Della Henry · Co-Founder, Be Nice Hospitality
Run profitable co-living and mid-term rentals in the Southeast.
12 co-living and mid-term units. 5 cities. 8 years of doing this every single day. If you are building a rental portfolio by the door in Atlanta, Charlotte, Nashville, Savannah, or Birmingham, you are in the right place.
You have 3 doors. Book a working call with Della. Take the full course. Or pull what you need from the free resource library. Pick the one that fits where you actually are right now.
No discovery-call sales theater. Calls are working sessions.
8
Years running co-living and MTR
12
Units in active operation
5
Southeast cities
92%
Trailing 12-month occupancy
The Southeast play
Most co-living coaches do not run units in the Southeast.
Here is the truth. The loudest co-living and mid-term rental teachers online operate in Phoenix, Dallas, or Boise. Their playbooks work there. Imported to Atlanta or Charlotte without adjustment, they leak money every month.
The Southeast plays different. Permitting is fractured city by city. HOA boards move fast on STR restrictions. And the dominant co-living and MTR demand here is travel nurses, corporate relocations, and insurance displacement contracts. Not digital nomads chasing wifi and a hot tub.
If you are buying a generic course or taking advice from someone who has never closed a deal in Georgia, you are guessing with your money.
Della built her portfolio in this region. The system she teaches is the same one she runs every Monday morning. Not a framework. The actual playbook.
3 doors
Pick the door that fits you today.
Most people start with the course or the free library. They book a call later, once they have a specific deal, a unit that is underperforming, or a regulatory question they cannot get a straight answer to. Start where you are.
Want everything in one place instead? The co-living hub collects the tools, the course, the weekly live, and the gear list on a single page.
Work directly with Della
Book a 1:1 Call
30 focused minutes on your portfolio, your underwriting, or your operating question. No upsell theater. If she cannot help, she tells you on the call.
→Bring a specific deal, unit, or question
→Walk away with next-step clarity
→Limited slots each week
Learn the full system
Room to Rental Riches Masterclass
The full operating manual. 12 modules, video led, fully self-paced. 500 dollars, lifetime access, no Masterclass schedule pressuring you. Watch on your couch in pajamas.
→Property selection through scaling
→Southeast regulatory deep-dives
→SOPs, templates, vendor lists
Start free
Browse the Resource Library
Checklists, market briefs, vendor templates, and articles Della has written from real operating reps. Free. No email wall on most of it. Use what you need.
→First-unit underwriting checklist
→City-by-city regulatory primers
→Travel nurse listing teardowns
Della’s book
Read the whole system for $32.
Not ready for the course or a call? The Blueprint is Della’s full operating manual in book form. Start there, then upgrade when you want someone in it with you.
How she got here
From 1 Atlanta unit to a Southeast operating system.
Della did not start out planning to teach. She started trying to make a single rental house pay for itself. The short version is below. The long version lives inside the course.
Before the portfolio
U.S. Army. Then private-sector operations.
Della spent her early career inside systems that did not forgive sloppy execution. That training shows up in how she runs a portfolio today. Checklists. Vendor SLAs. Standing Monday meetings. And a refusal to confuse hustle with operating leverage.
The first unit
A craftsman in southwest Atlanta. And a hard lesson on STR.
She started where most people start. Weekend short-term rentals on the big OTAs. The numbers worked on paper. The operations broke them. Inside 18 months she pivoted hard to 30 day plus stays, leaning into travel-nurse demand at the hospital corridors south of I-20. The cash flow stabilized. Her weekends came back.
The portfolio today
12 units. 5 Southeast cities. 1 playbook.
The portfolio is mixed. Co-living arrangements that serve corporate housing contracts. A handful of owned units. A couple of rental arbitrage agreements with seasoned landlords. What ties it together is the operating system. The same SOPs run every door, regardless of city.
Why she teaches now
Because bad co-living and MTR advice is costing operators real money.
Della built the Room to Rental Riches Masterclass and the resource library because she got tired of watching new Southeast operators pay tuition to people who have not run a real portfolio in years. The course is the manual she wishes she had in year one. Nothing more, nothing fancier than that.
What Della brings
6 skills. All earned in the field.
Co-Living and Mid-Term Operations
Cleaning, turns, vendor SLAs, maintenance routes. Built for rooms rented by the door and 30 day plus stays, not weekend Airbnbs. The same playbook keeps a 12-unit Southeast portfolio running with 1 full-time hire.
Demand Sourcing Beyond the OTAs
Travel nurse agencies, corporate housing brokers, insurance displacement contracts, and direct relocation channels. Where the real co-living and MTR money lives in Atlanta, Charlotte, Nashville, Savannah, and Birmingham. How to turn an inbound inquiry into a 6-month contract.
Southeast Regulatory Navigation
Permit pathways, STR vs MTR carve-outs, HOA workarounds, and the city-by-city traps that quietly sink new operators. State-specific, not generic.
Pricing & Length-of-Stay Math
When to discount for 90 days. When to hold. How to model the trade-off in 5 minutes on a napkin. The math that keeps a portfolio at 92 percent occupancy without becoming a commodity.
Guest Experience Systems
Pre-arrival, mid-stay, departure. The touchpoints that turn a 6-month medical contract into a renewal plus a referral. Tech stack and SOPs included.
Underwriting Southeast Properties
What to actually look for when you are buying or leasing for co-living or MTR. The 3 numbers that matter, the 5 neighborhoods worth a hard look right now, and the deal-breakers that never show up on a pro forma.
“Della is the only co-living coach I have worked with whose answer to a hard question was not a slide deck. It was a spreadsheet from last Tuesday with her own numbers on it.”
1:1 client · Charlotte, NC
Common questions
Before you book.
Is this only useful if I operate in the Southeast?
The operating system works anywhere. Cleaning SOPs, vendor playbooks, pricing logic, guest experience tech. All of it travels. The regulatory and market modules are Southeast first because that is where Della runs her units and where her numbers are real. If you are in Phoenix or Boise you still get most of the value. You just do your own legal homework for your city.
What is the difference between booking a call and buying the course?
The course is the system. 12 modules, $500, lifetime access, fully self-paced. A call is 1 focused hour on your actual portfolio. A deal you are underwriting. A unit bleeding cash. A regulatory question you cannot get a straight answer to. Most people take the course first and book a call once they have specific questions.
I am brand new. Do I need to own units already?
No. The first 3 modules of the Room to Rental Riches Masterclass walk you through property selection and underwriting for people who do not own a single door yet. The free resource library has a starter checklist if you want to see how Della thinks before you spend a dollar.
Why Della instead of any other co-living or MTR coach?
Because she runs the units she teaches you about. 12 units. 5 Southeast cities. All co-living and mid-term. All hers or under her management. When she tells you how a corporate housing inquiry converts in Atlanta in October, it is because she just closed one.
How fast can I expect to see results?
Depends where you start. Operators with units already running see pricing and length-of-stay wins inside 30 days of applying the course. Acquisition-stage operators are working a longer clock. 3 to 6 months to a first co-living or MTR-ready unit is realistic. Faster if your capital is ready.
Will Della work with me long term?
Not as a traditional coach with a 6-month retainer. She does one-off working calls because that is honestly what most operators need. If you want ongoing eyes on a portfolio, the Be Nice Hospitality team offers that separately. Ask on the call.
Your move
Stop reading. Get on the calendar.
The next 30 minutes with Della will save you months of guessing on Southeast co-living and MTR. Bring the question, the deal, or the unit that is keeping you up. Walk away with a plan.