Services
What we do
Investment
Management
Services
- Core, value-add, distressed
- MFR (for sale and for rent), SFR, Land, Mixed-Use, Other
- Southwest region, primarily Phoenix MSA
- Title & Survey
- Appraisal
- Site Environmental
- Archeological
- Historic Buildings / Neighborhoods
- Building Condition reports
- Asbestos / Lead-Based Paint surveys
- Property tax and insurance analysis
- Utility bills / Service availability
- Rent rolls / Financial statements
- Demographics / Psychographics
- Legal issues
- Regulatory assistance
- Closing contingencies
- Microsoft Excel underwriting
- Leveraged and unleveraged
- In-place and forward-looking cap rates, GRM, GIM, OER
- Pre-tax Discounted Cash Flow analysis, IRR, NPV, WDP
- Joint-venture waterfalls
- Scenario / Risk analysis
- Tailored to asset, seller, investor, and market considerations
- Tap public-sector incentives (Federal, State, Local)
- Tax credits and abatements / Preservation grants / Other
- Both public and private entities
- Senior debt – permanent, ADC, and bridge loans
- Mezzanine debt / Preferred equity
- Joint venture equity
- Property Management or Property Manager selection / oversight
- Service contracts review and renegotiation
- Operating budgets / streamline operations
- Transparent Asset Performance Reports
- Lease negotiations and workouts
- Property tax appeals / Insurance renegotiations
- Financing / Refinancing
- Lender identification and negotiations
- Lender underwriting and loan closing support
- Loan servicer point of contact
- Draw requests
- Extensions and workouts (God forbid)
- Tax credit programs and applications
- Renovation and TI supervision, Hotel PIPs
- Deferred maintenance corrective work
- Asset repositioning / Value-add opportunities
- Diversification and/or yield enhancement
- Market insights and analysis
- Development of land assets (see below)
Development
management
services
- Engage City, County and State Authorities Having Jurisdiction (AHJ)
- Beneficial relationships with Mayors and City Council members
- Beneficial relationships with public administrators
- Economic development directors
- Planning, transportation and public works officials
- Historic preservation officers and commissions
- Environmental quality departments
- Building inspectors
- Fire and police chiefs
- City attorneys
- Zoning adjustments and code variances
- Preliminary and final plat approvals
- Public-Private-Quasi Public Partnerships (PPQPP) when transit authorities, utilities, flood control districts, arts organizations, et al., are involved
- Commission Economic and Fiscal Impact Analyses (EFIA)
- ROW and easement issues / abandonments
- Neighborhood organizations and alliances
- Impacted property owners
- Homeowners’ associations
- No-growth, anti-gentrification, or environmental activists
- Participating citizenry
- Urban, suburban, exurban, transit-oriented
- Sector analysis – residential, commercial, mixed-use, specialty
- Low, mid, high-rise
- Construction type (I through V)
- Horizontal construction, vertical construction or both
- Onsite and offsite development
- Balance expertise, reputation, proposed fees, and local knowledge
- Negotiate scope, fee / reimbursables, legal terms / conditions
- Negotiate form of contract (AIA, consultant, owner, hybrid, other)
- Negotiate insurance requirements, premium allocation
- Value-engineering emphasis during conceptual / schematic design
- Form follows function and financial / market veracities
- Inside-Out design process
- Aesthetics tested against associated cost and risk of execution
- Maximize value to end user(s) => maximize value to investors
- Update pro forma after each pre-construction phase
- Detailed project costing during design development
- Engage General Contractor or Construction Manager early
- Choose project delivery method
- Final project feasibility underwriting prior to large capital outlays for construction drawings, legal, marketing, etc.
- Establish performance benchmarks for print, digital and events
- Draft / Review / File HOA Articles, Declaration and Bylaws
- Prepare / Submit public disclosure documents to applicable AHJ
- Conditional sales approval
- Adjust to changes in direction or consumer preferences
- Site preparation
- Hazardous materials removal
- Demolition
- Excavation
- Building core
- Finishes
- Turnover
- Balance cost, sector experience and bonding capacity
- Quality and availability of personnel
- Detailed scope analysis to ensure “apples to apples” comparison
- Ensure lowest bid does not generate highest cost!
- Deep dive into overhead, profit, miscellaneous fees, general conditions, etc.
- Cost / Schedule overrun risk allocation
- Assuming GC/CM will hold subcontracts
- Builder’s risk
- Construction/Latent defect wrap (OCIP or CCIP)
- Professional liability
- Obtain Certificate of Occupancy
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