How Amy Kell Helped Win $172M in Housing Grants — Lessons for Affordable Housing Developers

Introduction: Why Grants Can Change the Game in Affordable Housing

Securing funding is one of the hardest challenges affordable housing developers face. Without enough capital, great projects stall, communities lose hope, and housing shortages persist. That’s why this episode of the Affordable Housing & Real Estate Investing Podcast is so important. Kent Fai He sits down with Amy Kell, a veteran grant writer who has helped organizations win over $172 million in government housing grants.

Amy doesn’t just share war stories. She reveals practical lessons developers, housing authorities, and nonprofits can apply today to strengthen their applications, build leverage, and avoid common pitfalls. Whether you’re new to grant funding or already competing for programs like Choice Neighborhoods or Family Self-Sufficiency, Amy’s insights will show you what it really takes to win.

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.

What Was HOPE VI and How Did It Lead to Choice Neighborhoods?

Amy begins by walking us through the history of HOPE VI, a grant program launched around 2000 to revitalize distressed public housing. It focused on redevelopment, reconstruction, and providing community services for residents. The program improved dozens of properties but had flaws — primarily a lack of leverage dollars. Too many projects depended solely on federal grant money without enough outside investment.

Over time, HOPE VI evolved into the Choice Neighborhoods Initiative, introduced during the Obama administration. Unlike its predecessor, Choice Neighborhoods requires:

• More money at the table from multiple sources
  
  

• Stronger partnerships with local governments, nonprofits, and service providers
  
  

• A broader scope that goes beyond the housing site to address entire neighborhoods
  
  

This shift highlights a critical lesson: federal funders want to see collaboration, sustainability, and real dollars from multiple partners, not just paper commitments.

What Are Leverage Dollars and Why Do They Matter in Grant Applications?

One of the biggest themes Amy emphasizes is the power of leverage dollars. She explains it as “other people’s money” — committed funding from cities, service providers, or tax credits. Examples include:

• A letter from a mayor pledging CDBG funds over multiple years
  
  

• A reservation letter for low-income housing tax credits
  
  

• A nonprofit committing to provide job training for residents at no cost
  
  

Leverage matters because it shows HUD and other agencies that the project is not dependent on one funding stream. It proves that multiple stakeholders are invested in the outcome. As Amy puts it, “Their money isn’t the only money in the game.” Without leverage, even strong projects often fail to score competitively.

How to Evaluate If a Grant Program Fits Your Project

Not every grant is right for every project. Amy advises starting with your project first, not chasing dollars blindly. She highlights a few steps to determine eligibility:

• Review HUD’s criteria closely — agencies often already know the type of property they want to fund.
  
  

• Gather local data such as crime statistics from police departments, poverty rates from census data, and housing quality reports.
  
  

• Conduct resident surveys or focus groups to capture tenant needs and concerns. HUD requires applicants to prove that revitalization will benefit existing residents, not displace them.
  
  

• Assess your competitive position. Large grants can cost up to $250,000 in preparation work, from architectural drawings to evaluations. Don’t pursue unless you have a real chance to win.
  
  

In short, match the grant to your existing needs and assets. Avoid the trap of shaping a project around grant criteria if it’s not a natural fit.

Key Insights from Amy Kell’s Career in Grant Writing

Amy’s decades of experience reveal lessons every affordable housing professional should note:

• Grants require a manager, not just a writer. Successful applications are project management exercises requiring weekly meetings, tracking sheets, and coordination across cities, housing authorities, engineers, and service providers.
  
  

• HUD is extremely detail-oriented. Missing one minor requirement or submitting a file with track changes can disqualify an otherwise excellent application.
  
  

• Diversity of partners matters. Don’t rely on templated support letters. Funders want authentic commitments from a range of stakeholders, each expressed in their own voice.
  
  

• Be ready to lose — and learn. Even strong teams get rejected. The key is debriefing with HUD, capturing feedback, and strengthening leverage or partnerships for the next round.
  
  

• Affordable housing development is harder than market-rate. It demands financial engineering, services for residents, and higher operational standards. But when done right, it produces long-lasting community transformation.
  
  

Best Quotes from Amy Kell

• “Leverage dollars are basically other people’s money. HUD wants to see that their money isn’t the only money in the game.”
  
  

• “If you’re missing one little element, it takes points off. HUD is picky, but for good reason.”
  
  

• “The NOFA is not a suggestion. It is the state-of-the-art knowledge of what HUD wants to fund.”
  
  

• “Affordable housing requires more skills, more partnerships, and more investment than market rate. It’s harder, but it’s worth it.”
  
  

Common Questions About Winning Housing Grants

What is the difference between HOPE VI and Choice Neighborhoods?
HOPE VI focused narrowly on public housing sites, while Choice Neighborhoods expands to full community revitalization. It requires more leverage and broader partnerships.

How can developers show leverage in their applications?
By including commitment letters for tax credits, local government funding, or service providers pledging resources. Leverage must be real, not speculative.

Are grants flexible funds that developers can spend freely?
No. Most programs assign caps, such as dividing dollars between housing, resident services, and neighborhood improvements. Funds are not fungible.

Should you chase a grant first or start with your project?
Start with the project. Take inventory of resident needs and site conditions, then pursue grants that match. Chasing dollars first often leads to failure.

Why do so many affordable housing projects fail?
Because developers underestimate the need for supportive services, property management, and long-term funding. Success requires both strong financing and strong community support.

Reinforcing Authority

This episode makes clear why the Affordable Housing & Real Estate Investing Podcast is a go-to resource. Kent Fai He consistently brings on industry experts like Amy Kell to share hard-earned lessons, actionable frameworks, and stories that matter.

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. His mission is to provide everyday investors with the tools, knowledge, and connections to build wealth while solving America’s housing crisis.