Position Summary

The Development Project Manager will be responsible for the development of multiple new construction and renovation projects.  Delivery of the site and the responsibilities will commence at due diligence through construction and turnover to tenants.  This individual will be the project manager responsible for oversight of engineers, architects and other consultants, budgeting, contract administration, General Contractors, scheduling, and coordination with operations. The individual will need to act as an entrepreneur while working within a team environment.

Primary Responsibilities

• Oversee site entitlement and due diligence effort for multiple new retail construction projects.
• Participate in the development of project scope and budgets.
• Participate in all aspects of the due diligence process including but not limited to project feasibility analysis (proforma), geotechnical evaluations, environmental assessments and surveys, traffic studies.
• Develop and maintain project schedules with critical path milestones and processes within a project to ensure the project progresses as anticipated. Schedules to include critical dates within development agreements, leases, purchase agreements, design, permitting and construction.
• Solicit proposal from and manage (as primary point of contact) a network of engineers, architects and other consultants in guiding each project through its design and permitting process.
• Manage the bidding process with General Contractors, developing the bid documents, AIA Contract documents in accordance with Construction Department standards and procedures.
• Review and process for payment all monthly consultant invoices and GC pay applications associated with projects.
• Assist Construction Accounting with monthly reconciliations of project budgets. (Budget to Actual reporting)
• Review all project change orders /additional services request and submit for approvals
• Communicate project status to project participants and stakeholders throughout the project to ensure critical components are not missed and risks are identified.
• Assist Property Management with the transition of maintenance responsibilities associated with completed projects.
• Perform punch list work with General Contractors and Tenants to ensure that completed work is in accordance with design documents and tenants work letters.
• Maintain all files and records for the project in accordance with RealtyLink filing procedures.

Required Skills and Abilities

• Ability to manage multiple projects at one time, self-prioritize and meet deadlines
• Ability to work well in a team environment
• Ability to be a high level thinker.
• Demonstrated ability to plan, organize and self-prioritize responsibilities to consistently meet deadlines
• Familiar with civil, architectural design documents and commercial construction
• Proficiency with Microsoft Word, Excel, PowerPoint, Outlook, Project and project management software
• Demonstrated ability to make good decisions based upon a mixture of analysis, wisdom, experience and judgement while working within a fast passed environment.
• Demonstrated ability to communicate clearly and succinctly to a variety of audiences from Leadership to Team Members

Education and Experience

• Bachelor’s Degree in Civil Engineering, Project Management, Real Estate Development, Construction or related field required.
• Bachelor’s Degree in Construction Science or Civil Engineering preferred.
• Experience working on owner side of commercial/retail real estate development.
• Preferred 8 years’ experience in land development, commercial construction, architecture or civil engineering.

Investment Analyst – Job Description

The role of Investment Analyst is to support to the Asset Management department by providing a wide spectrum of analysis on development and acquisition projects as well as assets owned across the portfolio. In addition, the Investment Analyst will assist the company in coordination on lender relations and investment committee presentations.

Key Responsibilities/Duties:

• Asset Management
  • Prepare annual budgets with Property Manager (Sept-Nov)
  • Determine optimal financing options on refinances with Capital Markets team
  • Review budget vs actuals (monthly)
    • Compare operating expenses to CAM estimates
    • Provide recommendations to reduce leakage
  • Review financials for reasonableness
  • Determine interim cash distributions
  • Prepare periodic valuations of assets
  • Provide hold/sell/refinance analysis
  • Update/review asset’s strategic business plan
  • Underwrite stabilized assets in Argus
  • Assist in the review of loan documents & term sheets where necessary
  • Create detailed excel financial models and projections for individual assets
• Acquisitions (Development and Fixed Assets)
  • Prepare development pro formas
  • Prepare 10-year cash flow models in Argus and Excel
  • Determine IRR, Cash-On-Cash, Equity Multiple
  • Determine optimal financing options for acquisitions/development projects with capital markets team
  • Assist in go/no-go decision
  • Assist and coordinate on financial closings on various Greenville projects
  • Assist in the underwriting of assigned assets
  • Assist where needed in equity raising and coordination
  • Review of loan documents & term sheets where necessary
• Complete any other items as assigned

Skills/Education:

• Education: Bachelor’s degree in Accounting, Finance, Business Management, or Economics. Master’s degree in Real Estate Development or MBA preferred.
• 2-5 years of real estate experience, prior experience with REIT, RE Investment Banking, Asset Manager, Developer, or Private Equity preferred.
• Strong understanding of Microsoft Office Suite, specifically Excel, PowerPoint, and Word
• Advanced Argus Enterprise knowledge and underwriting skills, Argus certification a plus
• Strong analytical and problem-solving skills specifically related to financial analysis
• Excellent verbal and written communication skills; ability to interact with current and potential investors both in-person and via email
• Highly detail-oriented with an ability to work in a fast-paced environment and manage a high workload with the goal of continuing to grow with the firm

• Initially, collect rent, CAM, taxes and insurance from tenants.
• Prepare Delivery Notices, Rent Commencement Agreements, Lease Amendments and other various lease documents as required.
• Send out default notices when applicable.
• Send out return check notices to Tenants when notified by Accounting.
• Ensure all required lease documents get fully executed and sent out to applicable parties: Tenant, Principal, Project Manager, Attorney, Property Manager, Maude, Chalet, Brett Rogers (Subject Line shall read: Project-Tenant-Lease Docs-Executed).
• Coordinate with legal on drafting of MOLs, SNDAs, Estoppels, etc.
• Send documents to various municipalities for recording as required by the Lease and/or Lender.
• Upload Lease documents to DealSumm (third party abstracting company) to begin the lease abstraction process. Review abstracts for accuracy and update as needed.
• Enter Lease data into Yardi software system. Update as needed.
• Track Critical Dates by entering into Outlook
• Make sure that all lease requirements are met by Landlord throughout the construction process of the project.
• Create and maintain working lease files and original lease documents.
• Keep principal and project manager assigned to project up to date regarding lease requirements, advising them of deadlines that we are required to meet and any required documentation Landlord is required to obtain and provide to tenant, etc.
• Maintain the Delivery Date Tracking spreadsheet listing all projects and tenants for critical date tracking.
• Communicate with Accounting any rent payment issues or special circumstances and to confirm and receive a copy of tenant’s first month’s rent payments.
• Work with Tenant’s to obtain appropriate documentation pursuant to the Lease in order to submit request payment of Tenant Improvement Allowances (TIA). Notify Finance by the 1^st of the month of all possible TIA requests.

• Coordinate with Property Managers for Tenant turnover dates and utility transfers.
• Review lease documents as requested to assist others with landlord requirements and lease interpretation throughout the lease term

• Insurance Administration:
  • Main contact with our insurance broker, Assured Partners (AP), in order to coordinate and process all insurance related items.
  • Maintain all insurance files electronically and hard policy files
  • Process all change, add and delete requests to our General
    • Liability and Property policies.
  • Receive all quarterly invoices from AP, save, print, review for accuracy. and then distribute to Property Management to process.
  • Receive all CAM invoices from AP that are saved to the system.
  • Maintain the Master Policy Premium Summary.
  • Maintain Insurance Process Book.
  • Process and coordinate all policy renewals, complete applications, meet deadlines, review Statement of Values (SOV) for accurate information, review policy proposals, review policy summaries, process completed policies, process renewal invoices.
  • Provide AP with Tenant information to update Impact Compliance (certificate tracking software).
  • Handle Lender requests for certificates and policy copies.
• Coordinate with Construction and/or Legal to process bond requests, applications, renewals, releases and maintain the bond tracking spreadsheet. Maintain open and terminated bond files.

• Travel to properties to perform site inspections; once per quarter per property.
• Provide customer service to tenants resolving any issues or complaints.
• Obtain quotes on any repairs or maintenance, hire applicable contractors and see through completion.
• Correspond with tenants during any repairs or maintenance and confirm when completed.
• When repairs or maintenance are required review construction close-out book for any applicable warranties and review lease for obligation language.
• Assist in transferring utilities once we have a tenant in accordance with the applicable lease terms.
• Coordinate all facilities maintenance and manage all vendor relationships.

• Regarding a sales contract; create a warranty list and attach copies of all applicable warranties and provide to paralegal prior to closing (upon request).
• Regarding a sales contract; make a copy of the construction close-out book to keep for our files and give the original to paralegal prior to closing (upon request).
• If we enter into a sales contract for a shopping center or a multi-tenant property that we maintain create a list of any applicable maintenance agreements and attach copies of the actual maintenance agreements to provide to paralegal prior to closing (upon request).
• If we enter into a sales contract for a shopping center or a multi-tenant property that we pay utility bills for create a list of all utility accounts along with copies of our most recent bills and provide to paralegal prior to closing (upon request).
• Obtain business licenses for our projects when applicable. Renew every year until sold.
• To monitor the Aged Delinquency report for rent, CAM, taxes and insurance payments from tenants after the project is turned over from Lease Administrator. Send out late rent notices and coordinate with Lease Admin and Principal to send default notices or coordinate with Legal (Maude) and Principal to pursue eviction or legal action when applicable.
• Prepare annual CAM budgets.
• Bill tenants and collect for any Outparcel Contributions, fees associated with REA, Associations dues, HOA, etc.
• Obtain certificates of insurance on our various projects from our insurance company, request COI from vendors relating to that job.
• Review and save Tenant COI’s received from Assured Partners. Verify coverage amounts match the Lease requirements and that correct entity is named as insured along with the appropriate lender.
• Review and save Tenant COI’s received in-house and then submit Insurance Coordinator (Jill) whom will send to Assured Partners for processing.
• Coordinate with in-house Project Managers to establish utilities.
• Once construction is complete on a project make sure to obtain building coverage if landlord is responsible per the Lease or obtain evidence of building coverage from tenant if tenant is responsible per the Lease.
• Annually coordinate with the Insurance Coordinator (Jill) to review our active projects insurance spreadsheet from Assured Partners to get ready for our annual insurance renewal.
• Receive, review and approve all utility bills for projects and put in accountings box for payment.
  
  
• Taxes:
  • Maintain property tax spreadsheet for all projects, note the tax amount due, the due and payable date and the penalty and/or delinquent date.
  • Send emails to partners, copy Jim, Debbie and Maude to let them know that we have received the bill and put the original bill in the responsible partners box for approval.
  • Update tax spreadsheet when the tenant has been billed and once we have received reimbursement from tenant (when applicable).
  • Work with partners on any tax appeals.
  • Bill and collect from tenants any tax amounts they owe per the lease agreement.
• Complete any other items as assigned by Manager.

• Responsible for all financial aspects of applicable entities outside of loan financing. These duties include but are not limited to:
  • Periodic Reporting to the partners
  • Monthly/quarterly preferred return schedules
  • Handling miscellaneous requests from lenders and investors
  • Maintain GAAP financials
  • Disposition loan closing including equity member distribution schedule
  • Year-end duties to include:
    • Responsible for financial close-out of entities
    • Act as a conduit for communications between partners and tax preparers
    • Assist in miscellaneous tax related questions or adjustments with preparers
  • Setting up entity and handling all transaction recording for entity acquisitions and dispositions including loan reimbursement schedule with acquisitions and distribution schedules with dispositions
  • Preparing financial closeout schedules for all applicable entities
  • Work across department lines in assisting Asset Management with accounting reporting or analysis for all applicable entities
• Assist Controller or Director of Finance in additional tasks as needed

Position Summary

The Construction Manager will be responsible for the construction oversight of multiple new construction and renovation projects.  Delivery of the site and the responsibilities will commence at the appropriate handoff point based on the project by the Development Team and seeing the project through pre-con and construction and turnover to tenants or Owner.  This individual will be the construction manager responsible for early coordination with the development team, estimating, budgeting, plan review, bid negotiations, contract negotiations, contract administration, General Contractors, scheduling, site inspections and coordination with operations and tenants. The individual will need to act as an entrepreneur while working within a team environment.

Primary Responsibilities

• Participate in the early development of project scope and budgets with Development Team.
• Review CD sets of drawings development by Development Team and their consultants to recommend design changes and refine budgets.
• Once drawings are complete, manage the bidding process with General Contractors, developing the bid documents, AIA Contract documents in accordance with Construction Department standards and procedures.
• Award projects to contractors, schedule preconstruction conferences and weekly project update meetings with contractor and consultants with agendas and minutes.
• Work with Legal and Development Team at time of closing and acquisition for all required documents to close on land and loans.
• Set up appropriate job monitoring plan.
• Maintain weekly reporting to the company and investors.
• Develop and maintain project schedules with critical path milestones and processes within a project to ensure the project progresses as anticipated.
• Review and process for payment all monthly consultant invoices and GC pay applications associated with projects.
• Assist Construction Accounting with monthly reconciliations of project budgets. (Budget to Actual reporting)
• Work with Development Team on keeping proforma live throughout the project in line with budget to actual reporting including time value.
• Review all project change orders /additional services request and submit for approvals
• Communicate project status to project participants and stakeholders throughout the project to ensure critical components are not missed and risks are identified.
• Assist Construction Admin with closeout of project on a project by project basis.
• Assist Property Management with the transition of maintenance responsibilities associated with completed projects.
• Perform punch list work with General Contractors and Tenants to ensure that completed work is in accordance with design documents and tenants work letters.
• Maintain all files and records for the project in accordance with Realtylink filing procedures.

Required Skills and Abilities

• Ability to manage multiple projects at one time, self-prioritize and meet deadlines
• Ability to work well in a team environment
• Ability to be a high level thinker.
• Demonstrated ability to plan, organize and self-prioritize responsibilities to consistently meet deadlines
• Familiar with civil, architectural design documents and commercial construction
• Proficiency with Microsoft Word, Excel, PowerPoint, Outlook, Project and project management software
• Demonstrated ability to make good decisions based upon a mixture of analysis, wisdom, experience and judgement while working within a fast passed environment.
• Demonstrated ability to communicate clearly and succinctly to a variety of audiences from Leadership to Team Members

Education and Experience

• Bachelor’s Degree in Civil Engineering, Project Management, Construction or related field required.
• Bachelor’s Degree in Construction Science or Civil Engineering preferred.
• Experience working on owner side of real estate development.
• Preferred 5 years’ experience in land development, commercial construction, architecture or civil engineering.

Work Environment

This position will be a mix of office and field based.  Some remote work may be considered but will be required while traveling with regular construction site visits.

Responsibilities

• Draft sales contracts or purchase contracts as requested
• Draft Estoppels
• Draft Lease Agreements and Amendments
• Draft Side Letter Agreements
• Create a Seller’s Deliveries file on the server and move any and all documents to be provided to purchaser per the contract to this folder
• Draft letter to Purchaser and anyone else noted in the notice section of the sales contract detailing each document to be provided as part of the Seller’s Deliveries
• Create a CD containing a copy of all of the documents in the Seller’s Deliveries folder and forward with letter to all applicable parties listed in the notice section of a sales contract
• Obtain proposals for due diligence
• Order and track due diligence for projects
• Review title and survey
• Obtain copies of all title exception documents and save to system
• Request title objection letters as applicable
• Review Phase I
• Close on acquisition and sale of projects
• Work with Director of Legal on review of projects moving into closing
• Work as needed on organizing and filing project files
• Work with other team members as requested

Qualifications

• Commercial real estate experience preferred
• Experience as a Real Estate Paralegal
• Experience in Microsoft Office
• Great communication skills (written and verbal)