Gwendolyn Louchouarn

Career Summary

704-798-6556 gwenlouchouarn@gmail.com www.linkedin.com/in/gwendolynlouchouarn

A highly effective university real estate management professional, CA Real Estate Broker and CPM Candidate with over 20 years hands-on-experience, working in-house for principals, directly responsible for: acquisition diligence, disposition, leasing, property management, tenant and capital improvement projects, lease administration, strategic planning and marketing, budgets, cost control, hiring and supervision of service providers and real estate staff, oversight of all real estate transactions. Virginia Polytechnic Institute and State University (Virginia Tech), Blacksburg, VA Present Associate Director, Office of University Planning - Real Estate Primary business point of contact for the university regarding real estate. Reports to the Asst. Vice President for the Office of University Planning which is responsible for all real estate transactions, the development of all offcampus real estate needs and strategies for immediate and long term requirements supporting both academic and administrative departments. Branch Banking and Trust Company, Winston-Salem NC 2/2011 to 10/2011 Real Estate Associate - Corporate Leasing - Tenant Income Lease negotiations and management with third party tenants to optimize surplus space in leased and owned properties in several states throughout the Southeast. Primarily negotiated principal to principal leases averaging a 36% IRR and coordinated tenant improvements. Conceived, authored and delivered proposed strategic plan to implement controls to achieve interdepartmental goals to ensure maximization of tenant income, accelerate cataloging all leasable space and best use of space and human capital. Shored up rent collections by making direct contact with tenants developing Landlord/Tenant relations. Negotiated and facilitated lease renewals on expired leases that were backlogged. Bolstered lease language clauses and administered tenant occupied leases. St. Lukes Episcopal Church, Salisbury, NC 1/2008 to 1/2011

Operations Administrator. Managed all administrative operations for parish church - temporary work while caring for ill and aging parent who passed away November 2010 permitting me to return to profession. University of Southern California, Real Estate & Asset Management, Los Angeles CA 1/2004 to 10/2006 Assoc. Senior Vice President, Real Estate & Asset Management. Head of university real estate - managed the universitys non-campus portfolio (acceptance and disposition of a donated assets fee title, leaseholds, trusts, life estates and beneficial interests industrial, retail, office, residential, vacant land, mineral interests), oversaw all university real estate matters diligence on proposed gifts and acquisitions, negotiation of purchase and sale contracts, lease and license negotiations, property management, lease administration, and real estate office management. Worked independently, met with Sr. V.P. monthly or need-to-know basis, met contractual deadlines, established and nurtured excellent Landlord/Tenant relationships and created a cooperative team-playing working environment for staff. Leasing Assumed all leasing, marketing, and property management duties: lease and license negotiations, budgeting, accounting (CAM, % Rent), facilities and tenant improvements for owned properties. Identified space that met university end-user specifications often accommodating special use needs, possibly requiring obtaining variances and CUPs: Schools of Engineering, Medicine, Dentistry, Law, Education, Communications, Fine Arts, Film, e.g. Negotiated lease terms, drafting LOIs, leases, work letter. Participated in a variety of ways with tenant improvement projects depending on the scope of the project: budget, contracts, bidding, design, construction meetings, interior design, etc. Facilitated all lease administration: compliance, rights, obligations, options, ROFR, ROFO, renewal, subleasing, etc. Audited CAM and percentage rent reconciliations. Property Management / Lease Administration

Directed and supervised all Lease Administrators and Property Managers in-house and third party. Determined disposition and marketing strategies based on market and property conditions. Developed budget with accounting staff: recovery costs, CAM & % Rent, e.g. Implemented use of property management software for better management and reporting. Addressed deferred maintenance and risk management issues. Bolstered Landlord/Tenant relations with excellent service leading to tenant retention and referral. Improved opex by bidding on services, more aggressive vendor contracts, energy saving measures. Oversaw capital improvements and tenant improvements including the installation of 12 wireless cell sites. Bolstered Town and Gown community relations by sponsoring and hosting events, joining organizations. Acquisition/Disposition (purchases and acceptance of donated real estate and gifts-in-kind): Identified, hired and supervised property specific real estate brokers and specialized outside legal counsel with cooperation of General Counsel, e.g. specific markets such as architectural/historical designations. Negotiated terms of LOI and Purchase and Sale Agreements of commercial, retail, industrial, vacant land and residential properties. Established interdepartmental Acquisition Committee and Due Diligence Budget to improve diligence process, share information, reduce redundancy and costs comprised of Real Estate, Capital Construction, Facilities Management and University Architect. Brought diligence protocol in-house (previously outsourced to law firms) reducing costs and improving departmental professionalism in making responsible informed decisions. o Made site visits, met with local brokers, regulatory agencies (Building and Safety, Coastal Commissions, Fish & Game, preservation agencies), appraisers, developers, business owners, lien holders, landmen, etc. o Ordered and reviewed preliminary title report and underlying documents often troubleshooting effective measures to resolve clouds on title, deed restrictions, e.g. o Reviewed easements, right-of-ways, local ordinances, parking and building codes, signage ordinances, zoning, permitted use, architectural and mechanical plans, reciprocal easement agreements, liens, leases, licenses, estoppels existing vendor contracts, etc. o Hired environmental engineers for Phase I, II, and possible remediation, surveyors, structural engineers, roof assessment reports, geotechnical engineers for soils, potable water, seismic hazard and erosion reports, civil engineers for environmental impact studies, etc. Managed disposition and marketing strategies of donated real estate determining highest and best use: o Ex: putting a SFR w/10 acres, historically designated, zoned A-1, appraised at $2,000,000 on a RFP (without a purchase price) to see what the market would bear. The sale was awarded to a home developer who split the site into a SFR w/1 acre (the historical designation) and a new 9 acre SFR subdivision of 26 homes selling in $500,000 range. By conclusion of entitlements and close of escrow the university realized $7,000,000. o Ex: strategically holding desert properties to sell to wind farm and casino developers who were doing their diligence and/or going through entitlement processes. Administration of Real Estate Office Supervised and developed staff of eight (property managers, lease administrators, tax manager, accounting, director of gifts and physical plant) encouraging them to propose solutions and strategies, greater levels of responsibility and independence and take advantage of professional and personal development opportunities. Developed or revised reports to improve management and communication with other departments. Participated in the development of budgets and monthly budget analysis (variances), monthly review of income & expense reports, rent rolls, accounts receivable/payable, capital projects, etc. Oversaw property tax filings, exemptions and appeals. Managed large mineral interest portfolio (oil, gas, silver and gold leases). Complete overhaul of department files, systems and implementation of available technology. University of Southern California, Real Estate & Asset Management, Los Angeles CA 10/1998 to 1/2004

Senior Real Estate Manager. In-house asset/property/leasing manager of a 15 acre distressed 40% vacant commercial retail center located in South Central Los Angeles acquired for future development and campus expansion (CRA restrictions constrained development for 11 years);singularly improved the center physically and financially. Concurrently provided other services for Real Estate department, e.g. assisted in the negotiations of acquisitions, diligence, disposition, escrow and high-profile/complex lease negotiations with department head and managed a faculty housing complex assisting new faculty relocation. Brought management in-house: assumed all leasing, marketing, property/facility management duties; lease and license negotiations, budgeting, accounting (CAM, % Rent), tenant improvements and capital projects. Improved tenant mix, achieved over 95% occupancy within 18 months, debt-serviced in first year. Identified new anchor tenant, independent grocer Superior Warehouse Market within 72 hrs of previous grocer vacating (avoiding triggering new code requirements) and negotiated retail leases with Bank of America, Radio-Shack, Payless ShoeSource, Footlocker, Clear Channel, Cingular Wireless, Princeton Review, Flagship Theatre, Wendys, Baskin-Robbins, Burger King, Subway, Yoshinoya Beef Bowl, e.g. Paid down debt 6 years ahead of schedule (cost of acquisition and improvements). Addressed deferred maintenance issues, made aesthetic improvements, outsourced all vendor services bringing operational costs down to market rate (originally managed by Facilities whose costs were higher). Shored up security installing CCTV security system that later served other nearby properties. Bolstered Town and Gown: proposed and collaborated with School of Dentistry Dean to open a state-of-theart 10,000 sf dental clinic serving the local communities. Proposed and collaborated with the USC Fisher Gallery the implementation of a grant funded childrens art project dedicated space display winning drawings celebrated by Councilman and Mayoral offices. Hosted and sponsored safe Halloween trick or treating and Santas Village for community children; held activities for incoming freshman, performing arts and fine arts. Provided security for surrounding community. Beverly Wilshire Investment Company, Beverly Hills, CA 1991 to 1998 Building and Office Manager. Building and real estate office manager for Beverly Hills high-rise office building with 3 floors of executive suites. Leasing, Landlord/Tenant matters; supervised staff; implemented use of property management software streamlining operations; successfully overturned historic designation through appeal; oversaw improvement projects such as telecommunication and networking systems, negotiated leases, vendor/supplier/ equipment contracts; facilitated documentation processes with FEMA, mortgage refinancing, environmental haz-mat management agencies; worked on various projects for managing general partners. Transaction Officer, 1983-1991) Escrow Officer (1982-1983) Professional CA Real Estate Broker License #01277234, IREM member, past member ICSC and Association of University Real Estate Officers, Software: Skyline, Horizon, Spectra, Yardi, Microsoft Applications, Certified Professional Consultant Bachelor of Arts in English Literature, Magna cum Laude, California State University, Northridge, continuing education with IREM & the California Bar Association, Fashion Institute of Technology of New York

Education