Acquisition

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

 

Transitional/Initial Start Up

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.

 

Property Services

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.

 

Reporting

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.

 

Cash Management

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.

 

Coordination Management

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.

 

"1031" Exchange Services

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.

 

Operating Expenses

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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