New Houston startup pivots to provide relief for small businesses struggling to pay rent

HOUSTON INNOVATORS PODCAST EPISODE 27

Josh Feinberg's fintech startup might be a solution to your lack of capital amidst the COVID-19 crisis. Photo courtesy of Tenavox

Josh Feinberg hates security deposits. It's a sum of money sitting in an account, not earning interest and not doing either the landlord or the tenant any good.

That's why Feinberg and his co-founder, Marissa Limsiaco, created Otso. The duo previously founded Tenavox, an online portal for commercial real estate listings for brokers to generate leads, and have now launched this fintech platform that provides landlords with an alternative to cash security deposits.

Feinberg teamed up with Euler Hermes, a 135-year-old credit insurance company, to create Otso, and the credit company backs the lease performance of each tenant that is approved by Otso. The transaction calls for a fee added to the rent, but no large cash deposit would be required.

Both landlords and tenants can apply for Otso, and the process can be done with a new lease or an addendum for existing leases — something that Feinberg sees as an opportunity considering the financial burden COVID-19 has put on startups and small businesses.

Feinberg tells the Houston Innovators Podcast that, while he originally envisioned Otso to be a new deal product for landlords to offer an alternative to cash deposits, he saw the tool as an opportunity for small businesses struggling to pay rent that have a shortage of liquidity. He tossed out the original marketing plans and pivoted to present Otso as that liquidity solution for small business tenants.

"The cool thing about having a startup is that, unlike a big business, you can be really nimble," Feinberg says in the episode.

The COVID-19-caused crisis has rocked the commercial real estate industry. On a recent call with around 30 brokers, Feinberg says none of them had made a deal in the past month.

"This is the first time I've ever seen the entire market basically grind to a halt," he says.

On the episode, Feinberg shares some advice for startups worried about their relationship with their landlords. He stresses how important communication and tapping into resources available online like Otso, which has a slew of info online.

"Real estate is a team sport," Feinberg says. "You need these advisers now more than ever — talk to your landlord and your broker."

There's no doubt for Feinberg that the country is going to recover, and the biggest question marks are regarding timeline. Ultimately, innovative companies will pull through and might even be better for the challenges overcame.

"Great companies are built during crises — that's been true for a very long time," "There are smart people working on big problems no matter what the economy or outside markets are doing. And when they are able to survive periods like this, they come out significantly stronger than their competitors and weaker or outdated concepts."

Feinberg joins the Houston Innovators Podcast to discuss Otso, advice for startups keeping lean, and where the government's next round of relief should go to. Listen to the full episode below — or wherever you get your podcasts — and subscribe for weekly episodes.

Houston small businesses are struggling to pay their rent with doors closed and operations ceased — but where should the relief come from? Getty Images

Houston small businesses and landlords grapple with rent relief options during COVID-19 crisis

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It's not too huge of an assumption to make that many Houston startups and small businesses failed to pay their rents in full yesterday. Since the city's stay-at-home mandate on March 24 — and even preceding that — most businesses have seen a slowdown of revenue as a result of COVID-19-caused business disruptions.

Business owners are frantically looking in their leases and searching online to see what rights they have and what sort of protection they have in such an unprecedented time.

"People are confused. They don't know what to do, and finding information is hard," says Meredith Wheeler, co-founder and chief creative officer of Sesh Coworking, which opened earlier this year.

Wheeler and Sesh's co-founder, Maggie Segrich, have created a petition to get on the radar of local elected officials to challenge them to pass legislation to protect small businesses in this time.

"At the end of the day, it would be so wonderful and idealistic to say that we could rely on the niceties and the moral compasses of our landlords, but it's probably not true for everyone and so that's why we need legislation to dictate what is right," Wheeler says.

But landlords are also in unchartered territory, says Josh Feinberg, who has worked in Houston as a commercial real estate broker and co-founded CRE tech platform, Tenavox.

"There's this idea that there's this acrimony between tenant and landlord, and I think, as a former broker, we're set up that way to get our side the best deal. But in reality, that's just not true," Feinberg says. "The majority of commercial real estate is owned by regular people — not usually some faceless, gigantic corporation."

And they have a piper to pay too, Feinberg adds. Ninety percent of CRE is owned by debt, he says. If the government steps in anywhere, it should be on the lender level, as well as creating some sort of tax relief.

"If there's any relief here, it's going to have to come from lenders, and I think you'd hear that from owners and brokers," Feinberg says.

In somewhat convenient timing, Tenavox has recently co-founded a new company that provides a bit of a solution for small businesses. Otso provides landlords with an alternative to cash security deposits. Traditionally, deposits are held onto by landlords — they aren't legally allowed to spend it unless the tenant defaults.

"In general, I think cash deposits are wasteful," Feinberg says. "It's critical capital that the business can hire with, invest, and use."

Tenavox teamed up with Euler Hermes, a 135-year-old credit insurance company, to create Otso, and the credit company backs the lease performance of each tenant that is approved by Otso. The transaction calls for a fee added to the rent, but no large cash deposit would be required.

The tool can be used on new leases, and, in light of the current situation, Otso can also be used to create an addendum in existing leases so that the tenant can get back their deposit and use it in this time of crisis. Either landlord or tenant can apply online and hear back that same day — Feinberg says he's focused on a speedy response to help get this deposit money back to the tenant.

"If we can get some liquidity back into the hands of the business, they have some a better chance of survival," Feinberg says.

Other than looking into Otso, Feinberg has some other recommendations for small business owners. He says they should be applying for relief from the Small Business Administration, which has more money to dole out than they have ever had. And, as it pertains to working with their landlords, communication is key. Show financials and specific information — like what March 2019 looks like compared to 2020 — so that landlords can take that to their lenders.

"An unprecedented crisis is going to require unprecedented solutions," Feinberg says.

These three movers and shakers in innovation are ones to know going into this week. Courtesy photos

3 Houston innovators to know this week

Who's Who

This week's Houston innovators to know covers all the bases, from a freshly started startup to one that closed a multimillion-dollar raise. Here's who in Houston innovation that you need to know.

Joe Alapat, CEO of Liongard

Houston-based Liongard has fresh funds thanks to a $4.5 million round. Courtesy of Liongard

Joe Alapat has something to celebrate. His Houston-based startup, Liongard — an Information Technology automation and management company — closed its Series A round of funding with an oversubscribed $4.5 million.

"This investment will help us accelerate development and integrations to create additional visibility across the varied technology stacks that MSPs [or, managed service provider] support," says Alapat in a release. "Our true goal is to support MSPs across the entire client journey — automating onboarding, documentation, and insight that speeds up issue resolution — unleashing teams to operate at 10X." Read the full story here.

Marissa Limsiaco, CEO of Tenavox

This month, InnovationMap is profiling the faces of Pride within innovation. Marissa Limsiaco, CEO of Tenavox, discusses her career and the company's expansion plans. Courtesy of Tenavox

Though Marissa Limsiaco actually resides down Highway 290 in Austin, her company, Tenavox, has some of its operations here. The commercial real estate-finding tech tool is growing, and Limsiaco is among the ones to credit for Tenavox's success. She discussed the growth plans — including the plan to enter the Dallas market by the end of the year — in a special Pride Month series. Read the Q&A here.

Ryan Schwartz, CEO and founder of Mental Health Match

Ryan Schwartz realized online dating was easier than finding a therapist. He created a tool to change that. Courtesy of Mental Health Match

When you're in great need for a therapist, the worst thing you have to do go through the process to actually find someone you can count on. It's a tiring process to discover a new therapist who meshes well with you and has the capabilities for what you need. Ryan Schwartz created Mental Health Match to pair up patient to professional — and it's designed to be free for those who need it most: The patient. Check out the story here.


This month, InnovationMap is profiling the faces of Pride within innovation. Marissa Limsiaco, CEO of Tenavox, discusses her career and the company's expansion plans. Courtesy of Tenavox

Tenavox leader on expanding in Texas and LGBTQ representation within innovation

Featured innovator

After founding her second startup, Marissa Limsiaco thought that would be her last.

But years later, Limsiaco, a U.S. Army veteran with three degrees under her belt, was pulled back into the entrepreneurship world by Tenavox, a commercial real estate leasing company that gives tenants negotiating power through an online platform that shares space requirements, location and an expected price for the unit.

This month, InnovationMap is profiling the faces of Pride within Houston innovation. Limsiaco spoke with InnovationMap about her career, Tenavox, and the importance of the LGBTQ community in entrepreneurship.

InnovationMap: What has happened with Tenavox in the last eight months since InnovationMap has spoken with you?

Marissa Limsiaco: Oh gosh, it has felt like years. In the startup world, eight months is like two years and three months is like a year it feels. (Back in November), we were just launching our sales efforts.

Since last year going into this year, our (monthly recurring revenue) has grown over 100 percent. We've now connected tenants to agents and generated over $3.5 million in deals. So that's been really exciting that we're making those connections. And now most recently, we've closed a round this month. We are kind of focusing on a new offering called Tour Ready that we're selling to customers are on the project leasing side. Ultimately, it allows people who are looking for space to see and book a tour in a matter of minutes if it feeds their needs.

IM: I know that you took your service in the military and used that experience with leadership and management to become a successful entrepreneur. You have been a part of different startups in addition to Tenavox. Could you have imagined yourself at this point in your career 5 to 10 years ago?

ML: Absolutely not. I would not have even thought this was an option 5 or 6 years ago. Even though I was out of the Army, I was still learning business and going through that transition. After that second business that I started I told myself "I'm never going to do this again," and now I'm on my fourth.

IM: What compelled you to keep going in the startup world?

ML: It was this opportunity and the impact that we can have on everybody that we're helping on this platform, from business owners all the way to commercial agents and ownership groups. As a business owner myself, I experience the struggle firsthand of finding space and how frustrating that was. And it's sad that in 2019, one of the most effective ways to find spaces is driving around, calling signs with little to no information. When I saw how big the problem was and how antiquated the industry is where nothing has changed as far as making it any better for people to search for space to lease, I was just super determined to solve this problem.

IM: The last time InnovationMap spoke to you, Tenavox had just received funding from RealCo, an accelerator program funded by Geekdom fund. What has that funding been used for?

ML: Oh, yeah, we've raised more funding since then. And we have enough money now to go to the rest of Texas, which is exciting.

IM: When are the expansions?

ML: Well right now, we're in Houston and Austin and then we're going to go to Dallas towards the end of this year. We are also going to raise a round to go out of Texas. Josh [Feinberg, my co-founder,] and I have a larger vision vision for Tenavox and we really want to take it national. So we're going to prepare toward the end of this year, and next year we're going to open up on a bigger round of fundraising to be able to go to other states.

IM: What are some of the ways the tech and innovation community support their LGBTQ colleagues throughout the month of June?

ML: Expanding to other industries and awareness of minorities in other industries, whether it be LGBTQ or women, I think highlighting folks that are in those groups that are in the industry helps a lot. Two years ago when I became CEO and we started this company, it was daunting and scary. There's not a lot of women doing what I do, right? Something that keeps me going is that I have to show another girl or whoever that it's possible to be in my position.

IM: What advice would you have for a young gay or lesbian entrepreneur heading into the military or tech and real estate industries?

ML: Don't be scared to do things that you're scared of. I know everybody's different but the times I found myself in positions like I am today was because I was scared of it. I was scared of what happened, but I knew that I had to do it to overcome it or to see what would happen. The last industry in this whole entire world ever that I would have thought about five years ago would be commercial real estate. And yet when the opportunity presented itself, I just went for it. I just knew that I was going to grow and because I challenged myself and whenever I've faced that, I've come out totally another person, especially just me personally in this role. I tell a lot of the young people that I mentor that if an opportunity presents itself and it may not interest you, you should still look into because you just never know.

IM: What does Pride Month mean to you?

ML: It means empowering the LGBTQ community. The importance of having a whole month in this year that is dedicated to reminding everybody — and it even extends beyond LGBTQ — that you should just be who you are. Be proud of who you are. And I think that means a lot.

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Portions of this interview have been edited.

These three entrepreneurs are in the business of solving problems. Courtesy photos

3 Houston innovators to know this week

Who's who

Entrepreneurs see a problem, and solve it. This week's three innovators to know are no different. All three have personal stories of realizing there's something not right — and there's something they could do about it.

Here are this week's innovators with small businesses and big growth plans.

Yared Akalou, founder of Alcove Group

Courtesy of Yared Akalou

Yared Akalou found the perfect job for himself — only problem was that it was in San Diego. Uninterested in moving his wife and young daughter across the country, he decided to prove to his new employer that he could handle most of the job's responsibilities remotely, while traveling when needed.

It wasn't easy, and his user experience-focused mind realized there was a concentration problem when you worked remotely in public spaces. Now, with Alcove, he's created a solution. Alcove is a laptop case that pops up into a workspace that increases focus and privacy.

Alcove is available online, but Akalou has lofty goals of partnering with large companies to get Alcove in the hands of consultants, for instance.

Megan Eddings, founder of Accel Lifestyle

Courtesy of Accel Lifestyle

Entrepreneurs have to have a certain amount of positivity when it comes to all the challenges they face, and Megan Eddings has a surplus of both challenges and positivity. She's fought for years to design the perfect fabric that doesn't hold on to bacteria and sweat smells for a line of athleticwear she's creating. The chemist-turned-medical sales professional is now close to getting her company, Accel Lifestyle, off the ground.

When she's not focusing on Accel, she likes to inspire others to follow their passions and take a leap of faith like she did at speaking engagements or on social media. She even inspired her husband, Kyle, to start something of his own too.

Josh Feinberg, co-founder of Tenavox

Courtesy of Tenavox

For years, Josh Feinberg was a broker focusing on The Woodlands when he realized there was a huge need in the commercial real estate sector that brokers weren't able to fill. The equation was just off — there just aren't enough brokers to manage the millions of available square feet of space in major metros.

Feinberg created Tenavox with his business partner, Marissa Limsiaco, who is based in Austin. Tenavox is a website where small business owners can find space that fits their needs. Tenavox can benefits both sides of the transaction: entrepreneurs are only shown compatable properties and brokers are only getting tenant leads that are serious contenders.

The site also has VoxLink, which is a directory of industry experts — tenant brokers, moving companies, lawyers, etc. Feinberg hopes to expand to 50 metros in the next five years.

Josh Feinberg and Marissa Limsiaco have created a resource for small businesses to find commercial space with their fast-growing startup, Tenavox. Courtesy of Tenavox.

Real estate startup makes it easier for Houston small businesses to find space

Clickable

Whether you're looking for a home, a hair stylist, or an electrician, you're probably going online to find it. A Texas startup is trying to make finding retail or office space for small businesses just as easy and accessible.

Traditionally, businesses hire a broker to find applicable commercial real estate property to rent. But Josh Feinberg, a former broker with J. Beard Real Estate Co., says small business owners are more frequently beginning the search process online themselves — to no avail, since there really isn't any resources out there for tenants.

"We're the only tenant-focused platform," Feinberg says. "Commercial real estate isn't like residential where there's 100 websites that can show people homes to buy or apartments to rent."

He's worked over the past few years with his business partner, Marissa Limsiaco, to create Tenavox, an online referring platform where small business owners can search and find properties that fit their budgets, space requirements, and location.

"We're in a time where people don't want to waste time to be matched or linked to things they need, whether it be food coming to your door or a car picking you up to go somewhere," Limsiaco says. "Tenavox almost like a dating platform, where business owners tell us what their needs are in a space, vendors tell us who their ideal client or tenant is, and Tenavox matches them efficiently."

Tenavox currently has over 120 million square feet of rentable, searchable property in Houston and Austin. The company launched in Houston originally, where both the founders are from and where Feinberg is based, before moving into the Austin market, where Limsiaco now lives. It's free for users — just sign in with your email address and begin your search. You get only results that fit your specifications, and Tenavox only gets a kick back when a deal is made. The startup also recently picked up funding from RealCo, an accelerator program funded by Geekdom Fund.

Brokers stand to benefit from Tenavox as well. It's cheap for retail or office brokers to list their properties — $25 a year per property — and brokers only get potential leads that fit the profile of the property. For instance, if a small business owner is looking for a retail space in the Galleria area, they will only be matched with properties in the Galleria area that fit their budget.

"Brokers' sole job is to generate transactions," Feinberg says. "Tenavox is the only targeted marketing solution that is qualified lead generation for commercial brokers."

But that's just the start for the company that launched in March. Now that the infrastructure and data is set in place, Feinberg says they will expand to all the major Texas cities by next year and in over 50 markets nationwide in the next five years. Feinberg says they are targeting metros in private-record states, where traditionally there's more power on the landlord side of transactions.

Tenavox is also expanding its features for users. VoxLink is a search engine option within Tenavox where users can find reputable brokers, lawyers, moving companies, or other service providers.

"We're not just a listing site," Feinberg says. "We're a comprehensive resource."

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Texas earns 22nd 'best state for business' title as GDP hits $2.9T

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The Texas business sector recently received a double dose of good news.

For the 22nd consecutive year, Chief Executive magazine named Texas the best state for business. In tandem with that achievement, preliminary new estimates from the U.S. Bureau of Economic Analysis show the size of Texas’ economy jumped to $2.9 trillion in 2025, up by a nation-leading growth rate of 2.5 percent compared with the previous year.

Speaking about the Chief Executive honor, Gov. Greg Abbott says Texas benefits from pro-growth policies, a strong workforce, strategic investments in education, training for high-demand skills and the presence of critical infrastructure.

“Texas is where businesses innovate and where opportunity abounds. … We will continue to move at the speed of business as we build a more prosperous Texas for generations to come,” the governor says.

An annual Chief Executive survey of CEOs, presidents and business owners determines which state is the best for business. Texas has landed at No. 1 every year since Chief Executive launched the ranking.

“Truly, this is an incredible run that Texas has going,” says Christopher Chalk, publisher of Chief Executive. “CEOs are a tough group to please, and yet year after year Texas continues to earn the top spot—no small feat.”

It’s also no small feat for a state to notch annual gains in its gross domestic product (GDP), a measurement of economic power based on the value of goods and services produced each year.

With an estimated GDP of $2.9 trillion last year, Texas maintains its position as the eighth-largest global economy compared with the nations of the world, based on preliminary estimates from the International Monetary Fund.

In reference to Texas’ GDP growth, Abbott says the Lone Star State is “the premier destination for job creators from across the country and world. We will keep attracting world-class investment, create jobs, and expand opportunity for Texans for generations to come.”

UH med school granted $2M gift to offer student scholarships

scholarship gift

A new scholarship endowment aims to support students in the University of Houston’s recently established medical school.

The University of Houston’s Tilman J. Fertitta Family College of Medicine received a planned estate gift commitment estimated at $2.1 million to establish the Bob Diehl and Teresa Evans Diehl Scholarship Endowment. The scholarship will assist full-time medical students who demonstrate financial need and meet academic standards.

“Endowed scholarships like this do more than ease the burden of tuition—they empower our students to focus on learning, leadership and compassionate care,” Jonathan McCullers, UH vice president of health affairs and dean of the Fertitta College of Medicine, said in a news release. “We are deeply grateful to the Diehls for their vision and commitment to expanding access to health care through education.”

The endowment aims to provide annual scholarship support for students enrolled in the Fertitta College of Medicine. The gift also aligns with the university's fundraising initiative focused on expanding opportunities for students, known as Can’t Stop Houston: The Centennial Campaign, which works to expand research ahead of UH’s 100th anniversary next year.

The Diehls are both graduates from UH, and Bob Diehl spent 38 years working at UPS.

“It brings me happiness to know that my endowment will make a difference in young people's lives and in the communities that will need those future doctors,” he said in the release.

The Fertitta College of Medicine welcomed its inaugural class of 30 students in 2020 and expects classes to grow to 120 students in the coming years, according to UH. The university believes scholarship opportunities will be crucial for students to pursue medical education despite financial challenges.

“The Diehl family’s generosity will open doors for talented future physicians who are called to serve our communities but may otherwise face financial barriers to pursuing a medical education,” McCullers added.

9 Houston universities boast best grad programs of 2026, per U.S. News

making the grade

Nine Houston-area universities are earning new national acclaim in a report of the best graduate schools in the U.S. for 2026.

U.S. News & World Report annually publishes its national "Best Graduate Schools" rankings in early April, which comprehensively rank graduate programs across business, education, engineering, law, health, and many others.

New for the 2026 edition, the publication updated its rankings across 12 health disciplines — only physician assistant and social work were excluded — and "the first full refresh" of doctoral science programs since 2022. U.S. News also revived its Master's in Fine Arts rankings for the first time since 2020.

"We know a graduate degree is a major commitment,” said LaMont Jones, Ed.D., managing editor of Education at U.S. News. “That is why we are dedicated to methodologies that thoroughly examine a wide range of factors, from research excellence to career success. These rankings are a powerful tool for prospective students, offering clarity and confidence as they approach their most critical educational choice."

This is how the nine local schools ranked, statewide and nationally, and how they compared with last year's national ranking:

Rice University

  • Brown School of Engineering – No. 3 best graduate engineering school in Texas; No. 25 nationally (up from No. 26 last year)
  • Jones Graduate School of Business – No. 3 best business school in Texas; No. 29 nationally (unchanged)

Several of Rice’s doctoral science programs were among the 30 best in the country, including earth sciences (No. 20), chemistry (No. 22), biostatistics (No. 25), mathematics (No. 26), statistics (No. 27), and physics (No. 28). The Ph.D. biological sciences program tied as 55th best nationwide. Rice’s public affairs program tied for No. 107 nationally.

University of Houston

  • Cullen College of Engineering – No. 5 best graduate engineering school in Texas; tied for No. 71 nationally (up from No. 72 last year)
  • College of Education – No. 5 best graduate education school in Texas; No. 95 nationally (down from No. 81 last year)
  • UH Law Center – No. 5 best law school in Texas; No. 54 nationally (up from No. 63 last year)

The University of Houston has the 31st best pharmacy program in the country, its speech-language pathology program tied for No. 54 nationally, and the clinical psychology program tied as 65th best in the U.S. In the doctoral sciences rankings, UH’s earth sciences program ranked No. 80 nationally, the physics program tied for No. 81, the chemistry program ranked 84th, and the mathematics program ranked No. 87. The Ph.D. biological sciences program ranked as the 104th best in the nation. UH’s public affairs program tied as 80th best nationally. The university also has the 106th best fine arts program in the nation.

University of Houston, Clear Lake

  • College of Education – No. 12 best graduate education school in Texas; No. 164 nationally (up from No. 166 last year)

University of Texas Health Science Center (UT Health Houston)

  • Cizik School of Nursing – No. 2 best master’s in nursing program in Texas; No. 32 nationally (up from No. 41 last year)
  • McGovern Medical School – Tier 2 best research medical school in the U.S.

UT Health Houston’s public health program tied for No. 31 nationwide, and the health care management program tied for No. 47. The Cizik School of Nursing’s nurse anesthesia program tied as 49th best in the country. In the doctoral sciences rankings, the university’s biostatistics program tied as the 25th best nationwide.

University of Texas Medical Branch, Galveston

  • Sealy School of Medicine – Tier 2 best medical research school in the U.S.

UT Medical Branch’s occupational therapy program tied for No. 41 nationally, the physical therapy program tied for No. 57, and the university tied for the 60th best nurse anesthesia program in the U.S. The public health program tied for No. 89 nationally. In the doctoral sciences rankings, the university’s biostatistics program tied for No. 70 nationally.

Prairie View A&M University

  • College of Nursing – No. 5 best master’s in nursing program in Texas; No. 104 nationally (unchanged)

South Texas College of Law Houston

  • No. 7 best law school in Texas; No. 128 nationally (up from No. 138 last year)

Texas Southern University

  • College of Education – No. 17 best graduate education school in Texas; No. 219 nationally (down from No. 178-195 last year)

TSU’s pharmacy program tied for No. 120 nationally.

University of Texas MD Anderson
UT MD Anderson’s doctoral biostatistics program tied as the 17th best nationally, and the doctoral biological sciences program tied for No. 50.

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This article originally appeared on CultureMap.com.

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