The 9 Fundamental Considerations
that Guide Our Process

Every Real Estate Transaction is like a jigsaw puzzle. ALL the pieces must fit perfectly in-place and harmoniously coexist for the project to be successful

(Click the boxes to gain a detailed understanding of our process.)

Neighbors:

It is imperative that we work with existing neighbors to address any legitimate concerns they may have. We are coming into a host community and it is important that we maximize the benefits and minimize the impact our project might have on the surrounding neighborhood. For that reason, we routinely set-up meetings with neighbors for the purpose of discussing the proposed project. Every effort is made to improve our proposed project and incorporate any comments or concerns these neighbors might have.

Hazardous Materials:

We have been involved with several sites that were deemed to be contaminated and in need of remediation. Working closely with the Department of Environmental Protection (and in some cases the EPA), we have successfully coordinated the remediation of these properties allowing them to be used productively while enhancing the tax base of the host communities. In addition, our efforts and on-going involvement with these “contaminated sites” have helped protect the health, welfare and economic well-being of surrounding property owners.

Tenants:

As a landlord, we do everything we can to meet the specific and individual needs of our tenants and give considerable thought to ensuring that the mix of tenants within any project we develop not only meets the needs of the residents within the host community but also complement each other. Our objective is to ensure the long term viability and success of any project we develop. A proper tenant mix, and offering reasonable terms and conditions to those tenants help ensure that success. We have consummated deals with local “mom & pop” tenants as well as some of the most recognizable names in retailing, including but not limited to, Costco, Bed Bath and Beyond, Target, Home Depot, Kohl’s A&P, Woolworth, Pathmark, Lowe’s, Sears, CVS, Good Year, Pep Boys, McDonald’s, Whole Foods, Home Goods, Petco, Michael's, Ulta, L.A. Fitness, Party City, Hallmark, Chipotle, and Panera Bread.

Partners:

Although we do not actively seek out partners for any of our projects, we have nonetheless formed joint-ventures and partnerships with individuals and large real estate companies on numerous occasions. We have consistently demonstrated our ability to be creative in how deals get structured in order to ensure the maximum economic benefit for all involved. There is no set formula and every transaction is analyzed on the specific characteristics of that deal. Given our attention to detail and intimate knowledge of the markets in which we develop, we have always been the managing member of any entity formed. We have never relinquished voting control on any project and our partners’ primary role has generally been to provide us with better access to the capital markets. We do not build, manage, develop or lease for third parties.

Real Estate Brokers:

We greatly value and cherish the close working relationship we have developed with the brokerage community over the years. Although we are actively engaged in all aspects of acquiring, leasing and selling projects, we do not participate or share in brokerage commissions involving any of the projects in which we have a direct ownership or financial interest in.

Government Approvals/Zoning Issues:

In almost all cases, properties that we have been involved in developing are not zoned to allow our intended use. This requires us to have close coordination and cooperation with Local, County, State, and/or Federal entities in order to ensure that the project we want to build is acceptable to the various authorities having jurisdiction over the site in question. We whole-heartedly believe in a collaborative effort and have successfully prosecuted many approvals which were not in compliance with existing rules, regulations and/or development guidelines and ordinances. We have developed in small, rural communities consisting of less than 2,400 residents to major cities consisting of several hundred thousand residents. We have worked closely with local planning boards, design review committees, the Army Corp of Engineers, EPA, NJDEP, Federal Highway Administration, The Council on Affordable Housing, and the Highlands Commission, just to name a few.

When developing a site, the concerns of all interested parties need to be addressed and satisfied to truly achieve success. Cooperation and conciliation on the part of the developer are very important; however, we will not be bullied or dissuaded from pursuing a viable project as a result of politics, irrational arguments or an economic agenda which is contrary to the needs of the community-at-large. There is no place for politics in Sound Land Use Planning and Development.

Land Owners/Sellers:

As important as the purchase price might be to an Owner/Seller of property, that same party also needs to know that the person they contract to sell their property to will be there at the Closing. Although not formally considered a partnership, the objectives and interests of the Owner/Seller and Purchaser must be the same. They must share the same desired outcome and their respective interests must run parallel. Without the transfer of ownership from one to the other, no one wins. We have successfully worked with and acquired properties from single property owners to Fortune 100 Companies. Furthermore, we have NEVER been involved in a transaction that was pursued past any applicable Due Diligence Period and failed to Close. We have a 100% success rate.

Financing:

We have continuously identified the most efficient and creative way in which to fund our projects so as to maximize return on investment while minimizing risk. We have never avoided accepting personal responsibility for any funds borrowed and have never defaulted or been delinquent on a loan. Financing has never been an impediment to undertaking or completing any transaction we have chosen to get involved in and we have creatively structured joint-ventures, pre-sales, lender participation and/or seller financing when appropriate. We have the expertise and financial wherewithal to undertake residential, commercial and/or retail projects of any size. Our transactions have ranged in market value from as little to $500,000 to as much as $140,000,000.