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PAMELA C.

FRANZONE, RPA, FMA (858) 525-1454 cell SUMMARY A results oriented and highly motivated professional with over twenty years of p rogressive corporate experience in commercial real estate management, including business operations systems. Major strengths in organizing and planning detail-o riented projects. Excellent professional communication, analytical and interpers onal skills at all levels, and an ability in originating and developing solution s and efficiencies to business challenges and opportunities. SELECTED ACHIEVEMENTS Real Estate / Operations Management * Training Coordinator for Asset Management teams and outsourced Property Manag ers to facilitate smooth operations between corporate and field property managem ent staff. * Develop training module and guide for Regional Asset Management teams and out sourced property management staff to ensure compliance of corporate-established policies and procedures. * Facilitate monthly reporting, annual budgeting and annual operating reconcili ations with Asset Management teams, enhancing the reporting format, and provide training to the teams and managers for methods in completing reports timely and consistent. * Successfully increase annual net operating cash flows for all various commerc ial portfolios by using selective cost control, aggressive revenue enhancement a nd working efficiencies of building management systems. * Increase company financial return through re-negotiation of lease terms for o ver fifty properties throughout the varied corporate portfolios during managemen t career. * Perform comprehensive review of portfolio lease documents and vendor document ation to enhance operating efficiencies, and ensuring full compliance of lease o bligations and contractor services. * Develop and provide training to office staff regarding Certificate of Insuran ce compliance requirements for tenants and vendors. * Enhance property management functions and forecasting abilities to reduce tim e and work effort required for daily and periodic departmental operating needs. * Maintain excellent professional working relationships with senior management, company departments, tenants, public agencies, brokers, financial institutions, appraisers, additional landlords, and future property owners during property sa les and acquisitions transactions. * Career property management portfolio: approximately 7 million square feet of commercial real estate, including office (Class A and Class B), industrial, R an d over 170 company-retail stores in seven states. PROFESSIONAL EXPERIENCE HINES 2008-2009 Ownership of a San Diego portfolio consisting of eight Class B office buildings totaling approximately 380,000 square feet, as a portion of a larger portfolio c onsisting of 4.4 million square feet with locations between Ventura and San Dieg o. HINES 2009 Group Property Manager, San Diego Field Office Continue full-service property management responsibilities working directly wit h the ownership, rather than in a third-party management role as noted below. CUSHMAN & WAKEFIELD OF CALIFORNIA, INC. 2008-2009

Global Client Solutions Senior Property Manager, San Diego Field Office Third-party manager responsible for the day-to-day activities of the properties , with capital expenditure projects of nearly $800K, including tenant improvemen ts, space renovation projects, and deferred repairs and maintenance items for eq uipment and building structures. Manage new leasing activities, ongoing tenant i ssues, reconciliation of accounts, CAM reconciliation review, budgeting, re-fore casting, and financial reporting as required by ownership. Provide added constru ction management services as needed and requested by the owner. Provide EnergySt ar benchmarking efforts for applicable properties. Maintain continued positive a nd professional relationships with ownership, listing brokers, tenants, vendors, service providers, and management staff. PROTEC BUILDING SERVICES, San Diego, CA 2007-2008 Company specializes in contracted repair and maintenance services specifically f or HOA communities. Prepares Maintenance Manuals for Developers of Community Ass ociations throughout the U.S. and internationally. Conducts scheduled inspection services as required by the Maintenance Manuals. TQM and Collections Manager, San Diego Corporate Office Maintain company Total Quality Management (TQM) program providing customer feed back for productivity and quality control of services. Update new protocol, and policies and procedures to reduce the number of delinquent accounts. Oversee del inquent accounts to recommend the most effective action for resolution. Increase company revenues by communicating with specific accounts to resolve delinquenci es. Work with Account Managers for training techniques in dealing with clients. Regional Operations Manager, Orange County Office Manage the Orange County office operations of the maintenance and construction divisions to ensure that all contracted services are completed timely and with t he highest standard of quality. Manage office operations and systems under corpo rate established policies and procedures. Provide the company with opportunities for efficiencies and attentive customer service. EQUASTONE REAL ESTATE INVESTMENT ADVISORS, San Diego, CA 2005-2007 Vice President of Operations An integral position of the property operations team responsible for directing a nd managing the efficient operations of the company's managed real estate assets . Assist the Executive Vice President-Real Estate Operations in the management o f three Regional Offices and $3 billion of real estate assets, within the sevenstate portfolio. Lead the implementation of the Operational Policy & Procedures based on industry best practices. Accountable for consolidating all-property rep orting from two Regional Offices, ensuring timely and accurate production and pr esentation of property-level reports. Accountable for consolidating all annual b udgeting and reforecast reporting, and reviewing annual CAM reconciliation proce sses received from the 16 outsourced property management teams. Assist EVP-REO w ith training of Asset Managers/Regional Portfolio Managers in understanding and complying with the Corporate Operational P&P. Develop performance standards for Regional Asset Management teams, property management teams and property performa nce with the goal of creating a company "brand" for delivering property services . Provide support and a liaison between the corporate office and the outsourced property management personnel. ESSEX REALTY MANAGEMENT, INC., San Diego, CA 2005 Senior Property Manager Third-party manager for a San Diego-based portfolio of commercial real estate, c omprising of nearly 500,000 square feet with two San Diego office projects, an R &D project, and a large retail shopping center under major property renovations. Full service management responsibilities. Participate as a Board member of a re tail center Business Owners Association.

AMERICAN ASSETS, INC., San Diego, CA 1999-2004 Senior Portfolio Manager, Commercial Office Responsible for the commercial office real estate portfolio consisting of over 1 .3 million square feet, including commercial Class A office, Class A high-rise o ffice, industrial and retail portfolio. Full-charge management of all day-to-day responsibilities within the portfolio of properties, including all specialized systems for high-rise office property management. Involved with, and completed, nearly $14 million in lease transactions between 2000-2003. Board member of vari ous Business Owners Associations. FACTORY 2-U STORES, INC., San Diego, CA 1998-1999 Manager of Property Management The Corporate Office Property Manager responsible for establishing property mana gement policies and procedures for repairs and maintenance at 170 retail store l ocations in seven regional states. Negotiate national and/or regional contracts for store operational services. Establish certain equipment specifications for c onsistent use in all stores. Member of New Store Development Team responsible fo r coordinating management issues at new store locations, along with Loss Prevent ion, Construction and Real Estate Departments to ensure tenant's obligations of lease terms, and other relative property management issues. Ensure and review al l CAM reconciliations received from Landlords. Review and recommend capital expe nditures needed for individual stores for annual budgeting. LOCAL REAL ESTATE DEVELOPERS, San Diego, CA 1988-1998 Property Management positions with property owners, Daley Properties, H.G. Fento n, and McGrath Development SCOPE OF EMPLOYMENT RESPONSIBILITIES * Full authority and responsibility for management of building operations, annu al budget preparation, client/owner tenant and vendor relations. * Establish and maintain lease review procedures to ensure proper compliance of landlord and/or tenant obligations regarding property management matters. * Supervise property collections, including delinquencies, tenant accounting, t enant CAM expense reconciliations, and insurance compliance for tenants and vend ors. * Forecast, develop, input and review annual budgets to ensure proper allocatio n of expenses and capital expenditures, and receipt of income projections. * Evaluate and prepare annual CAM tenant expense reconciliations and tenant bud get CAM projections. * Negotiate tenant lease renewals and expansion transactions, and coordinate ne w leases with listing leasing brokers. * Draft and/or review lease preparation prior to legal review. Draft revisions to company contractual agreements. * Conduct leasing and marketing update meetings with listing brokers to achieve leasing objectives. * Review tenant legal issues with attorneys as needed, i.e., breach of lease, u nlawful detainer, bankruptcy, and small claims. * Review and negotiate contractor and vendor proposals or price quotes for indi vidual property requirements. Ensure on-going contracted services are appropriat e for properties. * Coordinate with construction department regarding the tenant's acceptance of premises, and significant tenant and landlord construction related matters. Disc uss relevant management issues with respect to new construction of office develo pment projects. * Participate on construction team for new building ground-up construction. App roximately 2.3 million square feet of building construction phases during manage ment career. * Primary contact for corporate office relocation, including requirements for c

onstruction management, budgeting, scheduling and coordinating move-in needs, fu rniture procurement, infrastructure office systems installation, and building ma nagement communications. * Ensure tenant improvements for new tenant spaces achieve time schedules and b udgetary goals. PROFESSIONAL AFFILIATIONS Most Influential Woman in Commercial Real Estate 2006 Real Property Administrator (RPA) Certification, Building Owners and Managers In stitute Facilities Management Administrator (FMA) Certification, Building Owners and Man agers Institute Building Owners and Managers Association (BOMA) San Diego, Member 2000-2007, 200 9 BOMA San Diego, Board of Directors, 2003-2005 BOMA San Diego Committee Chair and Member, various committees, 2000-2007 Board Member of various Business Owners Associations 1994-1998, 1999-2005 San Diego Women in Commercial Real Estate (now known as CREW), Member 1987-1992 WICRE Board of Directors, VP Programs 1991-1992