IRA REGINALD M. FLORES, REA

Lot *D Block * Sirach Street, BF Executive Phase VI Amelie,

Alamanza Uno, Las Pinas

Mobile: 091*-***-****

Email: rejrej_flores@outlook.com

CAREER HIGHLIGHTS:

Eight (8) years solid experience in Strategic Land Acquisition, Commercial & Land Leasing, Business Development & Franchising, Third-Party Coordination, Policy Administration, Government Liaison, Sensitive Personal Data Management, and Issue Resolution in the field of Petroleum and Oil and Gas and Real Estate.

Five (5) years solid experience in Strategic Land Acquisition, Land Leasing, Land Titling and Registration, Property Valuation, Land Taxation, Government Liaison, Sensitive Personal Data Management and Paralegalities in the field of Manufacturing both in plant operations and head office management.

EDUCATION

University of the Philippines, Manila

Bachelor of Arts in Development Studies

2000

PROFESSIONAL EXPERIENCE

LICENSED INDPENDENT REAL ESTATE APPRAISER (AUGUST 2014 to Present) COMPANY (Confidential)

CONSULTANT (June 2019 to October 2019)

Site identification according to site selection criteria aligned with management identified white spots.

Market/competitor scans.

Property ownership research, valuation and due diligence for identified sites.

Negotiations.

Preparation of legal documents such as letters of intent, memoranda of agreement, option to lease agreements, lease agreements, contracts to sell and deeds of absolute sale.

Preliminary financial runs to determine the feasibility of possible horizontal or vertical developments.

Produce site packs as a basis for initial massing.

Permitting such as but not limited to barangay clearances, locational clearances, development permits, ECC and HLURB LTS.

Highlights:

Successfully negotiated and formalized the lease of a property in the Region VII for use as parking and staff housing for the employees of the company’s hotel development; had retail space included in the design for income generation purposes.

Established the pre-feasibility of a possible hotel development in Region IV-B.

Devised a tracker to monitor property registration/titling activities for properties recently acquired. LEECHIU PROPERTY CONSULTANTS, INC.

SENIOR MANAGER, COMMERCIAL LEASING (November 2018 to June 2019)

Assigned to Pilipinas Shell Petroleum Corporation and responsible for site selection and acquisition for their new-to-industry (NTI) fuels service stations and for the lease renewal of existing ones within the assigned territories:

> Site identification according to site selection criteria.

> Property ownership research and valuation and due diligence.

> Negotiations.

> Preparation of legal documents such as letters of intent, memoranda of agreement, option to lease and lease agreements.

> Lease registration.

Highlights:

Renewed in existing lease for another 10-year lease period for a station in Davao City.

Devised an internal master tracker to monitor progress on site acquisitions and lease renewals.

Identified some 16 parcels of land subject to consideration by Pilipinas Shell.

Acted as interim Property Manager from January to March 2019:

> Devised a tracker to monitor concerns of lessors regarding lease payments and other property concerns such as payment of real property taxes, lease registration, land use conversion, idle land taxes and encroachments.

> Successfully negotiated the lifting of notice of violation for a service station in Cebu using land reclassification per actual use.

REPUBLIC CEMENT LAND & RESOURCES, INC.

(Formerly Republic Cement Services, Inc. and Lafarge Cement Services Philippines, Inc.) LAND SPECIALIST (October 2013 to August 2018)

Responsible for the transfers and titling of some 900 parcels of land owned by the company used for plant site, reserves, access, buffer, occlusion or surplus inclusive of the following functions:

> Supervision of relocation and/or topographic surveys.

> Court appearances.

> Drafting of relevant legal documents applicable to the situation at hand.

> Regularly interact with government personnel based in various branches of the BIR, Registries of Deeds, City or Municipal Assessors, City of Municipal Treasurers, CENRO, PENRO and Regional Offices of the DENR.

> Regularly interact with external legal counsels of the company for real estate related cases.

Responsible for the timely payment of annual real property taxes for non-operating sites.

Responsible for the divestment of surplus lands owned by the company either through direct sale to potential buyers or through the conceptualization of programs such as housing, power generation, reforestation or sustainable community-based agriculture.

Responsible for research, valuation and due diligence of properties proposed for acquisition. Highlights:

Successfully transferred seven (7) parcels of land in the name of the company which parcels of land bore documentary transfer complications such as expired prescriptive periods and land classification issues.

Successfully handled the issuance of a revocable/provisional permit for a mid-sea miscellaneous lease area adjacent to Republic Cement’s Iligan Plant’s foreshore area with a total area of 16.4 hectares for purposes of in-house port operations from base survey to regional approval

Successfully established the feasibility of several parcels of surplus land located in Teresa, Rizal for use as a residential subdivision under the Community Mortgage Program (CMP) run by the Social Housing Finance Corporation (SHFC) with such residential subdivision having a total of 316 single detached residential structures erected on 64-square meter lots, the total project cost of the subdivision running to an amount of PHP 43 million.

Introduced the use of cloud computing for facilitated sharing of land documents to both internal and external customers and acted as administrator of the resultant virtual data room.

Responsible for the safekeeping of original owners’ duplicates of the certificates of title of the company.

Advanced or on-time payment of real property taxes and leases. FIRST NATIONAL PETROLEUM CORPORATION

CONSULTANT (DECEMBER 2011 - MARCH 2012)

Established the feasibility of the first five (5) fuel service stations inclusive of site selection, design, signage development, equipment sourcing, construction monitoring, training, customer care and retail business monitoring.

Managed the company’s importation of fuels from sourcing to receiving. PETROLUBE PHILIPPINES CORPORATION

CONSULTANT (SEPTEMBER 2011 - AUGUST 2012)

Provided objective advice, expertise and specialist skills towards creating value, maximizing growth and improving its business performance.

Improved the sales volume of the company by providing C & I accounts and establishing distributors and/or dealers for specific territories.

Assisted in determining the feasibility of proposed investments and production of marketing collaterals.

PHOENIX PETROLUEM PHILIPPINES, INC.

RETAIL MANAGER - LUZON (JANUARY 2010 - MAY 2010)

NETWORK PLANNING MANAGER (APRIL 2008 - JANUARY 2010)

Actively managed the daily activities of Retail Luzon inclusive of network planning activities, territory management activities, order handling, deliveries of products to service stations and Retail Engineering activities.

Sole point of contact for the monthly production of company highlights for nationwide consumption.

Sourced potential sites for use as service stations through cold canvass, tax mapping, research and through broker contacts.

Evaluated thoroughly potential sites through ocular inspections, property valuation, trade area analysis and traffic count surveys.

Responsible for the production of service station layouts in coordination with Retail Engineering.

Implemented the franchise program of the company.

Conducted feasibility studies on evaluated sites with emphasis on drop-in rate, volume growth during control period, payback period and earning power.

Negotiated with lot owners, dealer applicants, sub-lessees and brokers.

Sourced sub-lessees to occupy rentable spaces within various service stations.

Prepared legal documents such as MOA’s, Contracts of Lease, Sub-Lease Agreements, Dealership Agreements and Amendments.

Highlights:

Introduced a DCF Analysis template which eventually was approved for nationwide use by network planners.

Introduced the use of an Offer Sheet to lock company-owned sites prior to Lease Contracts.

Managed the construction and respective openings of Luzon’s first five (5) service stations.

Trained the dealers and station staff of Luzon’s first five (5) service stations.

Recommended the approval of 16 service stations presently operational and all with an average monthly thru-put of 150 to 200 KL – Trece Martirez, Malasiqui, Bambang, Mexico, Daang Hari, Cabuyao, Santa Rosa, Kawit, Batangas City, Santa Ana, Santa, Dasmarinas, San Pablo, Platero, Langkiwa, Kauswagan, Cagayan de Oro City.

Conceptualized and implemented a conversion program based on Fair Rental Value, Average Monthly Sales and Margin Needs which led to the conversion of four (4) independent service stations.

Developed and implemented a two-year master development plan for Cebu and for Cagayan de Oro City, and a three-year master development plan for Luzon and Negros Oriental.

Successfully negotiated the entry of Shakey’s and Mini Stop into Phoenix Daang Hari which arrangement would be future proof for all Phoenix sites with rentable spaces.

Successfully managed the implementation of Luzon’s first Dealer Convention. VILLAGE GOURMET CO., INC.

MARKETING MANAGER (FEBRUARY 2006 – JULY 2007)

Maintained and built the client base of the company.

Launched new products.

Developed and execute marketing plans and programs.

Planned and implemented the company’s advertising and promotion activities.

Developed and recommend pricing strategy.

Monitored and analyzed sales figures as a basis for delivery forecasts and to identify market opportunities and/or threats.

Highlights:

Successfully negotiated a shift from consignor to concessionaire status with a major supermarket player resulting in a 3% improvement in sales and an open delivery schedule.

Successfully closed two (2) major institutional accounts contributing an additional monthly income of PHP 250K for the company.

Launched 17 new items for major supermarket players with a projected monthly gross income of PHP 350K.

Analyzed cost of raw materials and OPEX components versus wholesale and retail pricing of the company’s products leading to the implementation of a price increase across all SKUs in 2006.

Successfully launched six (6) new items within an 8-month period from day one (1) of employment.

Re-designed the company’s Sales Order Form leading to facilitated order-taking and providing customers with a method to trace orders placed.

Recommended the use of a fleet card for more efficient monitoring of fuel utilization of delivery vehicles and to augment the company’s cash flow.

Managed the rehabilitation of the company’s delivery vehicles in line with the planned vehicle re- imaging per approved marketing plan.

Completed a feasibility study on the potential supply of specific products to a network of pizza restaurants.

UNIOIL PETROLEUM PHILIPPINES, INC.

NETWORK PLANNING OFFICER (MARCH 2003 - APRIL 2005) RETAIL DEVELOPMENT ASSISTANT (SEPTEMBER 2002 - MARCH 2003)

Responsible for the sourcing of potential sites for use as service stations through cold canvass, tax mapping, research and through broker contacts.

Evaluation of potential sites through ocular inspections, property valuation, trade area analysis and traffic count surveys.

Conduct feasibility studies on evaluated sites with emphasis on drop-in rate, volume growth during control period, payback period and earning power.

Responsible for negotiations with lot owners, dealer applicants, sub-lessees and brokers.

Liaison work with various local and national government agencies for permits, licenses, real property taxes and TCT verification.

Source sub-lessees to occupy rentable spaces within various service stations.

Prepare legal documents such as MOA’s, Contracts of Lease, Sub-Lease Agreements, Dealership Agreements and Distributorship Agreements.

Highlights:

Generated some PHP 26 M in rental savings for 1 service station through negotiations with lot owner.

Trained Mindanao counterparts in the methods and procedures of evaluating sites for use as gasoline service stations from basic site selection to feasibility development.

Revised franchise program leading to more interested dealer applicants.

Re-devised feasibility template used to evaluate potential sites.

Successfully negotiated the entry of Shakey’s into one service station which entry would generate an additional monthly income of at least PHP 30,000.00 for said service station.

Successfully negotiated for reduced taxes on improvements, machinery and equipment for 3 service stations.

Added 6 new company-owned service stations and 2 new dealer-owned service stations to the total network.

Formulated a distributor application process which led to 1 new distributor with a volume of 12 KL per month.

Hand-picked by the Executive Committee to determine the feasibility of taking over competitor service stations with past dues with the company.

ANCHOR SAVINGS BANK

PROJECT ASSISTANT (DECEMBER 2000 - MARCH 2001)

Identified target areas for micro-finance.

Coordinated with Barangay units and Knights of Columbus units.

Conducted projection meetings.

Conducted means testing as a form of credit investigation.

Trained interested and qualified applicants.

Evaluated loan proposals.

Highlights:

Successfully set-up two (2) lending centers in the areas of Antipolo City and San Pedro, Laguna. TRAININGS AND SEMINARS:

Month/Year Name of Training

January 2014 Community Mortgage Program

January 2014 Basic Cement Manufacturing

May 2014 CREASAT for Real Estate Licensure

May 2015 Basic Occupational Safety & Health

October 2016 Basic Geodetic Surveying

April 2017 CPD

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