Investment Analytics Group (IAG) was formed December 2006 to provide integrated commercial real estate advisory services for investors. Our core services include asset level due diligence, asset management, financial modeling, feasibility studies and other related advisory services for both income producing and land assets. Our business model and services are not reactionary to what many other firms consider “opportunity” in the current distressed environment.

IAG’s team is not new to this business. With combined experience in managing and operating commercial real estate exceeding 65 years, the IAG team comprises decades of relevant experience including the management of tenant-in-common investments, land assets, and development product. The IAG team includes personnel with a 25-year history in banking and finance with specific, relevant focus on commercial assets and development lending. Additionally, we have lender workout experience both on behalf of lenders and borrowers.

As Asset Managers, IAG can effectively manage assets in any geographic location across the country, and does so for its clients today. We presently manage more than $35 million in raw and entitled land assets slated for commercial development in several markets around the country.
IAG is committed to providing TIC owners consistent communication, transparency in all of the services and functions we perform, and access to all asset level information, providing round the clock access to all members of our team including IAG’s Principals.

IAG will work side-by-side with legal counsel in this current state of turmoil to determine where property cash reserves have gone and ensure property tax, insurance, and relevant lease obligations are protected; provide workout strategies and options in addressing LLC entities; maintain your investment’s 1031 Exchange status; ensure any applicable loan maintains a “performing” status.

About Investment Analytics Group
Established in December 2006, Investment Analytics Group (IAG) provides integrated commercial real estate advisory services to investors. Our core services include asset level due diligence, asset management, financial modeling, feasibility studies and other related advisory services.
For more information visit us at www.iagroupllc.com or contact us at 208.846.8476 or info@iagroupllc.com.

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Once Investment Analytics Group (IAG) is contractually engaged as your Land Manager, we take responsibility for the following:
• The strategic planning and oversight of your investment: The IAG strategic plan includes all market research and statistics which are customized for the specific property and the surrounding area. This research and our valuation results are provided to investors and are paramount to the sound strategic plan for the property.
• Maintenance of LLC’s and annual reporting; coordinating an LLC replacement Manager
• Coordinating TIC Owners and LLC Member communication and decision making including annual budget, lease administration (if applicable), potential sale of assets
• Coordinating easement purchases / municipal administration / eminent domain matters
• Disseminating and maintaining organizational documents
• Preparation and filing of tax returns and distributing K-1’s to LLC Members
• Assistance with property tax filings and payments
• Preparing year-end tax letters summarizing income and expenses for the owners
• Assistance in maintenance of individual TIC ownership structures (e.g., SPEs)
• Properly maintaining certain tax exemptions (like agricultural)
• Providing convenient and consistent access to property status communications, quarterly and annual reports and financials, annual budgets, reporting for taxes, the annual strategic plan and approved budget
• Facilitation of approvals for new leases, sales of assets and other services as mutually agreed or as needed.
• Administering any current leases-in-place, performing basic accounting.
• Hiring and supervising local brokerage specialists, when requested, or as needed.
• At the owners’ direction, introducing potential, select development partners to bid the continued entitlement and enhancement of land assets.

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Investment Analytics Group (IAG) was recently retained to manage multiple land assets on behalf of numerous former DBSI investors who had purchased tenant-in-common (TIC) interests in raw land tracts in several areas across the nation.

One of those assets was the Chinden Road Project, a 65-acre tract of land located in Boise, Idaho. The spokesperson for the Chinden Road property group, Bob McCotter, discussed his reasons for retaining IAG for their asset management services.

“I spoke with about four or five people about managing our land investment but Eric seemed to be right on target with our needs,” said Mr. McCotter. “He is intelligent, understands real estate investing and the fundamentals that go along with it so I felt going forward he would serve us well.

“It was a unanimous agreement from the group after I told them about my impressions of IAG and Eric,” continued Mr. McCotter. “IAG has been right on board immediately and there have been no complaints from anyone since day one. I never, ever have had one thought in my mind that I should have hired someone else.”

The IAG team brings an extensive real estate background and knowledge to the modeling/valuation process and has analyzed billions of dollars of transactions on all investment property classes. Our analysis has helped our clients make critical management, valuation, acquisition, disposition, and financing decisions, particularly with land and development assets.

“Eric and IAG put everyone at ease and they did all the right things,” said Mr. McCotter. “I have recommended them to several people and anyone who needs their help will not be disappointed.”

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Investment Analytics Group (IAG) can help you avoid pitfalls and uncover economic opportunities. Selecting space for your organization and successfully negotiating an acceptable lease are complex, time-consuming tasks that are full of potential pitfalls. The pitfalls only multiply if you undertake the process on your own, without the benefit of an experienced commercial real estate professional serving as your tenant representative like Investment Analytics Group (IAG).

Hiring a tenant representative who acts on your behalf can eliminate many of the hassles in site selection and negotiation. It can prevent potentially disastrous missteps. And it can cut much of your real estate expense. More importantly, aligning yourself with an experienced tenant rep can turn up real economic opportunities and help turn your space into a strategic asset.

About Investment Analytics Group
Established in December 2006, Investment Analytics Group (IAG) provides integrated commercial real estate advisory services to investors. Our core services include asset level due diligence, asset management, financial modeling, feasibility studies and other related advisory services.
For more information visit us at www.iagroupllc.com or contact us at 208.846.8476 or info@iagroupllc.com.

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When you hire Investment Analytics Group (IAG) for your commercial real estate needs, you not only get highly qualified professionals on your side, but also access to information, markets, technology and expert advice.

You tap into a global network with vast experience in commercial real estate. That network comprises of dedicated individuals, all with just one thing in mind: producing the best possible results for you and your investment.

Investment Analytics Group (IAG) delivers everything you need to make sure your commercial real estate investment is performing at its maximum ability. With high-quality, focused professionals working for you, IAG has the background, experience, knowledge and independence to successfully represent you in every phase of your business development and investment goals.

Areas of specialization include:
• Advisory services
• Asset management
• Consulting
• Feasibility studies
• Investment analysis
• Land
• Lease
• Management
• Market research
• Office
• Opinions of value
• Property management
• Property valuation
• Retail
• Site selection
• Tax-deferred exchanges
• Tenant representation

About Investment Analytics Group
Established in 2007, Investment Analytics Group (IAG) provides integrated commercial real estate advisory services to investors. Our core services include asset level due diligence, asset management, financial modeling, feasibility studies and other related advisory services.
For more information visit us at www.iagroupllc.com or contact us at 208.846.8476 or info@iagroupllc.com.

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Comprehensive due diligence services are Investment Analytic Group’s specialty. The IAG team has performed due diligence on commercial real estate valued at over $1.2 billion including retail, office, industrial, and multi-family properties across the U.S. We guide the process, keep clients involved as much as they prefer and, most importantly, communicate with you every step of the way. Due diligence is a way of preventing unnecessary harm to either party involved in a transaction and quality due diligence contributes to superior returns. Whether analyzing office, retail, flex, industrial or multi-family properties, a thorough evaluation in the beginning helps the investor realize projected returns.

Due Diligence Checklist

Tenants – Review and confirm the terms of all leases, paying particular attention to co-tenancy clauses, which are common in retail properties. These allow retailers to reduce the base rent, eliminate base rent and pay percentage rent based on sales, or terminate a lease when an anchor tenant or another identified tenant exits the property. Other items to take note of include “early outs,” which permit tenants to terminate leases in advance of normal termination dates, downsizing rights that allow tenants to reduce the size of the leased premises, tenant bankruptcies, and claims by a tenant against the landlord.

Require estoppel certificates from each tenant. This item usually is subject to negotiation between the seller and buyer as to the number of estoppel certificates required and, if less than all, from which tenants (anchors, occupants of more than a certain number of square feet). It also will indicate whether the seller is in default.

Existing Indebtedness – Buyers may be able to assume an existing mortgage or other debt, but they should expect lenders to re-underwrite the terms, which may result in higher debt service, a shortened maturity, and increases in the real estate taxes, insurance, or tenant improvements impound or escrow accounts. In addition buyers must pay an assumption fee and the debt holder’s counsel fees and costs. As a condition to assumption, lenders may insist on a guarantee of all or a portion of the indebtedness.

At the same time, buyers can negotiate deferring interest payments, principal or both; reduction in the principal amount of the debt based upon the value of the property; a change in the interest rate; and reductions in the real estate tax, insurance and/or tenant improvement impound or escrow accounts.

Appraisal – A current property appraisal should be obtained. The appraiser will value the property using comparable recent sales, replacement costs, and capitalization of income methods. In the current economy, the first and last of the three methods may not be completely reliable as to value. With few recent sales of commercial properties other than foreclosures, relying on comparable sales is questionable, while the lack of activity has resulted in uncertainty as to the interest rate to be used in the capitalization of income method.

Physical Condition – A licensed engineer’s inspection should confirm the property’s repair and maintenance needs, both long term and near term, as well as estimates of these costs. There may be a difference between what the seller thinks is necessary and the associated costs and what the engineer thinks is necessary.

Violations of Laws – To obtain proper assurances that the property is fully compliant with applicable laws, codes, and regulations, including zoning and subdivision ordinances, contact the local governing bodies with jurisdiction over the property. If the property is not compliant, find out from local officials if the violation must be fixed in advance of closing and ask the engineer what it will cost.

Environmental – A current phase 1 environmental site assessment is a requisite to a commercial real estate acquisition. If the inspection reveals environmental problems, a phase 2 assessment may be required. Existing and prospective environmental remediation plans must be taken into account, in terms of time frame and costs. An environmental expert can assist on both of these items.

Title and Survey – Does the seller have the financial ability to satisfy all of the liens and judgments that the buyer does not intend to assume? In addition, covenants and operating agreements with third parties regarding access and maintenance of common areas must be carefully reviewed and the terms confirmed, particularly regarding who bears the cost of maintenance and repairs. Also, obtain estoppel certificates from third parties indicating that there is no default on the seller’s part.

Litigation – Does the seller have the ability to settle existing litigation that could delay the closing or result in a new judgment lien filed prior to closing?

Service Contracts – Is the seller current in payment and is each contractor willing to continue providing the agreed to services on the same terms and conditions following closing?

Management – Will the buyer manage the property or hire a third-party management company? Consider engaging the management company currently handling the property to continue, even if the company is owned by the seller. Determine general management and lease-up fees, owner termination rights, and controls over rent receipts and the use thereof by the manager.

Once the due diligence is completed, the buyer should re-examine the financial model used in deciding on the purchase price. Make sure clients have a due diligence or other out in the purchase agreement that allows them to re-negotiate the purchase price in light of the findings.

About Investment Analytics Group
Established in 2007, Investment Analytics Group (IAG) provides integrated commercial real estate advisory services to investors. Our core services include asset level due diligence, asset management, financial modeling, feasibility studies and other related advisory services.
For more information visit us at www.iagroupllc.com or contact us at 208.846.8476 or info@iagroupllc.com.

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Investment Analytics Group is a full-service commercial real estate advisroy firm, that specializes in helping you negotiate all the potential pitfalls that face commercial transactions. We put together a team of top notch professionals to support clients in all areas such as legal, appraising, engineering, architecture and accounting to make sure your commercial real estate transaction is hassle-free. We offer our own proven methods to diagnose each property or client’s needs in order to maximize their opportunity.

Established in 2007, Investment Analytics Group’s (IAG) core services include asset level due diligence, asset management, financial modeling, feasibility studies and other related advisory services. Our business model and services are not reactionary to what many other firms consider “opportunity” in this current distressed environment.

IAG is not new to this business. With a combined experience in managing and operating commercial real estate exceeding 65 years, the Investment Analytics Group (IAG) team comprises decades of relevant experience including the management of Tenant-In-Common Investments.

The IAG team includes personnel with a 25 year history in banking and finance with specific, relevant lender workout experience both on behalf of lenders and borrowers.

As Asset Managers (not property managers), Investment Analytics Group (IAG) can effectively manage assets in any geographic location across the country, and does so for its clients today.

IAG is committed to providing TIC owners consistent communication, transparency in all of the services and functions we perform, and access to all asset level information, providing round the clock access to all members of our team including IAG’s Principals.

Investment Analytics Group (IAG) will accept standard “carve-out” indemnification/guarantees as may be required by lenders and carries professional liability insurance.

IAG will work side-by-side with legal counsel in this current state of turmoil to determine where property revenues have gone and ensure property tax, insurance and leasing escrows are protected; provide workout strategies and options in addressing the bankrupt entities; maintain your investment’s 1031 Exchange status; ensure your loan maintains a “performing” status.

Services include:

Investment Analytics Group (IAG) is available to provide interim transition services
prior to contractual engagement of asset management . These services will provide the TIC owners with immediate assistance to address urgent pending property issues including the complete assessment of the property with a possible site inspection and review of property documents to assess the tenants, condition of the market, assessment of the operations, determining existing reserve balances and immediate cash needs for operations, taxes and insurance and leasing reserves. IAG will provide a written report of its findings and recommendations within 15 days from receipt of the necessary documents. For some properties that are suffering from excessive vacancy or immediate capital improvements, a feasibility study to determine whether additional investment by the TIC owners is sensible, may be of significant importance and has far reaching impact on the best course of action.

IAG Asset Management services include:
• The strategic planning and oversight of your investment.
• The IAG strategic plan includes all market research and statistics which are customized for the specific property and the resulting 10-year financial pro-forma for your property. This research and financial results are provided to investors and paramount to the sound strategic planning for the property.
• Manage loan covenants to ensure compliance.
• Coordinating TIC Group communication and decision making including annual budget, leasing, loan modification and re-financing decisions, potential sale of assets.
• Disseminating organizational and mortgage documents to understand the rights, obligations and options of the TICs.
• Assistance with tax filings, preparing tax related income and expense reports for the owners, and assistance in maintenance of individual TIC ownership structures (e.g., SPEs).
• Providing convenient and consistent access to property status communications, monthly, quarterly, and annual operating reports and financials, annual budgets, reporting for taxes, the annual strategic plan and approved budget.
• Facilitation of approvals for new leases, loans, sales of assets (h) other services as mutually agreed.
• Hiring and supervising local leasing specialists.
• Hiring , supervising and auditing the local property manager who shall:
- Manage, operate, and maintain the property
- Initially propose budgets and operating plans
- Collection of rents, other income, expense reimbursements
- Repairs and maintenance
- Capital expenditures
- Service contracts, supplies, and equipment
- Taxes and mortgages
- Tenant relations
- Other miscellaneous duties

For more information visit us at www.iagroupllc.com or contact us at 208.846.8476 or info@iagroupllc.com.

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The market for investment in real estate has grown to become one of the staple asset classes of any sophisticated investor’s portfolio. When one considers all the alternatives for investment, whether it be cash, bonds, securities, or real estate, it has become clear to every experienced investor, adviser, and strategic buyer: they need real estate in their portfolios. This is where Investment Analytics Group plays a crucial role; we facilitate the solution for the need.

Many investors realize they need real estate in their portfolios but are not sure how to make educated investment decisions when buying it or managing it; other experienced buyers and sellers often lack the needed resources to: 1) gain access to and qualify superior real property investments efficiently, and 2) effectively manage the assets for positive cash flow and growth. Investment Analytics Group helps inexperienced buyers facilitate property investment opportunities, perform their due diligence, make highly informed decisions, and manage their assets. Investment Analytics Group can provide experienced buyers with greater expertise, resource support, and breadth of relationships.

About Investment Analytics Group
Established in 2007, Investment Analytics Group (IAG) provides integrated commercial real estate advisory services to investors. Our core services include asset level due diligence, asset management, financial modeling, feasibility studies and other related advisory services.
For more information visit us at www.iagroupllc.com or contact us at 208.846.8476 or info@iagroupllc.com.

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Do your clients have distressed Tenant-in-Common (TIC) properties? Learn how Investment Analytics Group (IAG) can help protect your client’s TIC real estate investments.

Investment Analytics Group (IAG) is committed to registered representatives and financial advisors – and to the established relationship you have with your clients. We believe that mitigating an investment’s downside and seeking the best possible solution through a proactive approach, rather than a reactive approach is the key to a successful outcome.

* Lease administration/audits
* Financial modeling and repositioning strategies
* Property operations/asset management”
* Accurate budgeting and budget reviews
* Continuous communication and efficient operations
* Disposition services
* Lease, ground lease, rent roll and operating analysis
* Post acquisition value creation and revenue/NOI maximization strategies
* Optimization of capital structure to include debt equity and hybrid financing
* Ownership structure analysis for all types of transactions including REIT, TIC, joint venture, and other single purpose entity structures

IAG sees the big picture and we are your partner. Investment Analytics Group (IAG) can help maximize the overall performance of properties by bringing knowledge and experience in property management, leasing, lease administration, acquisitions, and due diligence, enabling us to develop and implement ownership solutions to achieve the objectives in operating and leasing property.

About Investment Analytics Group
Established in 2007, Investment Analytics Group (IAG) provides integrated commercial real estate advisory services to investors. Our core services include asset level due diligence, asset management, financial modeling, feasibility studies and other related advisory services.
For more information visit us at www.iagroupllc.com or contact us at 208.846.8476 or info@iagroupllc.com.

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