Steve Lopes, MBA

Property Management Services for government agencies commercial/industrial parcel leasing: • Full leasing services (commercial & residential) • Marketing • Qualify commercial business conditional use on parcels • Lease negotiation/execution • Coordination with local City for possible variances • CUP process • Preliminary Review application process for prospects (lessees) Property Management Services for government agencies remnant parcels: • Property inspections • Code Enforcement mitigation • Maintenance of parcels • 602 Letter enforcement Property Management Services for government agencies parcels with residential tenant occupied: • Full leasing services to include: • Rent collection • Marketing • Trust account management • HUD Home Certification (Voucher units) • Section 8 guidelines • New lease execution • ADA compliance • Rent Audits • Selection or Rejection Criteria Management • Monthly Management Reporting to Agencies

• Worked on 30+ acquisitions throughout Southern California market for Government Agencies. • Negotiates the acquisition of rights of way for projects • Provides clear explanation regarding property need and potential impacts as indicated in legal descriptions, mapping, and appraisals. • Investigates and negotiates with property owners or their agents in matters relating to purchase, lease or disposal of real property. • Analyzes and interprets detailed appraisals for use in negotiating acquisitions, sales, leases or condemnation suits. • Prepares cost estimates based on market research completed. • Reviews project plans or engineering drawings and coordinates with project manager to obtain or prepare land exhibits. • Researches and prepares and coordinates the preparation of deeds, reconveyances, agreements, maps and other documents involving property rights. • Port of Long beach (Pier B) business relocations (20 total) to include complex relocation which requires the need for a riggers and space planner, etc. • Worked on (15+) business locations in LA, Riverside and San Bernardino Markets.

• Building relationships with current and prospective tenants • Promoted to Property Manager Trainer • Leasing of commercial space • Managing the Tenant Improvement Process • Mitigate Ownership and/or Landlord liability • Reviewing and approving vendor invoices • Managing vendor relationships • Developing and managing budgets • Managing the tenant Move-in and Move-out process • Performing site inspections • Communicating and recommending to Ownership • Managing preferred vendor list • Maintaining POC Matrix • Managing Center Diagram (Bluebeam) • Negotiate contracts • Managing Landlord construction projects • Established company Construction Rules and Regulations and Incident report process • Responsible for Request for Proposal Template for Property Managers • Trained property managers on company software programs • Work closely with Leasing, Legal and Accounting departments

• Responsible Broker of Record for agents • Manage REO properties from listing agreement to sale • Perform valuations (BPOs) on REO Properties • New REO Business Development • Procured bids from General Contractors for property rehab work • Responsible for Workers Comp., General Liability & record keeping processes • Developed & maintained property tracking database • Perform property damage & occupancy inspections • Developed and implemented company administrative forms • Managed Pulse Realty relationships with Bank and Asset Management Companies • Interpret listing contracts & clarify/revise terms and conditions as necessary • Systematically planned process improvements/created internal workflow processes • Created scheduling process from estimation to billing • Analyzed overhead and established annual budget • Tracking budget and monthly forecasting goal formulation • Labor Rate Analysis and project estimation improvement • Manage company Accounts Payable and Accounts Receivable process • Analyzed Income Statement & Balance Sheet for discrepancies • Developed procedure for work order requests • Developed & Implemented Employee Accountability Process • Manage staff, responsible for staff training on business model and new processes • Review and negotiate vendor contracts/work scopes • Manage Bank Owned properties • Perform valuations for banks and appraisal management companies • Develop and maintained property tracking databases • Analyze and revise job descriptions for employees

* Increased company revenue margins by 30% in 2 years * Managed staff of up to 15 employees * Planned projects to meet company established timeframes * Analyzed and determined bottlenecks in project cash position * Managed and tracked conditional and unconditional lien release process * Performed Accounts Payable for subcontractors and suppliers * Managed Third Party payroll process * Responsible for Accounts Receivable aging customers * Created and managed proprietary database for historical customer data * Responsible for weekly project cash position reports * Maintained Workers Comp., General Liability and record keeping processes * Created company internal workflow & accountability processes * Conducted audits of subcontractor requisitions, General Liability, Workers Comp. and Lien Releases * Accountable for final review of Project Manager’s “Owner Bill Requisition” * Monthly budget updates for job cost project adjustments * Tracked project budget and profitability * Developed an Employee Field Labor Overhead Rate (direct and indirect costs) * Forecasted trends in workload – scheduled jobs by priority/trends * Maintained employee files to ensure all pertinent forms are completed by law * Developed and implemented employee accountability process * Managed vendor selection process * Responsible for customer and vendor issue resolution * Established monthly revenue targets and forecasts * Analyzed overhead and established annual budget * Recruited, Interviewed and screened candidates and communicated recommendations * Ensure subcontractor is complying with Terms and Conditions of contract

* Maintained a 133% career average sold to quota * Top 10 % National Ranking (2001-2003) * Received Employee of the Month award on six occasions * 2002 Corporate Trip winner based on Revenue Generation * #1 New England Ranking in Revenue Generation (2001) * Negotiated access agreements with commercial building owners * Negotiated long-term contracts with clients * Performed Return on Investment analysis on all new business prior to finalizing contract * Negotiated easements/profit sharing with commercial property owners to obtain building access * Signed contract extensions and renewals * Analyzed demographic reports to identify target market * National Case Study -(http://www.coxbusiness.com/casestudies/government/cumberland.html) * Utilized Internal Rate of Return model to extend company facilities into targeted Industrial Parks * Sold over 2,200 voice circuits in Telecom career * Analyzed demographic reports to identify target market

* Liaison to Nortel and GTE (now GD) Engineering department * GTE (now GD) liaison for clients at United States Air Force & Army Sites * Overall support to Project Manager * Participated in Y2K Request for Proposal process * Procurement & Planning responsibilities * Utilized Master Agreement Purchase Order for material until fulfillment * Inventory Analysis

* Sold Insurance & investment products in Southern New England * Received National Bronze Award for 120% territory growth * Series 63 & 6 license * Received “Go-getter award” for exceeding 1st year agency goals