second part of it is the advisory business. So right now on the advisory side of the business, my clients are hotel developers, luxury hospitality residents, and Marina.

    properties and I’m helping them optimize their capital stock, develop a financial model, develop an investor model with a waterfall and really prepare them for institutional capital and external investors because these developers previously self-developed their deals. On the investment side, I’m concentrated in multifamily asset class. So whilst I have more than 25 years institutional experience, including

    investment banking and private equity. My last corporate hat was with a private equity firm focused on real estate and we looked at hospitality and office so I know both those asset class very well. When I looked to create my business model for PhD and capital partners I really wanted to start off in an asset class that I thought was a little bit more

    economic resilient, a little bit more recession proof. And I also looked at the multifamily asset class and I found that in some instances, depending on the windows that you look at, you can get supple returns with multifamily asset class even compared to stocks, large-carb stocks. And then you have the stability and not the volatility of the stock market.

    And ⁓ what I found most interesting, Kristen, and I think you wanted me to touch on this on the capital reason side, is that when I look to the multifamily syndication, ⁓ I find in the US, I’ve just moved to the US by the way, I’m a US citizen, I’ve lived in four different parts of the world. I didn’t get a touch on that. But when I’ve looked at the US culture and I realize how entrepreneurial it is and how ⁓ attractive the multifamily syndication is for a lot of investors.

    So I really thought I could make a contribution there, both with my analytical skills and with my institutional capacity. So that’s why I’m going to start with that asset class. And as you can see on my website, I do intend to move into hospitality investment later on. And then I have two verticals more aligned to the careers of my adult kids, which is bioscience and climate mitigation projects.

    Kristen Knapp (04:52)
    incredible.

    I mean it’s so impressive and I think what’s really cool is you’re pivoting with the market, with the opportunities. Can you talk a little bit more about that about how you have to be agile in a ⁓ career like this?

    Sherina Hosein (05:51)
    Yes, that’s correct. I am based in Miami, as you said. I’m based in Florida. So

    when I started the multifamily asset class, I believe I like to recount things in threes, right? So I believe in knowledge and learning. So even though I did a nine month course, I mean, I have an MBA in finance and I did a nine month course in underwriting. I still went ahead and did a master class in multifamily asset class itself so I could understand the ownership of it, you know, and the specific underwriting.

    and analyze in the market.

    So what I did after, know, during that course and you get a network of people, we started underwriting these. I wanted to concentrate in the Florida market because they said it’s easier to start where you are based, you know, so sort of like you have boots on the ground, you could visit the property more often. So, you know, we were underwriting transactions and I would at the same time have to network with sponsors. And what I found over the months is that the sponsors,

    were out, even though some of them, they were based in Florida for a certain amount of time and they loved Florida, they were sort of like gun shy, if I can borrow that word, for Florida underwriting. They were afraid of the insurance costs.

    It was they were a bit right because we did over the last few years in Florida. We had a wide sort of swing in insurance costs that can really affect your deal. So I think the way to conquer a Florida transaction is to really take into consideration the fluctuation and see how you can stress test your underwriting that you can absorb ⁓ the fluctuations because you can have two hurricane one year and that can really skyrocket your insurance

    But meanwhile, just to borrow your word, Agile, ⁓ what we decided with the team is that we will look outside of Florida. So one of the disadvantages of that is we chose to assess seven markets, using data of course, and I could touch a little bit about the things that we do when we look at markets, but we would choose seven markets and then we would narrow it down to three. The first thing I did is look at where population growth is.

    And when you do that, you will see Florida is highlighted a lot, where the job growth is. That’s the next thing we would look at, right? And then we would make a decision as to, do we know people there? Because if we don’t, that’s going to be harder.

    ⁓ It’s much more advantageous. It’s really important to have people that you trust. So you can actually go and visit a property, say you want to look at something, because I know, I’m originally from the Caribbean, and I know someone who lives there and actually invests in multifamily space here.

    ⁓ So it is possible to be remote, he ensures that he knows someone who is competent to walk to property, not once or twice, but several times and has the relationship with the city councils, you know, and understanding the impact that we may have. Any sort of insurance is one thing that we need to look at, property taxes are another thing. So when we look at the market, yes, we look at the data, but we also want to, we would only narrow down to those three that we

    have the relationship on the ground. And I’m sure you’ve heard this before, lots of your interviews, relationship, relationship, relationship, location, location, location, but relationship, relationship, relationship.

    Kristen Knapp (09:21)
    Absolutely, and I know that networking is such a core value of your business and how you’ve been able to scale. Can you talk a little bit more about that? I think people kind of get nervous to network. They don’t know where to start. How have you been able to grow your network?

    Sherina Hosein (10:10)
    So I am a little bit, I approach things sort of multi-pronged. So I carried on with my institutional hat and

    I decided to tap more in the RIA space, but I have to be patient with that because the RIA that I started to interact with, the ones that I’ve met so far, they’re very comfortable still with index funds and they feel uncomfortable to get into the real estate space. So I already decided in my mind that’s going to be a patient journey, like for two years. ⁓

    So I’m used to going out there, those conferences, but what I encourage people who are probably nervous about that is just to casual meetups because, know, like say I’m a woman, you know, they might have woman meetups, you know, you can have a source of a partnership or source of an investor just by pursuing your own common interests. So, so for instance, if I like golf and I go out and, you know, I go out playing golf that

    of people might be just the ones that will be the successful partnership for me. So for instance, my first deal that I really, because I’ve been invited to co-GP and others, but this one that I’ve taken on, I…

    met that person through a CRE network virtually. So I didn’t even have to drive, you know, in Miami there’s traffic. some of these events you have to think about driving and getting there in time and what have you. But I committed to attending these virtual CRE network events every week. And it is through that network, you know, someone approached me to co-GP with them in a deal in Texas. And as I got to know him more and the sponsors more, then all of sudden that became one

    the three markets that I would draw them to because I’ve already started to learn to trust him. We have common values. We think alike. We have the analytical skills. So, you know, I think even if you’re fearful to go out there, because sometimes you go to these networking events and you go and you don’t know anyone, you know, and you don’t know who to approach or what have you. ⁓

    Some of that I went to a hedge fund. I think you may have seen it in my LinkedIn. If you look, check my LinkedIn. I went to a hedge fund association on meetup and I’m not a hedge fund, but I still went because a friend invited me. And when I walked in, I said, Oh my God, I don’t know anyone here. What am I going to do? Should I tune back out? and it was at a simulace golf simulation bar. So I actually just went there. You know, I just went, you know, and someone was teaching me tips. then from

    there just moved on like one person got come. So I think just follow your interests really. Follow the path and you will find your way. I can’t believe to your destiny. You have to be confident. What you want to pursue is actually coming to you, if you see what I mean. There are lot of times we feel that it’s bigger than ours and nervous, but we must get into that mindset. What I’m seeking is also seeking me. ⁓

    Kristen Knapp (13:18)
    Right,

    absolutely. Absolutely, think mindset is a huge part of all of this and kind of getting out of your own way and believing that you’re able to achieve the success that you want. ⁓ To kind of switch gears a little bit, I know you have a pretty interesting story of how you got into this industry, so I would love for you to touch on that.

    Sherina Hosein (13:19)
    and take that chance.

    What I’d like to actually touch on is how did I choose real estate investments, right? Because if you look at my background, it is quite multifaceted. My earlier years, which is not so much reflected on LinkedIn, was in manufacturing. My first degree is in analytical chemistry with a minor in math.

    I then pivoted to investment banking and did my MBA in finance at first. So I always start by learning when I want to pivot, by the way. I was believing going back and getting the basics, going towards the academia first so you retool yourself, so to speak. And then ⁓ through the investment bank, I met a project developer, which I became their consultant by using my financial skill set. It was to build universities in Africa, actually. So I visited Africa.

    I did a lot of the underwriting and what have you. so I was part of the executive of that group that developed the university and other real estate property. We did a hotel reposition and we did two mixed use property as well.

    And so, out of all of that, when it came to me, you know, decided to go on my own, I realized that I’ve helped two companies. One sort of like built really, was a ⁓ key part of, you know, how the firm moved from four to six employees to a peak of having almost 3000 employees at one point in time and billing AUM up to, you know, 600 million of projects. And then, and the private equity firm too, when I joined them, you know,

    they were at 200 million RUM and just with two years me bringing on more institutional investors versus you know the investor base being more retail on we were able to move that to almost you know 700 and something million. I found that that you know that I believe it I sort of like I created a self-belief you know and then I had to choose which industry do I like and I realized I love to create. I don’t know if you know you realize that

    but I’m also an author, fiction fantasy author. So I love to create in that novel set, I created worlds, I created characters. I love to create businesses. I love to create deals. And I find real estate is one of those things that you can express both your creativity, but you also need those analytical skills as well. Those sharp financial analytical skills, because I’ve seen deals where, you know, where it was, you had weak underwriting. I’ve seen deals where you could have stressed us a little

    Kristen Knapp (16:47)
    Bye.

    Sherina Hosein (16:49)
    bit more. You could have looked at the data and try to figure out the market cycle. So I just felt the marriage of those two would be ideal for this asset class. Plus I do love real estate. I lived in Dubai for nine years and it is an absolute can, it’s like a Disney world for those who love buildings and architect. So yeah. ⁓

    Kristen Knapp (17:09)
    That’s

    incredible. Yeah, I mean it definitely takes an intentional choice and that’s great that I think it’s also important to kind of have a work-life balance and have all of these passions outside of real estate. I think it probably makes you a much better real estate investor to have these other passions.

    Sherina Hosein (17:27)
    interesting because I am part of this mentorship group called Gleek and for a long time she knew I published these two books but I don’t promote it because I would think it doesn’t align with my corporate health and I think no that I’m an entrepreneur.

    you know, she’s encouraging me because I’m part of the group and you know, they do something, they influence part of my branding too. She’s encouraging me and even my multi-family mindset mastery course, they said, do not deny that aspect of you, which is an author. So eventually with my branding, I will bring back my novel. But she, the founder of the mentorship program always told me, just what you just said, Kristen, don’t deny it because it actually makes you richer.

    ⁓ executive almost, know, just to have that creative part of you, you know, encouraged to embrace it because it helps for that critical thinking, part of the decision making, you know. So thank you for that tip. ⁓

    Kristen Knapp (18:24)
    Absolutely. Yeah,

    absolutely. And kind of as you’ve been going through your career, now you’re building this incredible business. What’s something that you wish you learned earlier in your career that you can share with us?

    Sherina Hosein (18:39)
    Believe it or not, you know, it’s confidence. Believe it or not. People will be very surprised at that because they think I’m very confident.

    But it is completely different being an entrepreneur. It’s completely different. I mean, can you imagine 20 something years corporate life, you had that cushion, you had that runway. Like I don’t know if I mentioned to you earlier, when I launched my business, I’ve worked on some things for a number of months. I did prepare myself, but some things didn’t materialize in time. But I still went off on my own.

    There are lot of times that I had to, when I wake up on mornings, I had to self talk and reboot myself. It’s a completely different, it’s a recalibration of yourself. And I had to go spiritual. I did a Tony Robbins awakening, well I know about the book Awakening the Giant in You. I did, I actually have to give some credit to Tony Robbins workshop because it really helped me, because you have barriers.

    to hold back yourself. for I think, you know, ⁓ I think it’s just, you know, your self-confidence. You really I have to I had to work. That is my challenge and I continue to work on it all the time. ⁓ But, you know, whilst I’m fairly confident, I think it’s just the self-confidence and your bigger dream, because I do have big, big goals. So I think it’s just the self-confidence towards that bigger goal. Does that make sense? I hope I didn’t blabber there.

    Kristen Knapp (20:07)
    Definitely. Absolutely. Absolutely. And I think a lot of confidence,

    because I mean, it’s hard to be confident in a career you’re new in or building in. ⁓ It’s a lot about your relationship with the potential of failure. So what does that look like for you?

    Sherina Hosein (20:24)
    the relationship with potential failure.

    Kristen Knapp (20:27)
    Yeah, just whether it scares you, whether you have a good relationship with it, whether that helps you be confident.

    Sherina Hosein (20:31)
    Well, you know…

    I have thick skin. The fun that I just, and that’s probably that the experience there is what drove me to saying that, I can create, you know, a business on my own. We went through the, when my prior heart, we went through a very difficult time. took on a hotel that is three times the size that we would normally would have taken on, closed it on May of 2022.

    Kristen Knapp (20:35)
    Yeah.

    Sherina Hosein (20:57)
    you know, a debt size that is three times that we normally would have taken on. And then when we closed it in May of 2022, we experienced 11 interest rate hikes in five months, you know, and so, you know, anticipating, you know, that the interest rates would have had some sort of correction, which didn’t happen for 24 months, you know, it would be, you know, and changing your fundraising strategy to looking for a white knight. you know, it was very, very, very, very, very, very,

    someone else they said the things that we went the things I went through you know you wouldn’t get it in a PhD so I think it’s all that grit that and resilience and you know looking at how you rework an asset or a real estate transaction and things like that all of those learnings during that those difficult times I think is also what contributed to me to contribute it to me feeling so confident I can I can build this you know on my own I was really good trusted partner

    who are rigorous, who are disciplined, who ⁓ look at the market, make the decisions, communicate with their investors. ⁓ That’s so important. ⁓ So there’s a lot of things that I’ve learned that I think I can bring forward. ⁓ I think the confidence that I mentioned is not… ⁓

    Kristen Knapp (21:55)
    Yeah.

    Sherina Hosein (22:21)
    ⁓ a fear of failure. That is not the confidence. I think the confidence is that you are that big. That’s where the confidence is. It’s not a fear of failure. It’s just, and that’s where mindset is. It’s to push yourself to think that big. That’s what I’m working on. And that’s where I think I have to draw on spiritually.

    Kristen Knapp (22:29)
    Mm-hmm.

    Right.

    Yeah, absolutely, it makes so much sense and I think that’s good inspiration for everybody else. ⁓ Well with that, I mean this is such a good note to end on. Tell everyone where to find you and how to work with you.

    Sherina Hosein (22:53)
    Yeah, of course. I’m a lot on LinkedIn. So please feel free to connect me on LinkedIn. I don’t know if they got this proper spelling of my name. didn’t fully write. I should have written the last name, but it’s Sherina and then H-O-S-E-I-N. You can check out my website. I have a webinar upcoming in January 15th. Would love it you can join me. I have invited an IRA specialist. As I told you, I want to work with the…

    Sorry, the IRA specialist I invited, but I want to work with the RIE advisors to be more comfortable with real estate. That IRA specialist is going to join me and we’re going to talk about the alpha of investing in real estate and how to use your retirement account for that. So hopefully you can join me for that as well. But feel free to contact me on LinkedIn. ⁓ Kristen, I can share with my email address as well and WhatsApp.

    Kristen Knapp (23:44)
    Amazing.

    Yeah. Well, yeah, you can share whatever you want right now, but we’ll also have it in the show as well.

    Sherina Hosein (23:51)
    should I put it in the chat? How should I do this? Sorry, I’m new to this. Okay, so my email address is Sherina H. As in hotel. [email protected].

    Kristen Knapp (23:54)
    if you just want to say it out loud, yeah.

    Well awesome, thank you so much for being here Sherina.

    Sherina Hosein (24:09)
    Thank you so much for sitting with my pleasure.

    Kristen Knapp (24:11)
    And then thank you everyone for listening. hope you got some good inspiration for yourself and a lot of great takeaways. Definitely check out Sherina and we will see you back next time. Bye.

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