Services Taylor Made Management From An Owners Perspective

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Services Taylor Made Inc, Management From an Owners Perspective

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STM..."Has showed a loyalty to us and a willingness to do whatever it takes to get the job done. That is hard to find in this market"

Ted Trivers

Boston Capital

Mission Statement

Excellence in Client and Resident Satisfaction matter to us!

Treating people like they still make a difference!

Provide "old school" hands on Management from the corporate level, blended with cutting edge technology and aggressive management styles of today!

We believe in managing "the STM way!" We tailor our services to meet your property management needs.

Who We Are

Services-Taylor Made, “STM” is a Florida based full service property management firm that has been in business since 1991. STM was started after Robert and Kimberly Mosley had both worked in the property management industry for years with different management companies. Both Robert and Kim started at the property level and worked their way up in the industry before starting STM in 1991. They feel this gives them a different philosophy and style of management that sets STM apart in the property management field. Mr. Mosley believes that the “STM way” involves a combination of “old school” hands on management at the corporate level blended with the cutting edge technology and management styles of today. Both are essential to be successful in this ever changing real estate market of 2011.

In 1991 STM started off managing HUD troubled projects and conventional apartment communities. We quickly moved into the tax credit field where both Kim and Robert had extensive experience prior to starting STM. After a few years of providing quality hands on management, that produced several valuable satisfied clients, STM was given an opportunity to expand into Las Vegas, Oklahoma City, Edmond and Tulsa Oklahoma as well as Fort Worth Texas and Mississippi.

In 2005 Mr. Mosley was asked to speak at the Smith’s Housing Finance Conference which was held in Florida. The topic was “How to Identify a Troubled Property before it happens” and How to find the right manager for your troubled property”. From that conference a one, three and five day inspection was created for third party asset management groups that needed to identify what was wrong with their projects. STM has provided these types of services for large institutional companies as well as individual owners.

As the market continued to evolve in Florida many of the long term clients who owned conventional properties sold out to the Condo Conversion craze. STM, ever responsive to the demands of the changing market evolved into Condo Conversions and for a short period some Condo Management. Finally when the Florida market crashed STM moved into financially distressed or otherwise troubled projects for HUD, Florida Housing and private groups such as Boston Financial, Boston Capital, Bank of America, Security Properties and KeyBank. The success STM has experienced in the past five years managing distressed projects has made us valuable to Owners and Government Agencies who find themselves in this position with their multifamily projects. It has also opened doors for STM to provide property inspections, due diligence inspections, sample REAC and MOR inspections for individual Owners or Owner managed properties that are struggling in today’s market or find themselves out of compliance with HUD or the IRS if a tax credit project.

Finally, STM strives to “tailor” its services to our Owners and Residents needs while maintaining the real estate we manage at its maximum value and highest and best use.

Our Philosophy

"It has been a great experience to watch the drastic improvement under the management of Services Taylor Made"

Spencer H Hurst

VP,

Marcus&Millichap
Our PhilosophyAt Services-Taylor Made we believe there are 5 “differentiators” that separate good property management from great property management—from merely maintaining a property to producing the highest possible net operating income.VisionAt Services-Taylor Made we seek to work closely with an Owner to develop and then execute a clear vision for their property. We share experiences with an Owner of how to look at the brand and reputation of their property from a holistic perspective and then enhance its strengths and address its weaknesses for long-term success. We have determined that it is this work that sets us apart from our peers.The Right TeamOur job is to identify, equip and supervise the best people to work at our Owners’ properties. From the on-site manager and maintenance supervisor to the regional supervisor, we bring a team approach to ensuring every aspect of the property’s needs are met. We hand-pick and mold a team of folks to manage each property with a deep desire to choose people who will shield our Owners from the inevitable headaches that come from property ownership.Procedures & PoliciesAt each of its properties, Services-Taylor Made seeks to provide a “systems roadmap” for property operations. Services-Taylor Made has developed a body of procedures and policies that are used to provide an orderly system of operations. This “systems roadmap” determines leasing policies, resident rules, and maintenance schedules for each property.Relentless Attention to DetailServices-Taylor Made brings the eye of an Owner to each property it manages. Regular and random inspections, stringent energy management plans, detailed communication with government agencies, and consistent rental income increases are just a few of the ways we strive to be wise and careful stewards of your money and your property.Fiscal DisciplineServices-Taylor Made understands the importance of regularly producing accurate financial reports that are detailed enough to allow an Owner or Investor or Lender to evaluate the performance of their property in a user-friendly format. We provide monthly reports to our Owners that diligently track monthly income and expenses while also detailing how respective months compared financially to one another and to an established budget.Values Leading with Professionalism - STM is focused on providing highly competent and disciplined management to its properties. Leading with Integrity – STM demands that all employees act honestly, ethically and fairly in the management of its properties. Leading with a Commitment to Quality – With an attention to detail, STM desires to inspect what it expects to ensure that all assets under management are continuously maintained and well preserved. Leading with a Commitment to Service —with a commitment to hospitality, STM desires to serve its residents with care, concern and responsiveness. Leading by Delivering Superior Value —STM aims to manage from an Owner’s perspective with a duel focus on working to collect the highest revenue attainable while controlling expenses through strong fiscal discipline. Leading by Giving – STM aspires to promote resident involvement and volunteerism and serve as an example of generosity through a corporate commitment to charitable causes.

Properties Managed

Click here to see over

10,000 Units Managed

Past and Present

San Marco Villas
Marina Bay Apartments
Venice Cove Apartments
Harlem Garden Apartments
Palm Place Apartments
Grande Pointe Apartments
Chapel Trace Apartments
Forest Park Apartments

Leadership Team

Leader Ship Team

Robert Mosley President

Kim Mosley Vice President/ Human Resource

Valerie Vallee Vice President/ Operations

Mark Grunert Regional Maintenance Director

Support Staff

"I would not hesitate to recommend Robert and his STM management team for any Owner who has had a distressed property in need of good management"

Mak S Davis Senior Appraiser

Meridian Appraisal Group

Etha Chavers HUD Specialist

Liza Gonzales Area Manager

April Smith Multi-Site Manager

John Kennedy Troubled HUD Specialist

Success Stories

"I am pleased to have had the opportunity to work

with the team at Services Taylor Made Inc.

Our property is now recognized as one of the more

attractive LIHTC properties in the market".

Sincerly,

Bethany A Carpenter.

Alexandria Enterprises
SERVICES – TAYLOR MADE1991 with 100% Turn Around Success RateForest Park Apartments Prior to STM taking over property was on HUD troubled list and failed (2) MOR'sTitusville, Florida and (2) REAC inspections. Since 2009 property has passed MOR and REAC 2009 to Present inspection and is no longer on HUD troubled list. After the REAC inspection in 2011 they recieved a 91b.Palm Place Apartments Prior to STM taking over property had failed (3) REAC's and (3) ManagementWinter Haven, Florida reviews. In 6 months property scored an 89 on REAC inspection and a Owner: Winter Haven satisfactory on their Management review. Worked with Orlando HUD office.Housing Authority 2005 to Present Harlem Gardens Apartments Property was on troubled list in 1996 when STM took over totally renovated Clewiston, Florida property with onsite staff. No longer considered troubled property. Most recentOwner: Harlem Tenant Assoc. Management review was a satisfactory and most recent REAC was a 93B.1996 to Present Completed Mark to Market restructuring in June 2008.Heritage Apartments At time of take over in 2007 property was on HUD troubled List. Financial and Naples, Florida Management problems completed renovation and 100% turn around. Property 2007 to 2011 no longer considered troubled property. Sold February 2011.Sol Caliente Apartments At time of take over in 2009 property on HUD troubled list. Completed Clermont, Florida renovations Sold February 2011.2009 to 2011 Bethany Towers At time of take over in 2007 property was on HUD troubled list. Oversaw Elderly High Rise renovations and transition of new ownership. Property not considered St. Petersburg, Florida troubled at time of sell. Property Sold March 2009.Owner: Bethany Housing 2007 to 2009 Luna Dulce Apartments At time of take over in 2009 property was on HUD troubled list. Completed Clermont, Florida renovations and 100% turn around. Property Sold November 2010.2009 to 2010 Oakwood Villa Apartments Took over after property failed (2) REAC’'s and (2) MOR's and went throughJacksonville, Florida foreclosure. Approved to manage by HUD January 2009. 2009 Riverfront Apartments At time of take over in 2007 property was on HUD troubled list. Financial and Orlando, Florida Management problems completed renovation and 100% turn around. Property Owner: MMA Financial no longer considered troubled property. Property Sold December 2009.2007 to 2009 Azalea Gardens Troubled Section 8 property. Renovated with tax credit funds and broughtBartow, Florida off troubled list. Worked with City of Bartow to reduce crime in the immediateOwner: Creative Choice neighborhood.1996 to 2001 Sabal Palms Apartments At time of take over in 1996 property was on HUD troubled list. Completed Fort Myers, Florida renovations returned to owner to manage in 2000. At that time property wasOwner: Housing Authority no longer on troubled list. 1996 to 2000 Immokalee Apartments At time of take over in 1991 property was on HUD troubled list. Completed Immokalee, Florida renovations. Property Sold in 1998.Owner: Paul Kane 1991to 1998 Buena Vista Springs Took over troubled property in 1995. Helped complete a five million dollarLas Vegas, Nevada rehab in a two year period. Implemented one of the first successfulOwner: Creative Choice Neighborhood Network centers on this property. 1995 to 2000 Sierra Springs Apartments Mod Rehab property in high crime area. Worked with local Housing AuthorityLas Vegas, Nevada to stabilize occupancy. Owner sold property in 2000.Owner: Phil Abrams 1998 to 2000 Terrace Apartments Mod Rehab property. Occupancy problems. Resolved in less than sixOklahoma City, Oklahoma months. Owner sold property in 2003.Owner: Phil Abrams 1999 to 2003Windsong Apartments Mod Rehab property. Occupancy problems. Resolved in less than sixTulsa, Oklahoma months. Owner sold Property in 2003.Owner: Phil Abrams 1999 to 2003

Satisfied Clients

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Satisfied Clients "Current" and "Former"

Third Party Agencies Worked With
Kristen Sacciccio Ted Trivers Cedric Henderson Melissa RodriguezBoston Financial Boston Capital North Tampa Housing North Tampa Housing(Miami office)(617) 488-3342 (617) 624-8900 (813) 554-1256 (813) 554-1256 (813) 554-1257 Kyle P. Didier CFO Rima EdmondsShelter Corporation Security Properties HUD Jacksonville Office HUD Tampa Office(952) 358-5105 (206) 622-9900 (904) 208-6056 (813) 228-2026TAX Credit Property Section 8 Family Property1,460 Units 78 Units HUD Orlando Office First Housing (407) 648-6446 (813) 289-9410Eric Bonney Kevin PichardBoston Financial Florida Housing Florida Housing North Tampa Housing(617) 488-3234 Guarantee Program (850) 488-4197 (813) 554-1256TAX Credit Property Assistant Director906 Units (850) 488-4197Brian Williams Beth CarpenterFlorida Housing Alexandria EnterprisesGuarantee Program (941) 342-7911(850) 488-4197 TAX Credit Property 78 UnitsPhil Abrams Paul Kane(617) 879-0908 (239) 262-1047TAX Credit & Section 8 Section 8 Family Rural Area950 Units 100 UnitsTodd ReynoldsKey Bank Real Estate Capital(913) 317-4117 TAX Credit Property998 Units

Other Services

Other Services

STM recognizes that not all Owners want to utilize a third party management company full time while at the same time they may need professional assistance on an interim basis to improve their property performances. In an effort to meet these short term needs STM has developed several services that have proven to be invaluable to private Owners who self manage.

In addition large institutional companies find the need to evaluate their Third Party Management from time to time when performance falls beneath an acceptable level and some private Owners need help to monitor their properties which may be logistically inconvenient for them and or their corporate staff to do in house. Again, STM has designed short tern and on going services to meet these ever changing needs.

Due Dilligence

At STM we are committed to tailor our services to meet your Managemant needs!

Administrative Training for Owner Managed Properties:

Review Owner Policy and Procedures and make recommendations.

Provide a “sample” policy and procedure manual.

Review administrative systems and procedures and make recommendations.

Provide “sample” administrative procedures.

Review accounting procedures, software, audit requirements and make recommendations for improvement.

Review on site operations and make recommendations.

Provide Section 8 on site staff training.

Asset Management:

Review monthly financials for operational “red flags” that can prevent the property from becoming troubled.

Perform on site “detailed” inspections monthly, quarterly or annually for Owners to include but not limited to market study, staff evaluation, unit inspections, turn over analysis, collection and delinquency trends and long and short term capital needs.

Provide Executive summary reports for Owners from Financials and Inspections to help Owners quickly analyze performance of their properties.

Pre-REAC Inspections:

100% unit inspection to identify deficiencies that would be noted by a REAC inspector.

Train on site staff on REAC inspections and point scoring.

Walk with REAC Inspector on day of Inspector on day of Inspection.

Complete repairs needed to pass a REAC inspection including bids and contractor work to be done prior to Inspection.

Due Diligence Inspections:

100% unit by unit inspections for Investors to include short and long term capital needs, resident profile, staff evaluations, file audits and current market conditions.

Tax Credit:

Provide Tax Credit Compliance training for on site staff.

Assist in inspection preparation for Tax Credit Inspections.

100% file audit.

Assist in 3rd party Inspections.

Pre-MOR Inspections:

100% File Audit to identify all pending issues prior to MOR.

Train on site staff on MOR inspection and criteria.

Be available on day of inspection to work with HUD Inspector.

Contact Us

"You will find them to be loyal, honest, dependable and extremely professional. In this day and time that is very hard to find indeed"

Velmeta Washington

Pilgram Valley Manor Housing Trust

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Services Taylor Made Inc, 8359 Beacon Manor Blvd Suite 510 Ft Myers, Florida 33907 (239) 936-0412

Services Taylor Made Inc 1991-2011 All Rights Reserved
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