Commercial Real Estate Management

REAL ESTATEMARKETING MANAGEMENT

Our mission is to provide real estate

solutions that create value for our clients.

Our spirit is dedicated to providing exceptional service,

which fosters lasting relationships with our clients.

THE MISSION:TO CREATE VALUEAn experienced, talented, and dedicated real estate marketing and management team is neces-sary to maximize the return on your commercial property investment.

Experience is the foundation of The REMM Group’s solution-based management style. We ap-proach each new situation with tested knowledge of what is possible and what it will take to achieve the desired results.

However, our drive to be Southern California’s premier real estate advisor pushes us beyond even this to create additional value for our clients.

Value is increased by working with the owner to extend the profitable life of the asset and by build-ing strong tenant relations. We seek new sources of income, and REMM leasing services drive increases in the revenue.

This mission to create value is fostered at all levels of our team creating a culture that is alert to op-portunities for improving the worth of your asset. This is how The REMM Group is able to achieve unprecedented results.

We extend the profitable life

of the asset, drive increases

in the rental revenue, and

identify and develop new

sources of income.

OUR COMPANY SPIRIT:Dedicated to Exceptional ServiceEach day at The REMM Group begins with the drive to exceed your expectations. We provide our clients with exceptional customer service that is grounded in dedicated follow through. Going beyond the expected results, we challenge ourselves to be the best in our industry, to act with integrity, commitment, accountability, and innovation.

That spirit extends outward to improving our community. The REMM team works closely with Mercy House Transitional Liv-ing Center where our CEO, Sara D’Elia, served on the Board of Directors for 14 years.

Our charitable Giving/Community Support Task Force orga-nizes monthly donation programs. We feed dozens of families in need at Thanksgiving, collect backpacks for back-to-school, and are inspired by the generosity of our team during our highly successful holiday toy drives. These programs include both our corporate and onsite teams.

The REMM Group is also committed to do its part to sustain the environment, increase energy conservation awareness, and make the lives of those around us healthier.

We have added technologies, switched to green products, and embraced procedures that conserve resources and reduce our impact on the environment at each of the properties we manage.

Values of integrity, commitment,

accountability, and innovation drive

us to provide exceptional service to

our clients, give back to our com-

munity, and do our part to sustain

the environment.

“What sets The REMM Group apart from other firms that we have worked with is the positive can-do attitude and the team approach. REMM has the bench strength to make sure our properties are being operated at the highest level driving NOI.”

Daniel HardyPresident Clear Capital, LLC

With over 35 years of experience, The REMM Group has a distinctive point of view on property management. Combining our proven strategy with our clients’ objectives, we focus on enhancing each property’s value based on the unique qualities of each asset.

StrategizeWe partner with each owner to create an innovative and thorough management plan that details the anticipated operation to maximize each investment.

OrganizeWe organize and manage day-to-day operations of each asset to exceed the expected results. Specific performance goals for regional managers and other supervisory per-sonnel are established so that each job is directed with teamwork, toward the main objects of the management plan.

TrainThrough a rigorous and detailed interview process REMM selects motivated, experienced, and educated personnel. Extensive, ongoing training, and positive motivation create confident and capable professionals who focus on the desired results of each investment.

ControlWe oversee the collection of income and the management of expenses so as to produce the maximum return to the property. Our systems have been designed with our cli-ent’s objectives in mind.

AnalyzeCompliance to the management plan is tracked through monthly financial reviews, audit functions, and bench marking. We review all assets and their team’s perfor-mances in weekly regional meetings.

CommunicateEffective communication keeps owners advised of ongo-ing asset conditions and progress.

InnovateWe monitor results, remaining alert to innovations and opportunities that we can utilize to improve your return on investment.

You’ll experience the REMM advantage when CEO Sara D’Elia is on-site for asset walks, capital

improvement meetings, and accepts your invitation to tour potential acquisitions.

COO Christine Dales brings 30 years of Southern California property management wisdom to

key discussions, and CFO Shawn Conerty reviews the fiscal results with you.

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10

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5

5

15

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CarlsbadEscondido

Palm Springs

Riverside

Hesperia

Apple Valley

Victorville

Malibu

Anaheim

IrvineNewport Beach

Laguna Beach

Long Beach

Santa Monica

SanBernadino

Alhambra

Lancaster

Palmdale

Los Angeles

TemeculaCatalina Islands

AngelesNational Forest

SanBernadino

National Forest

THE SOUTHERN CALIFORNIASPECIALISTSIn the volatile and high-value market of Southern California the income-earning potential of your real estate assets are greatly magnified. With over 35 years of experience in California property manage-ment, The REMM Group knows how to maximize the opportunities of this unique market. Our market experience perme-ates every aspect of our management from untangling the complex web of California’s laws and regulations to navigating the in-tense competition.

“Over the past decade The REMM Group has been very reliable and consistent in their quality of property management and in the follow up they provide with tenants and vendors. This gives us the opportunity to focus on maximizing the value of the asset as well as freeing up valuable time to identify new opportunities.”

Tom Robinson Owner, TREH Partners Portfolio

LIST OF LOCATIONS

The Design Plaza, Newport Beach Long Beach Business Center Association, Long Beach 220 Newport Center, Newport Beach 312 Broadway St, Laguna Beach 131 N El Molino Ave, Pasadena 363 & 365 Coral Circle, El Segundo 2120 Harmony Grove Rd, Escondido 3310 Vanowen St, Burbank 3102-3112 Kashiwa St, Torrance 5318-5320 McConnell Ave, Los Angeles 5331 W McFadden Ave, Huntington Beach 5332 Commercial Dr, Huntington Beach 5418-5420 McConnell Ave, Los Angeles 5425 Grosvenor Blvd, Los Angeles 5421 McFadden Ave, Huntington Beach 5731 McFadden Ave, Huntington Beach 5761 McFadden Ave, Huntington Beach 9300-9720 S La Cienega Blvd, Inglewood 11201-11211 S La Cienega Blvd, Inglewood 11447 Beach St, Cerritos 15421 Assembly Ln, Huntington Beach 15402-15432 Electronic Ln, Huntington Beach 16024 Phoebe Ave, La Mirada 2901 Oak St, Santa Ana 3426 W Harvard, Santa Ana 1288 S Lyon, Santa Ana

OFFICE AND INDUSTRIAL RETAIL AND MIXED USE

Beach Place, Huntington Beach Chino Hills Courtyard, Chino Hills Harbor Square, Santa Ana Auto Equity, Lake Forest Highland Crossings, Highland Orangethorpe Plaza, Fullerton Northridge Place, Northridge The Link, Glendale Pico Plaza, San Clemente Gateway Village, Tustin Gateway Village IV, Chino Hills Cal World Palmdale, Palmdale Central Court, Chino Lytle Creek, Fontana Rose Linda, Placentia 27981-28015 Greenspot Rd, Highland

”

.

The services offered by The REMM Group include every aspect of commercial real estate management from

acquisitions to tenant improvements. REMM works with clients to provide calculated direction and a strong

return on investment.

Acquisitions

Advertising and Marketing

Annual Budget Preparation

Asset Underwriting

Client Focused Strategy

Common Area Maintenance

CAM Reconciliations

Construction Management

Due Diligence

Expense Efficiencies

Facilities Management

Fiscal Reports and Reviews

Full Service Accounting

Human Resources

Insurance Tracking

Lease and Renewal Negotiations

Legal and Regulatory Compliance

Maintenance Oversight

“REMM Group has successfully managed my commercial office building since 1997. The accounting and property management team is thorough, responsive and has generated substantial value. They are proactive in handling issues and providing viable solutions. I am thankful for the long lasting and pro-fessional relationship we’ve enjoyed.” Joe Baldo, President, Higher Ground Owner of 220 Newport

COMMERCIAL MANAGEMENT SERVICES

Online Reputation

Property Tax Governance

Tenant Improvement Oversight

Tenant Relations

Vendor Management

.

Fiscal The property manager’s fiscal responsibilities include ensuring all revenues due ownership are received in a timely manner including minimum rent, percentage rent, impounds, real estate taxes, insurance premiums, CAM estimates, parking fees, and late charges. They ensure that the tenant’s pro rata share of CAM, exclusions, and expense caps are calculated and paid correctly. They obtain the gross sales reports of retail establishments. They monitor trends in the figures submitted on gross sales reports and take appropriate action when necessary. They keep the owner informed of operations and provide monthly financial reports in accordance with needs of ownership. They are alert for expense efficiencies and revenue enhancement opportunities, which they propose to ownership as available. They prepare and serve Notice to Pay Rent or Quit as needed. They prepare an annual management plan and detailed bud-get for each property. The budget includes capital projects and specifies which items are recoverable from the tenants.

Tenant RelationsThe property manager creates and maintains quality tenant relations by cultivating a thriving environment, and responding prompt-ly and effectively to tenant or visitor concerns. They strategically resolve issues and maintain detailed chronological notes related to those concerns and all property operations. They collaborate with tenants regarding upcoming repairs that will take place, and prop-erly inform them of scheduling and potential inconveniences, such as slurry or painting.

Tax and Governance The property manager maintains files on the project’s real estate tax assessments, bills, and correspondence. They ensure that the assessment of real estate values by the County Assessor’s office is reasonable for each parcel of each property. If the assessment is determined to be unreasonable, they will present it to the ownership for further action. They also meet and comply with the require-ments of inspectors, government officials, and legal counsel.

We create a culture of excellence at The REMM Group through a rigorous

screening and hiring process and ongoing training, motivation, and team

development. The responsibilities carried out by our property managers

are outlined below, the integrity with which they perform those tasks

comes from the culture of excellence we foster at The REMM Group.

A CULTURE OF EXCELLENCEManager Responsibilities Leasing

The property manager can provide full leasing services. They effectively negotiate leases with tenants and prepare those leases for signature. They make suggestions regarding the tenant mix and prospective tenants. They assist brokerage, ensuring the property is maintained in a first class manner and that vacant units are show-ready. They prepare lease abstracts and administer all lease provisions.

Insurance and NoticesThe property manager collects, reviews, and tracks all insurance certificates for the property’s tenants and vendors. They diligently follow up with tenants who have failed to provide certificates per their lease. They handle the sub-mission of insurance claims by visitors who report sustaining damage while on the property. They post notices of non-responsibility where tenants are performing construction.

Common Area The property manager’s common area responsibilities include monitoring and controlling all activities, including sidewalk sales, activities by outside groups, employee parking, and removal of abandoned cars. They maintain the integrity of the property by overseeing the maintenance and repair of the building and common areas, including, but not limited to, sweeping, lighting, pest control, asphalt maintenance, janitorial services, painting, refuse remov-al, and landscaping. They are responsible for the hiring and termination of contractors and negotiation of service contracts. They maintain files on all maintenance and repairs for each property, and maintain a chronological record of all projects.

Marketing ServicesThe property manager encourages cooperative advertising among merchants and represents the landlord in this regard. They approve, or route for approval, all sign renderings submitted by tenants at the property. Additional online reputation and social media marketing for retail centers are also available.

Property Disposition The property manager will obtain estoppel certificates from each tenant and assist in the transfer of the management and lease records as directed by ownership.

CASE STUDY 1 - MG DEVELOPMENT CO.OWNER REPORTMG Development Company, Woodland HillsDavid Mendelsohn, Managing Partner of MG Development Portfolio, expressed his experience with The REMM Group in the following report.

The Challenge:In 2000 my partner Rich Goldstein and I determined that our commercial real estate portfolio hadbecome too spread out geographically for our in-house property manager to handle efficiently. In orderto focus on the continued expansion of our portfolio, we decided to outsource the property managementfunction. Our properties were in Arizona, Texas, Nevada, and Southern California. We hired The REMMGroup to handle our California properties, while other third party management companies were hiredfor the other states.

Owner’s Expectation:We wanted to make sure our individual properties were well run, while we concentrated on the expansionof our real estate portfolio.

REMM Performance:The REMM Group has done an excellent job managing our California properties. The REMM Group and property manager, Jan Melano, have always acted with the highest ethics. Their accounting departmentis outstanding. My partner’s background is accounting and he appreciates the detailed Yardi reports.The REMM Accounting Team is skilled at adapting the reports to our needs. Any owner knows rent collection is hard and critically important. Our REMM Property Manager is always right on top of collections. She is thorough, conscientious, and looks out for our best interests. She does not bother us with day to day issues but if something urgent or unusual comes up, she is there for us 100% of the time. We trust The REMM Group to manage our properties and would recommend them to any real estate investor.

MG Development Company has been a client of the The REMM Group since 2000.

“We trust The REMM Group to manage our properties and would recommend them to any real estate investor.” David Mendelson, Managing Partner MG Development Company

CASE STUDY 1 - MG DEVELOPMENT CO.REMM REPORT

The REMM Group set up and assimilated management of 13 California properties for MG Development in 2000. In the 16 years since The REMM Group has performed all related management functions for MG Development’s California properties.

MG Development, like many of our clients, is an active investor. Management has included coordinating data transfer for all properties purchased and sold. During the escrow period the buyer often requires numerous physical inspections and both historical and current data relating to all functions of the asset. Active investors appreciate The REMM Group’s responsiveness to the buyer’s requests during due diligence and our assistance in a creating a smooth transition. In several instances, the new owner has retained our management services for the property.

In addition to the physical management of MG Development’s California assets, we have provided MG Develop-ment Company with insightful financial services and prompt and thorough rent collection. The chart below demonstrates the commitment we have to on-time collections and low delinquencies.

CASE STUDY 2 - TREH PARTNERS OWNER REPORTTREH Partners LLC, Newport Beach

Ed Horovitz of TREH Partners expressed his experience with The REMM Group in the following interview.

The Challenge:

We were experiencing poor accounting and accounting controls and a weak property manager.

Owner’s Expectation:

We needed a higher quality property manager and strict accounting controls with a detailed set of account-

ing records.

REMM Performance:

Our REMM manager has done an outstanding job and I think she is the best in the industry in my 28 years

of shopping center development. The overall property performances have met or exceeded our expectations

since hiring The REMM Group. The monthly reporting schedules are more than adequate and meet each of

our expectations. REMM has been extremely helpful based on

our REMM manager’s direct input with vendor management.

She handles the day-to-day problems with very little need

for owner interaction.

CASE STUDY 2 - TREH PARTNERSREMM REPORT

The REMM Group began working with Tom Robinson and Ed

Horovitz of TREH Partners in 2003. REMM currently manages

an owners association and four retail centers for the partners.

In addition to complete management on these properties, and

an additional asset now divested, The REMM Group worked

with the partners as they built and leased up Highland Crossing

Center.

The right property management company is one that you can

rely on year after year and though all phases of asset develop-

ment. The REMM team develops a customized strategic plan

to maximize the potential of each asset we manage. We compe-

tently execute, monitor, and update that plan as needed and we

maintain the day to day operations of the property so ownership

can focus on other priorities.

Our average client has continued to choose The REMM Group as

their management company for over 14 years. This track record

demonstrates our delivery of exceptional service and our dedica-

tion to drive increases in ownership’s return on investment.

CURRENT CLIENTS

TENANT RELATIONSOur managers know tenant relations are important.

When the economy takes a dip, strong tenant relations discourage tenants from leaving for less expensive space.

When business is booming, strong relationships make tenants less likely to relocate and make it easier to discuss

expansion.

When there are issues that are not obvious, busy tenants are more forthcoming and quick to give a manager they

know a call, heading off larger potential problems.

“I own six businesses, all are restaurants or yogurt shops, so I have experience working with a variety of real estate management companies and I would give The REMM Group five stars. They have been easy to work with and are responsive to any needs that we have. I have never had a problem with my rent, CAM fees, or emergency maintenance reimbursements. They make sure we are fully informed of actions taking place in the center; if they are going to repave the blacktop, repaint the building, or have the water turned off to upgrade the meters they send us notice in advance so we can be prepared. They are very pleasant to work with. Our REMM manager gets things taken care of well and quickly.”

Peter MarshallOwner of Waba Grill and Major Brain Freeze in Highland Crossings

“We recently moved our dance studio to Tustin Gateway, a center managed by The REMM Group. As Orange County’s Premier Ballroom Dance Studio, it is very important to us that our physical environment is pleasing to our students. The REMM Group has been extremely helpful in making sure the physical environment provides our students the best experience. In the months since we opened, The REMM Group has quickly taken care of our requests and addressed any concerns that have come up. I’ve worked with other property management companies in the past and The REMM Group has been the most responsive.”

Dale ColeOwner, Century Dancesport Tustin Gateway

“The REMM Group is by far the best property management company that I have worked with. Our property manager is very responsive, organized, and professional. She has quickly resolved any issue I’ve ever brought up to her and been very accommodating to my busy schedule as a manager.”

Andre MayGeneral Manager Dickey’s BBQ

The REMM Group Accounting Service’s team consists of highly experienced real estate management

accounting professionals. They are proficient in the sophisticated Yardi Voyager 7S accounting program.

Yardi Voyager is an internet-based, real estate management program that allows REMM to centralize

accounting and decentralize management.

The REMM Group Yardi Accounting Division provides the following services:

ACCOUNTING SERVICE

Post Charges and Submit Monthly Statement to Tenants

Collects and Records All Property Income

Processes All Tenant and Ancillary Payments and Transfer Electronically To The Bank

Monitors Cash Flow

Reviews Invoice Coding

Processes Vendor Payments Weekly

Produces Monthly Financial Package

Executive Summary

Balance Sheet

Income Statement

Cash Flow Statement

Budget Comparison Report

General Ledger

Check Register

Expense Distribution

Bank Reconciliation

Unit Rent Roll with Lease Charges

Receivable Detail by Charge Code

Aged Receivable Report

Yardi Voyager 7S is fully integrated web-based property management accounting software designed to service

the property manager, owners, investment manager, and fund advisors for both commercial and residential real

estate markets.

Yardi has been solely dedicated to the design, development, and support of an end-to-end real estate property

management software solution for more than 30 years. Like any involved computer program, skill and experience

increase the value of this tool. The REMM Group’s accounting department has that expertise and utilizes the latest

versions of Yardi Voyager and Yardi Orion Business Intelligence programs. Yardi eLearning is used to insure con-

sistent and relevant training, track the learning progress of our teams and individual students insuring top quality

Yardi expertise for every client.

These accounting tools enable managers, owners, and accountants to work more efficiently and deliver superior

service while cutting costs. Orion Business Intelligence combines the financial, operational, and ancillary data

from Yardi Voyager to give a holistic view of operations, including financials, spending, energy management,

applicant screening, and more. It allows monitoring of trends in tenant, property, portfolio, and business-wide

performance. Managers and owners can act strategically to drive portfolio performance.

As business reporting requirements increase and computer software becomes more sophisticated, expert assis-

tance is essential. Our accountants strive for total customer satisfaction and commit to timely service. The entire

staff at The REMM Group stands ready to assist with competent and thorough support services.

Orion Business Intelligence

Sara D’Elia’s experience spans over 25 years, hav-ing had responsibility for over 3MM square feet of commercial space and over 12,000 multifamily units. Throughout Sara’s career, she has amassed extensive experience in acquisitions, lease ups and redevelopments. The Institute of Real Estate Management (IREM) of Orange County received a national award for innovation in 2013, the year Sara served as president.

Shawn Conerty has over 15 years of accounting and finance experience in the real estate and construction industries. Shawn has significant extensive experience and knowledge in account-ing, finance, property acquisitions and disposi-tions. He is responsible for financial matters, cash flow management, project level financing and lender relationships.

“We love working with the people at REMM. They are exceedingly smart and talented.”

Greg Worchell, Clear Capital, LLC

Christine Dales joined The REMM Group from the banking industry in 1986. She is experienced in all aspects of The REMM Group operations. Christine’s excellent client relationships, in-depth knowledge of the property management industry, and detailed understanding of accounting for real estate management has benefited The REMM Group in strategic planning and overall opera-tions.

Robert Tanaka is a Certified Property Manager with 30 years’ experience in the management of commercial and residential real estate. He holds an M.B.A. in Management from the UCLA Anderson Graduate School of Management with a concentration in real estate and urban land eco-nomics. Prior to joining The REMM Group, Bob was Vice President of August Management, Inc., an affiliate of the Glendale Federal.

Theresa Manokoune began her career in property management over 10 years ago. She brings her enthusiasm for first class service, team building, and operational skills to her position as Train-ing Manager. Her experience includes extensive property management, providing oversight, goal setting, and motivation for leasing agents, and utilizing benchmark reporting.

Yong Held has over ten years’ experience in Human Resources and the Real Estate Industry. She is also a licensed real estate agent with expe-rience in residential and commercial properties. Yong has been a Human Resources consultant for various industries and held the position of Human Resources Director. She has a Masters in Clinical Psychology from Vanguard University.

During her 15 year career, Angela has beenresponsible for the day to day operations, andleadership of the management teams of 150commercial buildings. She previously held theposition of Regional Vice President and hasprovided oversight for 25 million square feet ofreal estate including multifamily, retail, office,medical, industrial, and mixed uses.

Sara D’Elia, CPM, CEO, PrincipalReal Estate No.: 01013395

Robert Tanaka, CPM, CSM Regional Property ManagerReal Estate No.: 00840747

Matt Tucker brings 12 years of experience man-aging multifamily, commercial, and mixed use properties to The REMM team. He has extensive experience with lease up, increasing occupancy for property owners, and re-positioning under-performing assets to achieve increased profitabil-ity. Prior to The REMM Group, Matt worked with Cannon Management in Los Angeles.

Matt Tucker, ARM, Regional Property ManagerReal Estate No.: 01886424

Christine Dales, COO, Principal

Yong Held, Director of Human ResourceShawn Conerty CFO, Principal

Angela G. Mettler, RPA, Regional DirectorReal Estate No.: 1484411

Jan Melano has 25 years of concentrated experi-ence managing large multifamily assets, retail, and office properties. She has an outstanding record in contract negotiation, controlling costs, and developing revenue enhancement opportuni-ties. Jan graduated with honors from Chapman University, with a Bachelor of Arts degree in Psychology, and with honors from Pepperdine University with a Master of Arts degree.

Caron has over 17 years of property management experience and a strong operational background. She excels at facilitating projects for our clients and regional management team. Prior to joining The REMM Group, Caron worked extensively with all aspects of retail property management, including tenant relationships, budgeting, CAM reconciliations, supervision of maintenance staff, and property accounting.

Jan Melano, Regional Property ManagerReal Estate No.: 01158586

Caron Wilson, Assistant Property ManagerReal Estate No.: 01722772

Theresa Manokoune, Training Manager

John Schutz has served as a Facilities Director since February 2008. He has 18 years of construc-tion and facility management. His background includes responsibility for the direction of capital improvement projects from concept to comple-tion; including scope preparation, bidding, con-tract negotiation, quality control and accounting.

John Schutz, Facilities Director

LASTING RELATIONSHIPSIn the lightning-paced and high stakes environment of Southern California real

estate, the more continuity, mutual respect, and understanding we build in business

relationships the broader the foundations of success. These are the relationships

that give a business the strength to weather downturns, drive recoveries, and enjoy

rewards. There is only one way to achieve these relationships, and that is with results.

When we take over operations of a new property, it is important that the owner and

tenants see results right away. In the first 60 days we establish, and begin to imple-

ment, an action plan for the property. The plan includes a budget for improvements,

management, and marketing. We work hard to achieve impressive and impactful

results by the end of this initial time-frame.

Our team is ready to conquer challenges, will not let frustrations stop progress,

and uses disappointments to fuel better ideas. Our goal is to free up your time and

increase the value of your portfolio, so you can look towards new opportunities.

We assist in asset rehabilitation, repositioning, and recapitalization. The more we

work with a client, the better we can anticipate the types of properties that would

fit their investment plans. Our deep market knowledge, teamed with a thorough

understanding of your goals and expectations, make us ideal advisors when you

look for new acquisitions.

Our dedication to exceptional results-oriented customer service fosters lasting rela-

tionships as we grow with our clients in partnership and professional friendship.

www.remmgroup.com