Staff

David Cottingham is the Chief Operations Officer for Housing on Merit. With over fifteen years of experience, David has served as a real estate portfolio, finance, and risk management executive representing private, local, and federal government entities, including the Federal Aviation Administration, the U.S. Government Accountability Office, and the U.S. Department of State.  He has expertise in the development and management of commercial real estate portfolios from strategic development through completion with over $25B in completed projects.

David is a recognized Member of the Royal Institute of Chartered Surveyors (MRICS) and active participant in both the Building Industry Association and the Commercial Real Estate Developers Association.  He is an associate of the Project Management Institute, the Urban Land Institute, and the Appraisal Institute.  As a certified general appraiser, David has valuated over 100,000 properties, including numerous special use properties, such as power plants, sewer and water treatment plants, natural gas pipelines, and communications towers, as well as traditional commercial and residential properties.

He received his Bachelor of Science from Indiana State University in Human Resource Development and a Master of Professional Studies in Real Estate Finance from Georgetown University. In 2019, David completed the Certification of Negotiations Mastery program at the Harvard University Business School.

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As the Vice President of Real Estate Development at Housing on Merit (HOM), a role he stepped into on May 15, 2023, Miguel Garcia brings an extensive background in real estate development, portfolio management, and architecture. Miguel Garcia is motivated by HOM’s commitment to preserving and developing affordable housing, which perfectly aligns with his experience in managing high-economic impact projects and implementing strategies to maximize policy objectives.

Prior to his role at HOM, Miguel Garcia excelled as the Portfolio Manager at the DC Department of General Services. His expertise in entitlements, budget management, and government proposal writing, combined with a deep understanding of architecture and construction, made significant contributions to the department.

Miguel Garcia’s impressive career includes a position as a Real Estate Project Manager at the Maryland Department of Transportation, where he honed his skills in transit-oriented development. He previously held a similar role at the Office of the Deputy Mayor for Planning and Economic Development, supervising significant transfers of District-owned real property and advising executive leadership on strategic real estate projects.

The span of his career extends to the Department of Defense, where he monitored technically advanced construction projects at the Pentagon as a Project Manager for AECOM. His robust contract negotiation skills, acquired from extensive training, enabled him to make strategic acquisitions, ensuring the smooth execution of various projects.

His international experience is also notable, managing the fit-out for a five-star hotel in Kigali, Rwanda, while coordinating with diverse teams. He also held a role as an Owner’s Representative in Lima, Peru, upholding international quality control protocols for Class A offices and hospitality buildings.

Throughout his career, Miguel Garcia has demonstrated a commitment to safety, illustrated by his certificates in Adult First Aid/CPR/AED from the Red Cross and training in OSHA Hazardous Communication.

In his role at HOM, Miguel Garcia applies his vast experience and skills to develop strategies that align with the organization’s mission to create a bridge to permanent affordable housing. Leveraging his mastery in overseeing complex building processes and his keen understanding of local regulations and environmental issues, Miguel Garcia is set to drive impactful initiatives at HOM.

Joining fellow executive staff members like Jennifer Litwak and David Cottingham, Miguel Garcia is thrilled to further the cause of Housing on Merit. Given his extensive background and track record of success, Miguel Garcia is poised to play a significant role in shaping the future of affordable housing, and he looks forward to making a tangible impact on the community.

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Charly Ligety leads Housing on Merit’s research and development initiatives forming new and collaborative ways to build more affordable housing across the U.S. In addition, Charly is the Managing Director of The Housing Innovation Collaborative (or “HICo”), a global housing development research platform, sponsored by HOM, that showcases the latest design, finance, and policy solutions to address the housing affordability crisis across the world.

Prior to joining HOM, Charly worked in the commercial real estate finance industry for over 10 years, working for a boutique real estate private equity firm as an analyst prior to joining Wells Fargo’s Commercial Real Estate Group as a Relationship Manager in Los Angeles. In that role, Charly developed new business relationships with large investment firms and developers and managed a $400 million loan portfolio, which included underwriting and managing value-add and construction loans on a range of property types throughout the U.S.

Charly graduated with honors from the full-time MBA program at University of Southern California’s Marshall School of Business in 2018. While in graduate school, Charly became a published author of “Let’s Do Us”, an interactive conversation guidebook for couples, which he co-authored with a former colleague. Charly earned his Bachelor of Arts from Dartmouth College, majoring in Geography and Economics. At Dartmouth, Charly was a varsity member of the nationally ranked Division 1 Dartmouth Ski Team. As a native of Park City, Utah, Charly is still a passionate skier and mountain biker. Charly enjoys exploring his adopted city of Los Angeles, along with biking, hiking, and long walks on the beach with his wife and son.

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Daniel Rubin provides support for Housing on Merit’s Resident Services program, ensuring residents all around the country are able to thrive.  Prior to joining Housing on Merit, he worked as a case manager for the San Diego LGBT Community Center.  He played a direct role in helping dozens of young people and families access permanent and stable housing. Daniel graduated summa cum laude from Cornell University with a Bachelor of Arts in English and Sociology.  He received a Master of Arts in Sociology from Northwestern University.  His Master’s thesis analyzed how increasing legal rights impacts the fight for broader societal acceptance of minority communities.   When not working, Daniel can be found taking his pug, Biscuit, for a walk, baking a cake, or rooting for Bay Area sports teams.

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Stacey Fisher is the Director of Compliance and Transactions with over 25 years of experience in Affordable housing and property management. Stacey oversees all compliance and transactions and remains current on new law, regulations, and changes to the multifamily housing programs. Stacey joined Housing on Merit in 2022. She specializes in the following programs: BOND, LIHTC, Tax Abatement/Welfare exemptions, project-based and tenant-based Section 8, HUD 202/811, PRAC, RD, HOME, and CDBG funding.  Additionally, she establishes compliance procedures and develops organizational strategies to ensure the company complies with all federal, state, and local regulations.  Prior to her role with HOM, Stacey performed Management and Occupancy reviews (MOR), on-site audits and lease-ups for multiple management companies all over the U.S., completed Annual Owner’s Certifications (AOC’s), and resident file audit approvals. Ms. Fisher’s professional designations are Housing Credit Certified Professional (HCCP) through NAHB, (National Association of Home Builders), Assisted Housing Manager (AHM ), Tax Credit Specialist (TCS), and Tax Credit Compliance Systems (TaCCs). She is passionate about serving those in need of quality and affordable housing.

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Michael Copley is primarily focused on originating investment opportunities and raising capital for Housing on Merit. To that end, he is responsible for managing relationships with mortgage lenders, brokers, owners, and equity providers across the country to facilitate Housing on Merit’s acquisition objectives. Prior to his current role, Michael most recently has worked to develop non-profit modular multifamily housing using City voucher programs to rent to low income tenants and ex-homeless Veterans. Michael’s previous work includes 20 years of sales experience in residential and commercial developments, investing in class C & D residential and multifamily rehab projects, and consulting homeowners on how to finance and install State approved modular ADU’s (granny flats). Michael’s philanthropic achievements include partnering with San Diego Housing Commission to write landlord incentives for accepting voucher tenants, sitting on the board of PATH Connections Homeless Housing for 8 years, and running a non-profit committee for his local Town Council for which he raises funds to permit free public events such as Movies and Family Days in coastal parks.

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Ziba Youssofi-Nayab is a Compliance Associate in the Real Estate division for Housing on Merit. She provides support for Housing on Merit’s Compliance Project Manager and is responsible for administrative and compliance related tasks. Ziba graduated from Cal State San Marcos with a bachelor’s in finance. She has over 15 years of experience in Real Estate and Retail Banking Management. Prior to joining Housing on Merit, she managed the Real Estate Contract Compliance department in one of the largest independent brokerages in the country. In her spare time, she volunteers at her local community center to help immigrants and refugees feel welcomed by providing support and mentorship.

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Rose Ty provides support for Housing on Merit’s Executive Director to oversee that administrative operations run smoothly and efficiently. She is passionate about initiatives to resolve the housing and homelessness crisis, increase affordable housing efforts, and address racial inequity in homeownership. Rose graduated from San Diego State University with a Bachelor’s in Sociology. Prior to joining Housing on Merit, Rose served as a volunteer case manager with Mustard Seed Project for those experiencing or at risk of homelessness. Outside of work, Rose loves listening to RnB, skating, volunteering, and leveling up her chef skills in the kitchen.

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Aleksandar Markovic (Alex) is an Analyst in the Real Estate Development division of Housing on Merit. In this role, he is responsible for providing research support, financial analyses and acquisition due diligence for the company’s Vice President of Real Estate Development. Alex has experience evaluating a variety of property types, including multifamily, commercial, mixed-use, and development assets. Prior to his career in real estate, Alex worked as a Project Manager in the field of international business development. During this time, he helped clients obtain investor visas, such as E1, E2, L1, H1B, and EB5. Academically, Alex earned a bachelor’s degree in Business Administration from Saint Xavier University in Chicago, with studies focused on finance and marketing. While attending, he was awarded numerous scholarships, graduating with honors.

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Beverly Jackson has a long history working in social services coordinating and directing programs in underserved communities focusing on senior mental health, advocacy, services as well as HIV treatment and prevention.  She developed the Electric University for San Francisco Network for Elders, providing power safety for homebound seniors and spearheading the Healthy Neighborhood Initiative for seniors and people with disabilities on the San Pablo Ave corridor of Oakland, California while at the East Bay Asian Local Development Corporation.

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Kaelor was born and raised in South Carolina. She took interest in helping vulnerable populations at an early age when she began volunteering for an assisted living facility in the 6th grade. The volunteering did not stop there, as she went on to volunteer for the Boys and Girls Club, Soup Kitchens, Churches, Recreational Parks, and many other organizations to help the community. Kaelor studied Social Work and obtained her BSW from South Carolina State University. Go Bulldogs! She then went and obtained her MSW in an accelerated 10-month program at the University of South Carolina. Go Cocks! She has a passion for working with children and families and has a heart for assisting vulnerable populations, no matter the age or social background. In her free time, she enjoys spending time with family, being a wife and mother, traveling, volunteering within the community, and cooking.

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Carmen Asturias is a Resident Service Coordinator at Springville Seniors. Her personal goal as such is to provide a pleasant, safe and healthy environment for the Springville family. Her mission is to connect individuals with enriching activities that promote physical wellness, enjoyable mental ventures, and entertaining social events for the enrichment in life.

Her Degree in Radio/TV Communications, combined with her passion and expertise for fitness has giving her the opportunity to play an influential role through the radio waves across the glove to one on one as fitness personal trainer. Carmen has been involved in the community creating entertainment activities, fashion shows, arts, drama, dance and exercise activities while raising her children which is her greatest pride. Her ability to communicate with the heart has earned her awards in improvisation speech. Her Motto: “Love is a Verb” and she uses that name when participating in the Great Cycle Challenge which unites her joy of bike riding with her desire to help others in need. She loves nature and spending time alone as much as being involved in social events.

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Yeping Tran is a third-year student at Sacramento State University, majoring in Health and Human Service.  Her passion is working with seniors, and as a Resident Services Coordinator is gaining more experience and skills to better serve seniors.  She also volunteers at the University of California, Davis Hospice Program every week, visiting hospice patients in their home and spending time doing small chores, reading, and providing companionship. During the pandemic, she supports hospice patients by sending cards and making phone calls.  In her spare time, Yeping likes to go hiking and connecting with nature.

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Leticia was born in Mexico and immigrated to the U.S. with her family at a young age.  In the late 90’s, she moved to San Diego and enrolled in San Diego State University’s Social Work program where she obtained her Bachelor’s.

In addition to ample experience working with youth, she has spent time volunteering in the community by helping provide meals for unhoused residents, volunteering for Mamas Kitchen, and delivering meals to homebound individuals battling chronic illnesses.  She most recently worked in a retirement community for the past 15 years. Listening to the many life experiences and stories from residents was extremely valuable and rewarding for her. She decided to join HOM in order to work directly with underserved communities in San Diego and help bridge access to services due to language barriers. When she isn’t working, Leticia enjoys traveling and learning the history of new places.

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Madison is a recent graduate of the University of California, San Diego, Global Health Program.
The combination of her rigorous studies and inherent passion, drives Madison to ensure equity,
social justice, and health as a human right. She is committed to leveraging her knowledge,
courage and voice to advocate for those within the Inland Empire communities seeking to
improve their wellbeing. As part of her commitment to ongoing professional development,
Madison is on a path to further her education as a Public Health Master’s student at California
State University, San Bernardino. Madison looks forward to joining forces with those that have
similar passions and creating positive social change within her community.

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Felicitas graduated from San Francisco State University with a bachelor’s in criminal justice. She is passionate about ongoing issues such as mental health, housing, and women’s needs. She hopes to play a role in the creation of policies surrounding these issues to improve people’s lives and create equal benefits for everyone. To achieve this, she is working toward attending grad school for public administration on mental health and housing. During her spare time, she loves to read and enjoy the outdoors. She is an avid jogger, and regularly goes on camping trips during the summers to Mammoth Lakes.

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Steven brings his passion for education and proven teaching methods to Housing on Merit as the Resident Services Coordinator for our community in Fresno. He has been a math and science educator for 22 years at various academic organizations in southern California and uses his background in mechanical engineering as a compass to lead others towards STEM careers.  He enjoys helping others find the right trajectory for their purpose and encourages them to test the limit of their capabilities.  He is currently enrolled in a California credential program to teach math at the high school level and beyond.  Steven spends his leisure time exercising, going on nature walks, and spending time with family.

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