Real Estate Property Management

STUART NICHOLS AULD

**** *. ***** ****., #64-913-*******

Leawood, Kansas 66224

***********@*****.***

QUALIFICATIONS

Broad based real estate, insurance, financial and investment knowledge, skills, abilities & experience. Have performed brokerage sales, management, marketing, acquisitions, entitlements, developments and consultations on numerous projects.

Expert knowledge, skills and abilities in all aspects of commercial, retail, office, industrial, hotel, telecom, multi-family and residential real estate developments, marketing, financing, property management and co-locations or build to suit projects. Excellence in real estate site investigations/site acquisitions/market analysis, zoning, entitlement, development as well as preparation of all necessary documents such as option agreements, purchase agreements, leases/subleases, exchanges (1031 & Section 72), sale-leasebacks, ground leases, LMA & ECR agreements, estoppels, SNDA’s, market studies, property marketing brochures and asset management.

Authored numerous detailed written real estate market studies with competitor analysis for major tenants and the federal government. Prepared corporate retail store site submittals and performed development/redevelopment tasks for major tenants and developers, including land use planning, site plans, zoning, detailed financial analysis (included pro forma budgets), store spacing/strategic planning analysis, and demographic analysis. Led negotiations, reaching and executing legal agreements with landowners, attorneys, contractors, engineering firms, architectural firms, surveyors and environmental/soil test firms for various commercial and residential developments.

Oversaw design and construction work including preparing space plans, site plans, approving tenant improvements and accepted space for various governmental and commercial office users. Also, completed governmental market studies, RFP/ Solicitations for space and prepared detailed governmental specifications for space on behalf of Department of Commerce, Department of Interior/BLM and GSA. Have performed or assisted with most all GSA related tasks on behalf of Federal Agencies.

Manage title/closing process for all real estate transactions & performed mortgage brokerage work including obtaining financing/refinancing and preparing loan package submittals. Performed collateral property inspections, evaluated loan assets in default of loan terms and recommended strategies. Prepared written property inspection and evaluation reports including Broker Opinions of value on behalf of financial institutions.

Property management (including CAM, tax, maintenance, insurance and access issues), use of Siterra property management software, environmental and lease audits, title/survey issues. Knowledgeable of environmental laws and regulations to assess and determine real estate related impacts and brown-field remediation techniques using insurance. Prepare, assist, request, and modify legal descriptions and legal exhibits for deeds, contracts, mortgages, notes, UCC filings, legal proceedings, engaged local and outside legal counsel and the like. Very knowledgeable in real estate practices, transactions & laws- residential & commercial.

Have managed and resolved numerous site acquisitions, entitlement, development, construction, property management & marketing/leasing administrative type issues for various landowners, corporations, investors, major tenants and the federal government.

WORK EXPERIENCE

1983Present

Corporate Services

Broker

Operate a small regional retail, industrial, office, residential real estate and insurance brokerage company responsible for all areas of operation and management. Most recently, performed contracted work for GSA and Sprint. For GSA, worked in Region 6 as Realty Specialist for leasing. Review requests for space from Federal Agencies. Serve as a Project Manager for Federal Space procured on behalf of Federal Agencies. Responsible for market studies, determination of space requirements, overseeing build out of TI and accepting space. Provide technical advice to Federal Agencies. Prepare or obtain all necessary docs to consummate and document transactions using GSA software. For Sprint, handled national corporate real estate matters, as assigned, including drafting Subleases, NDA’s, Estoppel and other docs. Converted certain corporate retail stores into dealer stores. In the past, performed site investigation and acquisition, zoning/rezoning, lease, purchase, and option negotiations for new store sites, offices, office/warehouse, shopping centers as well as the marketing of corporate surplus properties for various clients. Marketed REO residential properties and performed Broker opinions of market value in Kansas and Missouri. Completed feasibility studies and acquired land and negotiated leases for major tenants and developers in Kansas, Missouri, Colorado, Oklahoma, Arkansas, Illinois and Iowa. Negotiated shopping center and apartment (both conventional and government subsidized) acquisitions/transactions for local and regional investors. Subleased or sold of over twenty (20) surplus properties for Safeway Stores, Fleming Foods, Woolworth, McDonald's and others. Acquisition of the land and/or major tenant/small tenant leasing of ten (10) shopping centers, and was the sole broker in several shopping center sales. Worked on real estate transactions with Safeway, Sears, American Stores Properties, Osco, Wal-Mart, Kroh Brothers, Matrix Realty, Western Auto, Super Value, Taco Bell, T.J. Applebee’s, Hardee's, Goodyear and others. Other general brokerage work including negotiating office or office/warehouse leases for Norstan Communications, American Electric, U.S.P.S.- (125,000+ s.f.), GEHA, Muroch & Associates, Business Insurance Company, Prentiss Properties, World Savings, Compass Management & Leasing and others. (Note: Whenever I am not working for others or performing contract work, such as for GSA(2017), Sprint(2018) and others, I just go back to doing brokerage work). Placed various lines of insurance as a broker, directly for life, annuity and health business and in cooperation with other larger agencies for property casualty business.

2013-2015

Ericsson/Sprint

NOC Real Estate Professional

Worked at National Operations Center (“NOC”) for real estate on Sprint’s Corporate Campus doing mostly lease administrative work. Responsible for site access, lease interpretation and lease administration of all cell tower sites nationally and internationally, as assigned. Drafted numerous legal documents including, but not limited to estoppels, SNDA’s, lease modifications and similar legal docs. Managed and resolved numerous lease administrative issues. Reviewed site plans, engineering docs and construction drawings as required. Ordered maintenance work and handled other cell tower site related real estate issues for Sprint’s cell towers nationally and internationally.

2009-2010

U.S. Government: Department of Interior/BLM

NOC Realty Specialist

One of 2 Realty Specialist working at the BLM National Operations Center “NOC” in Denver, CO. Responsible for all real estate and lease related matters for BLM in CO, NV, NE, MS, WI and elsewhere as assigned. Authored market studies, solicitations for space, lease modifications, lease extension/renewals/ succeeding/ superseding leases, occupancy agreements, interagency agreements, solicitations for offers, space plans, prepared detailed governmental specifications for space, negotiated for build to suits working with GSA on procurements for various space needs in excess of 2,500 s.f., oversaw build-out, accepting space for BLM's approximately 275 offices nationwide.

2006-2008

Value Place Hotels

National Director of Real Estate Development

National Real Estate Director of Development for one of the nation’s fastest growing extended-stay Hotel chains. Responsible for oversight of 6 Development Managers and approximately 40 new Value Place Hotel developments in various states across the US. Responsible for drafting and negotiating purchase / option agreements, developing entitlement strategies, obtaining all necessary governmental approvals, and then arranging for closings. Handled various due diligence and real estate entitlement matters including managing written deliverables for each hotel project. Prepared various legal documents for review by legal dept. Engaged outside legal counsel, when needed, for zoning and rezoning issues. Also, worked on re-negotiation of the national engineering, GEO, architectural, environmental, title and other vendor contracts and completed site investigation, entitlement and development tasks as needed to accommodate work overflow. Obtained numerous governmental approvals for these Hotel development projects including one with $1,000,000+ in TIF benefits for the investor/franchisee.

2004-2005

Brooke Corporation

National Real Estate Manager

National Real Estate Manager for American Stock Exchange listed company specializing in acquisition, franchising and the financing of Insurance and Financial services offices (and more recently funeral homes) to various selected franchisees across the country. Handle real estate negotiations for leases, subleases, purchases, acquisitions of existing insurance agencies and real estate related matters including site investigation, store spacing, strategic planning and other issues for their 350+ retail and office locations.

1998-2000

U.S. Government: Department of Commerce/Bureau of Census

Regional Administrative Specialist Leasing

Leasing Specialist for the Federal Government’s largest peacetime operation. For the 36 (thirty-

six) 10,000 SF Census offices in Kansas, Missouri, Oklahoma, Arkansas, Iowa and Minnesota: Conducted market studies, including site selection, drafted solicitations/specifications for space, negotiated leases, designed office space plans incorporating all telephone and computer automation requirements, oversaw build out of tenant improvements, accepted space, and handled property management and security issues. Promoted to handle all administrative functions for assigned offices in Kansas, Missouri and Arkansas after offices were built out and operational, including personnel & payroll (PAMS/ADAMS), and information management. Supervised these operations and then assisted in the planned closing of the offices. This was a term appointment and after successful completion of my duties, including certificate of recognition, I returned to operate my brokerage company.

1979-1983

Safeway Stores Incorporated

Sr. Real Estate Rep.

Responsible for all real estate related matters as assigned in KS and MO including strategic planning, store spacing, site selection, negotiations with property owners, administrating and coordinating site acquisitions, lease, lease modifications and renewals, development, zoning/rezoning, property management and budgeting aspects of Safeway's new store and remodel program. Preparation of all documents for all aspects of site acquisitions and written submittals to Corporate Real Estate Committee for new store sites, remodels, conversions, lease/sale negotiations and surplus property sublease or sale negotiations. Led the company in the marketing of Safeway’s surplus properties and opened as Safeway Super Stores or converted to Food Barn, total 25 stores. Also handled lease modification agreements, compliance, common area maintenance charges, taxes, insurance and lessor required repairs for the division's approximately 90 operating stores.

EDUCATION

College

Graduated B.S.B.A University of Missouri, Columbia, Missouri. Majors in Real Estate/Insurance/Finance (Scholarship from Missouri Board of Realtors).

Attended University of Kansas, Lawrence, Kansas. General course work.

(I have numerous years of CE in real estate and insurance as well as all courses completed for Federal Realty Contracting Officer)

High School

Graduated Shawnee Mission South, Overland Park, Ks.

SPECIAL ACTIVITIES, HONORS, AND PROFESSIONAL DESIGNATIONS

Real Estate Broker Kansas (can handle transactions in other states)

Insurance Broker Kansas all lines

Vice Chairman of Leawood Plan Commission (Master Plan- responsible for determining the location of the Town Center/City Hall Concept & 150 Hwy Corridor study)

Former Ombudsman, State Of Missouri

NACORE

SUMMARY: Extensive experience in Commercial (including Governmental) & Residential Real Estate & Investmernts managing all aspects of residential, commercial office, industrial, retail, hotel and telecommunication properties, including site acquisitions, entitlements and overseeing construction of new developments, tenant improvements and accepting space. Highly analytical, versatile, and results-driven professional with comprehensive years of experience in new projects, new developments, entitlements, sales, leasing, acquisitions, business analysis, lease administration, document creation and accounting operations. Successfully, investigated and acquired numerous sites for development, oversaw entitlement, oversaw construction, managed and negotiated and obtained full execution of numerous corporate contracts. Successfully managed development managers and outside Vendors, Investors/Franchisees, Contractors, Tenants, Developers (as the case to ensure completion and grand opening of numerous retail, office, industrial and hotel projects. Client/Franchisee/Corporate satisfaction through leadership, responsiveness and creativity developing and maintaining a positive client relationship. Equipped with extensive background in identifying and resolving contract/lease details subjective to both cost and legal constraints. Reputed for excellent site acquisition and development/entitlement skills, organizational expertise, keen attention to detail, extensive leadership, communication, and interpersonal skills crucial in developing motivating, positive team environments. An unwavering commitment to customer service, with the ability to build productive relationships, and resolve complex issues. Strategic-relationship/partnership-building skills -- listen attentively, solve problems creatively & correctly, and use tact and diplomacy to find common ground and achieve win-win outcomes.

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