MANAGEMENT SERVICES

Commercial Property Associates' Management Services Division supplies clients with a comprehensive property management package.

Through strong communication skills and under expert professional direction, a long range asset management plan is prepared with the client. Realistic projections are then derived from a detailed market analysis and, based on cash flow parameters from existing leases, becomes a blue print for the property. This customized plan is tailored to goals set for the property (i.e., long term investment, or sale).  This goal oriented approach to management provides the client with a clear and easy system to track the property’s success under the management and direction of Commercial Properties Associates (CPA).

Commercial Property Associates Management will supply accounting, leasing, maintenance and administrative services designed to maximize efficient operation, return on investment and achieve goals set by the client for the property.

Accounting Services:

1. Rent collection including delinquencies, eviction procedures and the judicial process.
2. Render timely monthly and year-to-date operating statements, and financial reports to the owner.
3. Disbursements to vendors and service contractors for services provided to the property.
4. Comprehensive review of all leases to assure proper charges for rent, recoveries, etc.
5. Review and approval of all contracts and requests for payment from vendors and service contractors.
6. Prepare an annual income and expense budget for the approval of the owner.

Leasing Service:

1. Work with clients to obtain leasing targets and then negotiate with prospective tenants to meet those rent schedules.
2. Utilize management's extensive leasing program to market client's property to national, regional and local retail tenants.
3. Initiate a comprehensive local marketing program to identify and secure local tenants including the use of local brokerage agencies.
4. Maintain contact with existing tenants in order to maximize tenant retention.

The Brahin Organization, to promote leasing activities, is actively involved with the International Council of Shopping Centers and has an extensive network of retail tenant relationships that have been fostered over years of experience in numerous markets.

Maintenance:

1. Design and implement a tailored program of regular maintenance at subject property.
2. Regular inspections conducted by personnel experienced in construction and maintenance requirements.
3. Identify, solicit and negotiate necessary regular and extraordinary service contracts for property.
4. Supervise, inspect and analyze vendor and contractor services.
5. Maintain contact with existing tenants to effect timely and efficient response to requests and complaints.
6. Prepare, as part of the long asset property management plan, an annual capital improvement budget.

While local needs will vary, Management's activities in a variety of centers enables us to better assess the most efficient and cost effective means to meet daily maintenance objectives.

Administration:

1. Provide overall coordination of accounting, leasing and maintenance efforts to best achieve center's long range goals.
2. Coordinate timely and effective response to regular and emergency situations.
3. Ensure lease compliance, resolve delinquencies and coordinate responses to governmental and other outside agency requests.

Other Services:

Other services can be provided or obtained by Management on a fee basis. These would include:

• Real Estate tax evaluations and appeals.
• Construction planning, supervision and procurement.
• Refinancing.
• Insurance Surveys and analysis.
• Specialized additional marketing including the establishment and supervision of tenant   advertising programs.
• Tenant auditing.
• Preparation of ad-hoc financial reports for the property on an as requested/needed basis.