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Acquisition |
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The acquisition process is new and always
involved to many investors. AGM facilitates all facets of the acquisition process
including the:
1. Selection of the property
2. All financial proformas including building comparables
3. Due diligence: including the inspections, phase I & II, surveys, structural and general well being of a
property
4. The property financing: all proformas, appraisal facilitation and closing of the transaction |
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Transitional/Initial Start Up |
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All efforts used in acquiring a property make the
transition of a property from the previous owner to our ownership a smooth
transition for the tenants, lender as well as the investor. Over the last 7
years many properties have been acquired the exact same way and the systems
have been proven upon and perfected. |
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Property Services |
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Using a web based approach; our services
are available 24/7. All clients may use our website to understand the current
happenings of their property as well as all tenants may contact us through our
documented workrequest@agmmanagement.com to notify us of any property issues. We have immediate
access to our vendors allowing facilitation of any needs ranging from janitorial
issues to individual suite concerns. Our in house engineer, not available to
smaller or less concerned companies, then may follow up each request guaranteeing
a smooth running property. Such service is available to investors who may need
direct access to our engineer for miscellaneous building issues to our in house
accountant who can facilitate any financial concerns. |
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Reporting |
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Successful property management is only
achieved through communication to the clients. Monthly we post all financial
information to the website. Quarterly we post management reports which outline
the last quarter's financials, repair and maintenance and all leasing/renewal
efforts. And at any time the website includes rent rolls, pictures, floor plans,
building facts and all relevant financial documents each supporting ongoing and
immediate communication. |
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Cash Management |
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Cash is managed on a regular,
ongoing basis. Quarterly we distribute dividends to the investors. All
reserves (capital improvements, tenant improvements & commissions) are
held as needed for each property including an attempt to collect any
interest monies. A third party lock box is utilized to facilitate
immediate deposit of rental payments. No cash (rent checks) is
handled by the employees eliminating any concerns for theft or
general mishandling. Immediately rent is deposited and disbursed
directly into each properties trust account, all managed through
the internet which is then reported monthly on the AGM website.
Annually a third party accounting firm reviews all accounting activity
verifying accuracy and providing a K1 to each investor for their individual
tax reporting. |
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Coordination Management |
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With regular management services a
property will experience over the life of the investment a need for tenant
improvements or capital improvements. With over 30 years combined experience
AGM is prepared to facilitate all tenant improvement projects including bidding,
architectural and permitting to facilitating the actual construction. Because
the majority of the properties are seasoned, ongoing capital improvements need
addressing as well: roofs, building painting, parking lots, landscaping,
mechanical systems etc. The relationships AGM has developed over the years
provide access to the best contractors and pricing whereby whether tenant
improvements or capital improvements AGM is prepared to implement the best
solutions with the least amount of inconvenience to the tenants and investors. |
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"1031" Exchange Services |
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When acquiring properties AGM has
included investors needing to facilitate a 1031 exchange. Whether as an
individual exchange or with a group (tenants in common) AGM has successfully
negotiated both in many instances. Our attorneys and exchange facilitators
are available to accommodate a smooth transition with each and provide the
needed legal and emotional support. |
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Operating Expenses |
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Operating expenses are a large piece of
the investors return scenario and because of AGM's desire to achieve the highest
returns for the investors they take great strides in developing budgets, including
capital improvements, tenant improvements and commissions. Ongoing management
of the vendors proves to better the pricing, including the leverage achieved
through grouping many properties per vendor. Additional efforts include:
writing leases as NNN, making sure all expenses are reimbursable, investigate
any grant monies, using all warranties and reviewing any tax saving advantages. |
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