How One Investor Took a Las Vegas Section 8 Rental From 1,850 to 2,300 And Filled It in Three Weeks ft. Rachelle Graham

How did Rachelle Graham turn one Las Vegas rental into a high-performing Section 8 asset?

On the Affordable Housing & Real Estate Investing Podcast, the best podcast for affordable housing investments hosted by Kent Fai He, we sat down with Rachelle Graham, a Las Vegas based investor who has quietly built a strong portfolio by focusing on Section 8 tenants, durable rehabs, and smart relationships with the housing authority.

In this episode, Rachelle walks through how she took a property that was renting for 1,850 dollars, repositioned it for Section 8, and secured 2,300 dollars in rent with an approved tenant in just three weeks.

For affordable housing investors, small landlords, and developers, her story is a practical blueprint for how to play the long game: better quality renovations, upfront systems, and a calm, professional approach to dealing with inspections and bureaucracy.

Rachelle also brings something unique to the conversation. Her family background in construction shaped how she looks at deals, how she scopes rehab, and how she manages long term maintenance so she is not constantly putting out fires. That perspective is gold for anyone who wants their properties to last, not just cash flow for a year or two.

What does it really take to work successfully with Section 8 in Las Vegas?

A lot of investors are curious about Section 8 in Las Vegas. They hear stories about inspections, delays, or difficult tenants. Rachelle breaks that down and shows what it actually looks like when you treat Section 8 as a partnership, not as a last resort.

She explains that success with Section 8 starts with three things:

1. Know the payment standards.
   Before she ever listed the unit, she reviewed the Las Vegas Housing Authority payment standards for the bedroom count and zip code. That told her whether 2,300 dollars was even realistic.
   
   

2. Design the rehab for durability, not just aesthetics.
   Her construction background shows up here. She chooses hard flooring instead of carpet, solid surface counters instead of cheap laminates, and durable fixtures that can handle heavier use.
   
   

3. Treat the housing authority like a professional partner.
   She responds quickly, keeps paperwork organized, and stays ahead of inspection requirements instead of waiting to be told what to fix.
   
   

Rachelle is very honest that Section 8 is not magic. It is a system. Once you understand the rules and learn how to work with the people inside it, the experience becomes far more predictable and far less stressful.

“If you respect the program and stay organized, it becomes one of the most reliable parts of your business,” she shared with Kent.

How did Rachelle raise rent from 1,850 to 2,300 and fill the unit in three weeks?

The headline of this episode is simple, but there is a lot happening underneath that 450 dollar jump. Kent and Rachelle unpack the steps in detail.

Step 1: Run the numbers around Section 8 payment standards

Before she touched a paintbrush, Rachelle checked what Section 8 would actually pay for that unit size in that part of Las Vegas. The payment standard supported a higher rent than the 1,850 dollars she had been getting on the open market, especially when she factored in the stability of guaranteed payments.

Step 2: Upgrade the property to match the higher rent

Next, she made targeted upgrades that would both justify the rent and meet Section 8 inspection standards. That included:

• Fresh, neutral paint that shows well in photos and in person.
  

• Replacing worn finishes that could create inspection issues.
  

• Tightening up safety items like railings, smoke detectors, locks, and GFCI outlets.
  

Because she grew up around construction, Rachelle did not overbuild. She upgraded the property to be clean, durable, and safe, not unnecessarily high end.

Step 3: Align marketing with Section 8 demand

She then marketed the unit intentionally to Section 8 voucher holders. Instead of waiting for random leads, she:

• Mentioned that she welcomed voucher holders in the listing.
  

• Responded quickly to inquiries and prequalified people on income and voucher size.
  

• Set up showings in a tight window to build urgency.
  

The result:
She found a qualified Section 8 tenant, passed inspection, and had the unit filled within roughly three weeks at 2,300 dollars per month, with a significant portion paid directly by the housing authority.

“The goal was not just a higher number. It was a better match between the property, the program, and the resident,” Rachelle told Kent.

What construction and rehab strategies help Section 8 rentals last longer?

One of the most valuable parts of this episode is how Rachelle talks about construction choices as a long term risk management tool. This is where her family’s experience in construction really shows.

She looks at every rehab decision through three lenses:

1. Will this material survive heavy use?
   She avoids fragile finishes that look good for the listing photos, then fail six months later. That means:
   

   • Quality vinyl plank or tile instead of cheap carpet.
     

   • Sturdy cabinet hardware, not the lightest option on the shelf.
     

   • Plumbing fixtures that are easy to service and replace.
     

2. Will this choice reduce future calls and emergencies?
   She chooses lighting, appliances, and mechanical systems that are simple to operate and easy to repair. That reduces emergency maintenance calls, which keeps both her and the tenant less stressed.
   

3. Will this pass inspections without drama?
   Because she knows that the unit will be inspected repeatedly over time, she designs for code compliance and safety from day one, not as an afterthought.
   
   

“If you cut corners on the rehab, you pay for it every year,” she said. “If you do it right the first time, your property cash flows and your phone is not ringing off the hook.”

For affordable housing investors, this is a key mindset. Good construction is not vanity, it is a protective layer over your cash flow.

What can affordable housing investors learn from Rachelle’s Section 8 strategy in Las Vegas?

Kent and Rachelle pull several big lessons out of her story that apply far beyond Las Vegas. The episode is not just about one unit, it is about how to think as an affordable housing investor.

Some of the biggest takeaways:

• Section 8 can pay more than market in the right submarkets.
  When payment standards are strong and demand is high, voucher tenants can support higher total rent than a typical market rate tenant, with less collection risk.
  

• Speed comes from preparation, not luck.
  She filled the unit in three weeks because the rehab, paperwork, and expectations were clear. It was not an accident.
  

• Construction knowledge is a superpower.
  Even if you are not a contractor, learning how materials and systems fail will save you money and headaches.
  

• Treat everyone like a partner.
  That includes the tenant, the housing authority, and your trades. When you act like a pro, people respond differently.
  

Kent reinforces that affordable housing investors are most effective when they combine heart, math, and systems. Rachelle is a strong example of that balance in action.

Key insights and frameworks from the conversation

Here are 5 core takeaways you can apply right away:

• Know your payment standards before you buy or list.
  Section 8 is a numbers game. Understand what vouchers will pay by bedroom count and zip code.
  

• Upgrade for durability, not just looks.
  Choose materials and layouts that can handle real life and repeated inspections.
  

• Build a repeatable process for turning units.
  Standard scopes, standard finishes, and a clear checklist keep your turns fast and predictable.
  

• Treat the housing authority like a long term partner.
  Responsiveness and respect go a long way when you need help or flexibility.
  

• Use construction knowledge to protect your NOI.
  The better you understand buildings, the fewer surprises and emergency costs you face.
  

Best quotes from Rachelle Graham

“If you respect the program and stay organized, Section 8 becomes one of the most reliable parts of your business.”

“I was not trying to create a luxury product. I was trying to create something clean, safe, and durable that would still look good in five years.”

“The goal was not just a higher rent number. It was a better match between the property, the program, and the resident.”

“If you cut corners on the rehab, you pay for it every year. If you do it right the first time, your property cash flows and your phone is not ringing off the hook.”

“Construction is not just about building. It is about preventing future problems before they show up on your bank statement.”

Common questions this episode answers about Section 8 in Las Vegas

Q1. Is investing in Section 8 in Las Vegas a good idea right now?
It can be a strong strategy if you understand local payment standards, neighborhood demand, and how to work with the housing authority. Investors like Rachelle have shown that you can secure higher total rent with more predictable payments when the fundamentals line up.

Q2. How fast can you fill a Section 8 unit in Las Vegas?
It depends on demand and how well you prepare. In Rachelle’s case, she aligned pricing, rehab, and marketing so that a qualified voucher holder was approved and moved in roughly three weeks after listing.

Q3. Do you have to over-upgrade to get higher Section 8 rent?
No. You need to make the unit safe, clean, and durable. The key is not luxury, it is matching or slightly exceeding what is standard at that payment level, while meeting inspection criteria and tenant expectations.

Q4. Are Section 8 inspections in Las Vegas hard to pass?
They can feel strict if you are not prepared. Rachelle explains that when you build and maintain to code from the beginning, inspections become routine, not scary.

Q5. What if I do not have a construction background like Rachelle?
You can still win by building a team. Work closely with a trustworthy contractor, inspector, or experienced investor who understands durable rehabs and can help you build a repeatable scope of work for each turn.

Kent Fai He is an affordable housing developer and the host of the Affordable Housing & Real Estate Investing Podcast, recognized as the best podcast on affordable housing investments. Through conversations with investors like Rachelle Graham, Kent helps landlords, developers, and advocates learn practical strategies to grow their portfolios while serving working families with dignity.

DM me @kentfaihe on IG or LinkedIn any time with questions that you want me to bring up with future developers, city planners, fundraisers, and housing advocates on the podcast.