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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Rice student startup lands $1.85M to launch medical drone network

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Students at Rice University have developed a medical cargo drone transport system to help deliver sensitive medical supplies and improve mobile healthcare efforts.

Haast Autonomous is the brainchild of graduating seniors Ege Halac, Jason Chen and Santiago Brent, who got their venture idea off the ground with help from the Liu Idea Lab for Innovation and Entrepreneurship (Lilie) Summer Venture Studio. The founders have developed the prototype at Rice’s Oshman Engineering Design Kitchen (OEDK) with fellow Rice researchers Felix Hasson, Ethan Javedan, Kenna Sanders and Caden Schmidt.

The startup has raised $1.85 million in pre-seed funding, according to Rice. The founders plan to focus on Haast full-time following graduation. They said they aim to launch pilot trials in 2027 and head to market later that year.

“We need better alternatives for a fast, safe and on-demand system of transport for life-critical cargo,” Halac said in a news release from Rice.

The Haast team has developed a custom aircraft with software that manages dispatch, routes, and chain of custody to assist in how materials move between sites in centralized medical systems. Generally, the transportation of medical supplies and materials between facilities and points of care relies on ground shipping or expensive air transport.

Haast Autonomous’ aircraft can take off and land vertically, and is designed around a mission profile of 50 to 62 miles. It can carry a payload of at least 5 pounds, with future versions intended to scale up in size. It also includes a built-in payload bay that regulates temperature, pressure, vibration and tilt to protect sensitive contents such as patient samples, antivenom or poisoning kits and radioligands or other therapies, according to Rice.

At first, the company envisioned the mission to be centered around transplants, but saw the product being best suited for a variety of operations.

“What we realized is that the platform we are building is suited for medicine, but it really underlies a much larger problem of mission-critical transport across industries,” Brent added in the news release. “We are building the fastest, most secure logistics chain for the world’s most sensitive cargo.”

Haast Autonomous was recognized at the 2026 Oshman Engineering Design Showcase and Competition, where it won Best Aerospace or Transportation Technology. It also performed well in the 2026 Napier Rice Launch Challenge.

In the future, Haast Autonomous plans to deploy a fleet of aircraft. The software will be designed to assist hospitals in requesting flights and tracking deliveries in real time.

“The drone is only part of the solution,” Chen also added in the release. “What matters is moving something from point A to point B in a way that fits into how hospitals already operate.”

Houston scientist wins prestigious Pew Scholar award for brain cancer research

standout scholar

Christina Tringides, an assistant professor of materials science and nanoengineering at Rice University, is one of 21 scientists to win a prestigious Pew Biomedical Scholar award.

She is the first faculty member from Rice to win the distinction, which provides $300,000 over four years for advances in biomedicine, according to the university. The awards are granted to researchers who are in the first few years at the assistant professor level.

In Tringides’ case, the funding will support her innovative new method of modeling glioblastoma, a common and extremely aggressive form of brain cancer. Thanks to producing its own blood supply, glioblastoma spreads quickly, weaving tendrils of blighted tissue throughout the brain. Because of this, surgery is difficult and conventional therapies ineffective.

Understanding the way glioblastoma spreads is crucial to the search for a cure. Tringides is using hydrogels that mimic the brain’s extracellular matrix. Using cultures and a microscopic labyrinth, her team can see how the cancer spreads, bonds with neurons and changes cell wall activity. Essentially, Tringides has devised an intelligence test for tumors in hopes of learning how to outsmart them.

“As cancer crawls through the maze, we can look at how it is interacting with the neurons more and more, and measure how electrical activity is changing as a result,” she said in a news release from Rice.

Examining how cancer cells grow can reveal which conditional changes slow them down. Finding ways to alter the structure of brain matter in a way that makes it inhospitable to the cancer could lead to therapies that would impede growth or even reverse it. Using her custom-made ersatz brain maze makes it easier to observe changes than it would be in a patient’s brain.

“Imaging synapses is time-intensive ⎯ it can involve large data files that are hard to visualize, but if we know that the only place where we might have a synapse is this tiny 1-by-4-by-10 micron channel, it makes it much faster and reliable to image them,” Tringides said.

Born in Ames, Iowa, Tringides received her doctorate in biophysics from Harvard before joining Rice in 2024 through a Cancer Prevention and Research Institute of Texas (CPRIT) recruitment award.

Her research was also one of the first four projects to receive research awards through the Rice Brain Institute and TMC Neuro Collaboration Seed Grant Program.

Texas residents earn 11th highest income in U.S., says 2026 study

Money Matters

A new WalletHub study comparing income disparities across America has ranked Texas residents No. 11 on the list of states with the highest earning residents in the nation.

The report, "States Where People Have the Highest Income (2026)," analyzed U.S. Census Bureau income data in all 50 states and the District of Columbia. The report evaluated the average annual income of the top five percent, the median annual household income, and the average annual income of the bottom 20 percent of residents in every state, all adjusted for the cost of living.

The report's data revealed the top five percent of Texans, the highest earners, make $520,378 on average yearly after adjusting for the cost of living. That's the seventh-highest income among the top five percent of earners nationwide.

Meanwhile, the median annual income of a Texas household is just under $76,000. The bottom 20 percent of Texas residents make $17,651 a year, the report found.

For additional context, the latest data from the Federal Reserve shows an American household's median yearly income is about $83,700. WalletHub analyst Chip Lupo also found that the highest earning 10 percent of individuals in the U.S. earn over 12 times more than those in the lowest-earning 10 percent, based on the latest Census data.

"By measuring the income of various percentiles against a state's median income, we can better identify where income disparities are more prevalent, which could help us better understand why residents of certain states struggle more to make ends meet," said Lupo.

Virginia is the state where residents earn the highest income in the U.S., WalletHub said. Based on the report's findings, the top five percent of Virginians make $545,097 on average per year after adjusting for the cost of living. The median annual income of a Virginia household comes out to $95,339, and the bottom 20 percent of residents make $19,671 annually on average.

Conversely, West Virginia is the state where people have the lowest income in the U.S. A West Virginia household makes a median annual income of $56,610, the third-lowest nationally, and the bottom 20 percent of residents make $13,260 on average per year, which is the fifth-lowest in the nation. The top five percent of West Virginians make $372,218 on average per year.

The top 10 states where residents have the highest income are:

  • No. 1 – Virginia
  • No. 2 – New York
  • No. 3 – New Jersey
  • No. 4 – Washington
  • No. 5 – Connecticut
  • No. 6 – Utah
  • No. 7 – Colorado
  • No. 8 – Minnesota
  • No. 9 – Illinois
  • No. 10 – Massachusetts

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This article originally appeared on CultureMap.com.

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