NH&RA Spring Developers Forum (2026)

Scott Rathbun specializes in the valuation and analysis of apartments since joining Apartment Appraisers & Consultants in 2014. He became the president and owner of AA&C in June 2021 and now oversees day-to-day operations. He is licensed as a Certified General Appraiser in Colorado. Scott is often consulted about trends in the industry and speaks about the various apartment markets in Colorado at real estate conferences and other events. He has also authored numerous articles and is quoted as an industry expert in local news media. He is an Associate Member of the Appraisal Institute. He is also a member of the ULI Colorado Multifamily Product Council. He holds a bachelor’s degree in accounting and an MBA from the University of Denver. Prior to joining AA&C, Scott spent nearly ten years in the area of forensic accounting, where he specialized in litigation support and business valuation.

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Middle-income housing remains one of the toughest challenges in today’s multifamily market, where strong demand meets limited financial feasibility. This panel brings together an allocator, developer, operator, and capital partners to explore how middle-income housing deals are getting done. 

Hear practical insights on deal structures, financing tools, and emerging strategies that are unlocking opportunities in this space—and what you can apply to your next project.

Panelists:

• Ed Briscoe, Colorado Housing Accelerator Initiative
• Hilary Cooper, OEDIT
• Shannon Cox Baker, Pennrose*
• Amy McClain, Ballard Spahr
• Willa Williford, Alterra Mountain Company

NH&RA Middle Income Program Tracker

Will Sarni is the Practice Lead, Water and Nature at Earth Finance. Prior to Water Foundry’s acquisition by Earth Finance, Will served as the firm’s founder and CEO. He was a managing director at Deloitte Consulting where he established and led the global water strategy practice. He was the founder and CEO of DOMANI, a sustainability strategy firm, prior to Deloitte.

Will is a visionary leader in corporate water and nature strategy, technology innovation, and technology investing. He is an investor in water and ag tech companies and has been a sustainability and water strategy advisor to multinationals, water technology companies, investors, and non-governmental organizations for his entire career.

Will is in high demand for his innovative view on challenging the status quo and creating significant revenue-generating and cost-saving business value by deploying water and nature stewardship strategies.

He is the author numerous publications on water strategy and innovation including the following books.

• “Corporate Water Strategies” (Earthscan 2011, and in Chinese by Shanghai Jiao Tong University Press 2013)
• “Water Tech – A Guide to Investment, Innovation and Business Opportunities in the Water Sector” (Sarni, W. and Pechet, T., Routledge 2013)
• “Beyond the Energy – Water – Food Nexus: New Strategies for 21st Century Growth” (Dō Sustainability 2015)
• “Water Stewardship and Business Value: Creating Abundance from Scarcity” (Sarni, W., and Grant, D., Routledge 2018, Second edition, 2025)
• “Creating 21st Century Abundance through Public Policy Innovation: Moving Beyond Business as Usual” (Sarni, W. and Koch, G., Greenleaf Publishing 2018)
• “Digital Water: New Technologies for a More Resilient, Secure and Equitable Water Future” (Routledge, 2021).
• “Water, I Wonder” (Sarni, W and Dunnigan, T., Outskirts Press, September 2022).
• “Oceans, I Wonder” (Sarni, W and Dunnigan, T., Forthcoming 2026)

Will is a host of the podcast Distilled by Qatium and co-host of The Stream with Will and Tom. He is on the board of Heart Water and Hydraloop, an advisor to FIDO Tech, Ketos, True Elements, and WaterMarq. He was the Chairman of the Scientific Advisory Board for the WAITRO Global Water Innovation Summit 2020 and was on the Scientific Program Committee for Stockholm World Water Week from 2013 through 2019. His advisory work includes working with the 2020 X-PRIZE (Infinity Water Prize), as a Bold Visioneer for the 2016 X-PRIZE Safe Drinking Water Team, and a Technical Advisor for the Climate Bonds Initiative: Nature- Based Solutions for Climate and Water Resilience. He is also on the Editorial Board of the Journal of Water Security. He was ranked as Worth Magazine Worthy 100 for 2022, A Key Player Pressuring Businesses to Care About Water, and one of the Top 15 Interviews In Smart Water Magazine 2019.

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Tyler Jaeckel is an executive with over two decades of experience in housing policy,
development, and program implementation at local, state, and federal levels. He was most
recently appointed as the Director of the Colorado Division of Housing. His work has focused on
creating innovative housing solutions and leveraging data-driven strategies. Notably, he led the
launch of Denver’s Supportive Housing Social Impact Bond Initiative, the city’s largest
supportive housing program which provides stable homes and services for hundreds of
chronically homeless individuals. Jaeckel has also engaged in housing policy through the U.S.
Senate Subcommittee on Housing, Transportation, and Community Development, and oversaw
the implementation of federal funds as Chief of the Office of Federal Funds and Strategic
Initiatives for the Governor of Colorado.

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Cost pressures don’t stop at closing—they evolve throughout the life of a project. This panel explores how teams are managing costs from predevelopment through operations while maintaining quality, durability, and long-term financial performance.

Panelists:

• James Haley, Urban Practice
• Aaron Lieberman, Buzze
• Brendan Lotty, OneSource Procurement
• Chris Missroon, Koelbel & Company
• Milton Pratt, The Michaels Organization*

Join Shane LaFave, Chief Operating Officer at Roers Companies, for a candid conversation on leading across the full real estate lifecycle—from development and construction to operations and team building. Drawing on nearly two decades of experience across affordable, market-rate, and mixed-use projects, Shane will share insights on scaling a growing platform, navigating today’s development challenges, and delivering projects that perform for both residents and investors.

Position your deals for success in today’s shifting equity landscape. This roundtable will explore current investor appetite, emerging trends, and what they mean for developers planning and closing deals this year. Hear practical strategies to strengthen your capital stack, mitigate risk, and maximize equity in an increasingly competitive environment.

Panelists:

• Joey Castleberry, Enterprise
• Kimball Crangle, Gorman & Company*
• Michael Gaber, PNC
• Kyle Kochtanek, U.S. Bancorp Impact Finance
• Tom Schaefer, Advantage Capital Affordable Housing

Seperate registration fee required. NH&RA Developer Members ONLY.

Start your day with a timely conversation alongside HFA leaders from the Mountain West. 

This interactive roundtable will cover: 

• How agencies are approaching project readiness, alignment, and timing for the 2026 cycles 

• Key updates on QAP priorities, policy shifts, and funding strategies 

• Practical insights to help you position your pipeline for upcoming rounds 

Whether you’re building new agency relationships or deepening existing ones, this session offers a valuable opportunity to engage directly with the decision-makers shaping affordable housing.

Panelists:

• Denise Carter, The Pacific Companies*
• Ruby Dhillon-Williams, Arizona Department of Housing
• Kathryn Grosscup, Colorado Housing and Finance Authority
• Jeanne Redondo, Housing New Mexico

As the private activity bond financing threshold shifts from 50% to 25%, the industry is rethinking how 4% LIHTC deals are structured and executed. This panel will explore how the change is impacting capital stacks, debt sizing, volume cap, and investor appetite—along with practical strategies to navigate new execution challenges and opportunities.

Panelists:

• Brian Dale, Dale Housing Partners
• Cole Froemming, Lincoln Avenue Communities
• Tyler Kalachnik, Ice Miller LLP
• Bryan Klitzke, Stifel
• Kaitlyn Snyder, NH&RA*

Today’s housing authorities are evolving beyond their traditional roles to drive development and preservation efforts. Join this discussion on how agencies are structuring financial partnerships, deploying resources, and shaping the future of affordable housing.

Panelists:

• Sam Adams, KeyBanc Capital Markets*
• Javonni Butler, Evergreen Real Estate Group
• Erin Clark, Denver Housing Authority
• Josh Gold, Nixon Peabody
• Dan Nackerman, Housing Authority of Salt Lake City

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