Roberto Delgado: Leveraging Two Decades of Corporate Finance and Real Estate Experience
Roberto Delgado has spent nearly 20 years structuring sale-leasebacks across a wide variety of industries, real estate types, and geographic markets. His career in corporate finance and real estate has provided him with a deep understanding of how to structure complex transactions, and this expertise has become invaluable in his current role at Scioto Properties, particularly in managing and financing residential care facilities.
“I’ve been structuring sale-leasebacks across different industries, real estate types, and geographies for about 20 years,” Delgado explains. “This background in corporate finance and real estate is very helpful in the way Scioto structures transactions right now. We can build creative and customized structures for providers, tailored to the unique needs of their operations and patients.”
This combination of finance expertise and hands-on real estate knowledge allows Scioto to support healthcare providers in ways that go beyond traditional real estate transactions. Delgado’s experience equips him to think strategically about how residential care facilities are designed, financed, and integrated into broader care models, making a tangible difference in patient outcomes and provider efficiency.
The Rise of Single-Family Residences as an Asset Class
Scioto Properties began acquiring residential care facilities in 1999, long before single-family residences (SFR) were recognized as an institutional asset class. At that time, the concept of treating homes as institutional investments was far from mainstream. It wasn’t until the 2008 financial crisis that SFR emerged as a recognized asset class, driven in large part by institutional investors purchasing large inventories of vacant homes in major metropolitan markets and renting them out.
Two key developments helped propel SFR into the institutional spotlight. First, the financial crisis created a glut of vacant properties that investors could purchase at scale. Second, technological innovations in property management allowed companies to efficiently manage large numbers of rental homes. These innovations enabled SFR investors to scale operations, consolidate portfolios, and even form publicly traded companies, solidifying SFR as a legitimate institutional asset class.
The trend shows no signs of slowing. In 2008, there were 36 million rental homes in the U.S.; by 2025, that number has grown to 44 million. With housing prices continuing to rise, many potential homeowners cannot afford down payments or ongoing homeownership costs. For healthcare providers, particularly those delivering long-term care, residential care facilities provide a low-density, home-like environment that fosters patient well-being and encourages integration into the surrounding community.
Supporting Providers Through Real Estate Strategy
Scioto Properties supports two primary groups of buyers: healthcare providers and private equity sponsors. The company’s services fall into two main categories: financing and real estate solutions.
For healthcare providers, Scioto dedicates specialized teams to identifying properties that balance both positive patient outcomes and economic efficiency. “Provider organizations are not usually staffed with capital markets real estate specialists,” Delgado notes. “We provide that expertise, helping providers expand across regional markets and navigate the complexities of property acquisition, financing, and modification.”
In addition to property identification, Scioto assists providers with renovations and customizations necessary for long-term residential care. When the property requires more extensive modifications, Scioto can also build new residential care facilities, tailoring design and construction to the unique needs of each provider. This ensures that facilities are not only compliant and functional but also conducive to good outcomes for patients.
Private equity sponsors primarily engage Scioto for financing services, including real estate sale-leasebacks that are often part of larger M&A transactions. Scioto also helps sponsors fill markets by acquiring properties and leasing them to portfolio companies, and in some cases, building de novo residential care facilities to meet specific operational needs.
Bringing Value to Behavioral Health
Scioto’s deep experience in intellectual and developmental disabilities (IDD) and traumatic brain injuries (TBI) has positioned the company as a leader in creating residential environments that drive positive outcomes. Delgado emphasizes that the same approach is being applied to behavioral health: “We help providers move clients from institutional settings into more residential ones. These settings can be single-family homes or low-density campuses, often serving as step-down facilities after initial treatment periods.”
By providing care settings that feel like home, Scioto supports not only clinical outcomes but also the mental well-being of residents. These environments allow for individualized care and a smoother transition from intensive treatment programs to independent living, all while maintaining economic efficiency for the provider. This is why residential care facilities remain a key focus of Scioto’s strategy.
Property Targets and Renovation Strategies
Scioto focuses primarily on residential care facilities with 20 beds or fewer, whether they are stand-alone structures or part of a campus. These properties can also be integrated with rehabilitation facilities, offering a comprehensive approach to long-term care. Currently, Scioto operates in 40 states and manages approximately 2,000 properties.
Providers’ approaches vary depending on their target markets. Higher-end providers often operate luxury residences or purpose-built campuses designed to attract clients seeking premium services. Providers serving lower-income populations, on the other hand, may adapt existing structures to meet their needs. Scioto is uniquely positioned to support both strategies, enabling providers to expand offerings across diverse markets and ensuring that residential care facilities meet both operational and patient care objectives.
Key Real Estate Trends in Behavioral Health
Several key trends are shaping the healthcare real estate landscape. Rising construction costs and labor shortages have made building new facilities more expensive and time-consuming. For providers, this means that renovating existing residential care facilities is often a more practical and cost-effective option.
Renovations can be fully customized to meet the needs of residents and providers, and can typically be completed in months rather than years. This approach allows providers to begin serving clients—and generating revenue—more quickly than through new construction. While construction costs may eventually stabilize, current market conditions make renovations a strategic focus for most providers.
Strategic Advice for Care Providers
Delgado offers a clear recommendation for providers looking to prepare for the future:
“The top strategy that care providers should employ in 2022 to best prepare for 2023 is to find efficiencies in their real estate footprint that ultimately lead to better outcomes.”
By carefully evaluating their properties, optimizing operational layouts, and leveraging financing and renovation strategies, providers can create environments that improve patient care while maintaining economic sustainability. Scioto’s expertise in both residential and specialized healthcare real estate enables providers to implement these strategies effectively, ensuring that residential care facilities are both functional and patient-centered.
Conclusion
From the evolution of single-family residences as an institutional asset class to strategic renovations and financing solutions for healthcare providers, Scioto Properties demonstrates how deep real estate expertise can transform the behavioral health landscape. By leveraging years of experience in corporate finance, IDD, TBI, and rehabilitation settings, Roberto Delgado and his team help providers create residential care facilities that feel like home, support long-term care, and drive better outcomes for patients.
Whether through targeted property acquisition, tailored renovations, or innovative financing structures, Scioto continues to provide value for providers and investors alike—helping to reshape healthcare real estate and improve the lives of those receiving care.
