| Subject | Date Asked | Expert |
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| land lease | 11/19/2009 | Mike Fortunato |
Q: My brother and I own property outside Victorville. It's 40 acres of vacant land and it's zoned ...
A: Yes, our company could certainly be of assistance as Victorville (and the High Desert) is within our ...
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| Profitability consusltants | 9/28/2009 | Mike Fortunato |
Q: I consult with restaurants and retail establishments to enhance profitability. I have had a couple ...
A: Marketing to targeted customers in any business is tricky -- I'm not sure what to suggest as far as ...
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| sale or lease | 7/10/2009 | Mike Fortunato |
Q: I live in a community that is in a prime location in large city willing to sell our land. With the ...
A: Yes, that is possible...but I would be inclined to advise against it. I have partnership clients ...
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| rental issues | 5/28/2009 | Mike Fortunato |
Q: I was evicted from a property that I ended up suing. The rental company admitted to misplacing funds ...
A: Sorry, but your question is far too involved in legal issues for me to be able to understand ...
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| Land Lease Valuation | 4/14/2009 | Mike Fortunato |
Q: I work for a non-profit who received a portion of a land lease donation through a trust. Our ...
A: There's not enough information to determine that. For instance, the value of the land lease is ...
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| Land Lease Valuation | 4/14/2009 | Mike Fortunato |
Q: I work for a non-profit who received a portion of a land lease donation through a trust. Our ...
A: The only adjustment you might want to make is for an annual inflation factor for the period from now ...
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| repair on damage termite structrure wood | 2/12/2009 | Mike Fortunato |
Q: I just signed the commercial lease for the retail store, and my landlord wants to fix the termite ...
A: You'll need to check your lease to determine who is responsible, but under normal circumstances, the ...
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| Rights as a tenant | 11/3/2008 | Mike Fortunato |
Q: We have been renting our home for almost 4 yrs now. 2yrs ago we were promised by the landlords that ...
A: Regardless of the amount of rent you pay, and irrespective of the fact that you don't own the ...
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| land lease value | 10/9/2008 | Mike Fortunato |
Q: What is the best way to determine the present value/worth of the income stream created by a long ...
A: I believe you will probably need to create a custom spreadsheet to accomplish that, if your goal is ...
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| retail property mgt. | 10/7/2008 | Mike Fortunato |
Q: What is typical for a full service retail prop. mgt. fee? And, what is typically included in "full ...
A: Depends on your area, the complexity of the property, and a whole host of other factors. I would ...
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| Demising wall for restaurant in new constructed shopping center | 10/2/2008 | Mike Fortunato |
Q: My name is Sup and I am leasing a commercial space in the shopping center to build restaurant. I ...
A: Most likely, you'll want insulation, whether you need it or not. As for code issues -- it may or may ...
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| Retail property management | 6/24/2008 | Mike Fortunato |
Q: I currently work for a fairly large developer as the commercial lease administrator. We anticipate ...
A: You can look into the Institute of Real Estate Management (www.IREM.org), and they have courses you ...
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| Denial to Rent Store Front | 5/29/2008 | Mike Fortunato |
Q: I have been working diligently to open a retail dollar store and found some great locations to ...
A: Unfortunately, you probably don't have any recourse. Commercial landlords can, and often do, ...
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| The Life of a Property Manager | 5/26/2008 | Mike Fortunato |
Q: I am a student, wife, & mother looking to get a job in commercial property management upon ...
A: Property management is much like any job in that it requires a full time commitment. So, if you work ...
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| Retail Center Management | 5/22/2008 | Mike Fortunato |
Q: My mother and father own a shopping center and I am going to manage it. It is in Naples, Florida. I ...
A: I'm not sure about the rules in Florida. Here in California, you would be able to manage a ...
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| Portfolio Management | 5/19/2008 | Mike Fortunato |
Q: i am from Sydney Australia and studying postgraduate in Property Commerce. I would like to know how ...
A: Unfortunately, entire books are written on that subject so I'm unable to answer most of your ...
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| Project in China | 5/16/2008 | Mike Fortunato |
Q: I have managed residential for over 10 years and while I worked in management at a major retailer in ...
A: One possibility is the Institute of Real Estate Management, which you can find online at ...
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| Property Management Jobs | 4/28/2008 | Mike Fortunato |
Q: I've been managing properties on my own for several years now. But I am interested in getting ...
A: Not sure what to suggest -- this industry doesn't tend to be in hiring mode these days, but job ...
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| Commercial Property Management | 4/6/2008 | Mike Fortunato |
Q: I currently manage a full service retirement community and have 15 years managing apartment ...
A: Obtaining the RPA & CPM credentials would be good, as some institutional investors require them. At ...
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| Non-agents | 12/11/2007 | Mike Fortunato |
Q: What is or who is considered a non-agent in a real estate transaction? Such as a non-agent fee ...
A: Real estate regulations vary widely from state to state, so you would probably need to check with ...
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| Site Development | 11/25/2007 | Mike Fortunato |
Q: I'm a builder/developer of 27 years. Recently I purchased a 4ac. tract of commercial property that I ...
A: Most of the major branded tenants all use real estate professionals to handle their site ...
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| Retail lease and construction | 11/14/2007 | Mike Fortunato |
Q: I currently found a very nice place to open up a retail store and found the landlord to be very good ...
A: If you have already begun negotiations, it could be tough to add your broker into the mix now. The ...
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| Retail lease and construction | 11/13/2007 | Mike Fortunato |
Q: I currently found a very nice place to open up a retail store and found the landlord to be very good ...
A: Constructing of a demising wall (or modification of any existing one) is usually a negotiated item. ...
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| Management Contract Purchase | 11/8/2007 | Mike Fortunato |
Q: I have an issue with the prior property management. However, their management contract was sold to ...
A: I'm not an attorney (you should probably consult one), but the document between the prior management ...
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| Land Lease economics | 9/11/2007 | Mike Fortunato |
Q: Where can I find information on how to price a land lease?
A: Because lease rates are largely dependent upon local market conditions, your best bet is to obtain ...
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| Per diem interest on construction loans for residential developments. | 9/10/2007 | Mike Fortunato |
Q: Hey Mike, Do you have any experience with construction loans on residential property? For example, ...
A: Your simple calculations on interest per lot would be fairly correct. the tax implications get into ...
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| Commercial property | 8/24/2007 | Mike Fortunato |
Q: I am in the middle of negotiating for a property, to trade in for gift Retail. I am just starting ...
A: Unfortunately, I do not know how real estate negotiations are typically handled in your country. ...
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| Build a Career on Retail Property Management in India | 8/16/2007 | Mike Fortunato |
Q: I am a retail operations post graduate with 1.5 years of work experience across middle level ...
A: Naturally, education and the resulting credentials would probably help advance your career, and make ...
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| Commercial Lease | 7/25/2007 | Mike Fortunato |
Q: In May 2004 I signed a seven year lease to open and operate a convenience store/gas station. In ...
A: Sounds to me like you need the advice of a real estate attorney, especially if the lease isn't clear ...
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| Land lease valuation | 7/24/2007 | Mike Fortunato |
Q: I saw your questionabout land lease valuation. I have a property that a bank may be interested in. ...
A: Sorry, but I answer a zillion questions on this site and can't recall what you are referring to. I ...
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| History of Property Management | 7/23/2007 | Mike Fortunato |
Q: My name is Chauntrell. I am looking for books and websites that can give me a history of Property ...
A: Wish I could help, but I haven't had the occasion to ever research that information. I have to think ...
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| How to lease a property | 7/19/2007 | Mike Fortunato |
Q: My father owns an Upholstery Shop and the property which he runs it out of. I'm trying to get him ...
A: Most brokers are basically the same, in that they have the same tools and resources available to ...
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| NEW and want to lease retail space in a NJ enclosed shopping mall | 7/4/2007 | Mike Fortunato |
Q: I have looking to lease a retail space approx 1200 sq ft (in line store)..in an enclosed shopping ...
A: First, I would strongly recommend hiring a commercial real estate broker to represent you. Normally, ...
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| Property Mgt Fee | 6/29/2007 | Mike Fortunato |
Q: This is a great resource. My non-profit corp has been offered an opportunity to manage some ...
A: First, you should know that most states require a real estate broker's license to manage properties ...
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| How to lease a property | 6/19/2007 | Mike Fortunato |
Q: My father owns an Upholstery Shop and the property which he runs it out of. I'm trying to get him ...
A: First thing I would recommend is to contact a local commercial (not residential) real estate broker, ...
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| Retail Budget From Scratch | 6/12/2007 | Mike Fortunato |
Q: Let's say your company purchases a new property and there is no history or files....what's the best ...
A: We prepare budgets for new properties without historical data frequently, and we do so based on our ...
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| management fee | 6/9/2007 | Mike Fortunato |
Q: we have a shopping center with our grocery store as the anchor[34,000 sq ft]. the rental area is ...
A: I don't know of any published report you could use. Out here in California, 5% is not unreasonable ...
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| Retail store | 5/7/2007 | Mike Fortunato |
Q: I am planning to open a retail store in Florida. Are there any companies that can help you ...
A: There are no specialty companies that I know of who could choose a location for your particular ...
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| Evaluating Expenses based on a new purchase | 4/10/2007 | Mike Fortunato |
Q: Mike, I am fairly new to the retail/commercial real estate sector and my question is in evaluating ...
A: When we analyze properties, we prepare our own proforma (budget) which includes operating expenses. ...
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| superintendent administrative fee | 3/31/2007 | Mike Fortunato |
Q: Typically retail centers are run by management teams or companies who would have to rely on third ...
A: I would think that if you told your objecting tenant the same thing you wrote to me, that's a pretty ...
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