CAM Reconciliation Time!

Now that all budgets have been finalized and prior year financials are complete, it's time to work on Common Area Maintenance reconciliation. Most commercial lease agreements allow for a yearly reconciliation of all common area maintenance costs. Without a knowledgeable property manager skilled in this particular task, it can surely be daunting to take on as a property owner. 

Here are 6 tips from the Real Estate Drill Down! 

1. Have all the CAM Costs been captured or received?

Be sure to verify all payments have been made and invoices have been received for all expenses related to CAM costs. Sometimes we cannot avoid the one or two invoices that slip through the cracks within the year. Follow up with the vendors to ensure the payment was accounted for and make sure your financial reporting reflects.

2.  Have the non-recoverable expenses been separated from CAM?

Once your financials are complete and accurate, you must be for sure all expenses are true CAM cost and not landlord expenses. In most cases, the leasing agreement will specifically define what is included in CAM for each tenant. The best situation is where the form lease used by the landlord clearly defines CAM and other costs to be included in the formula. If not otherwise directed by the lease provisions, did the repair/activity benefit all the tenants as part of maintenance OR is it a situation where the landlord unilaterally decided to make changes to the property that benefit a particular tenant or constitute deferred maintenance (i.e. replacement of 20-year old common roof or additional amenities requested by one tenant).

3. Have you made the proper calculations?

The next big task is to correctly determine the amount of costs and the percentage allocation to each tenant based on their rented % of Gross Leasable Area (GLA) – or other formula if the lease requires a different approach.  Beyond checking and re-checking the pure math, a quick review of the proper percentages owed by all tenants is critical to this process.  An hour reviewing and confirming these figures can pay off in time spent and $$ disputes at a future time. Also, use this time to complete your estimated CAM for the current year. 

Helpful tip: make sure the proper GLA is calculated – especially if there has been a change in the center, park or building during the past year. 

4. Have payments been made or credits noted?

Did the tenant pay too little based on the past year’s monthly CAM estimates?  If so, notice and request for payment of the deficiency should be sent out sooner rather than later.  Did the tenant overpay the estimated CAM charges?  If so, properly credit tenants with the overage or refund the amount to the tenants. If done in the right amount of time, the notices can be sent with the monthly rent statement.

5. Have all the deadlines been met?

Experience shows that often dates are overlooked. The date for submission of CAM reconciliations should be clearly defined and complied with according to the lease agreement. The results for missing the deadline can be costly. Make sure your CAM reconciliation notices are in the mail in a sufficient amount of time for the tenant to receive them prior to any deadlines.

6. Audit Rights invoked?

Most large retail, industrial and office tenants will reserve the right to inspect, review or even require an audit of landlord’s CAM reconciliation reports in their leases.  If invoked, this will require owners  to maintain sufficient records of costs, calculations and allocations, as well as allow tenants to view overall operations related to the property. A solid plan of record keeping is the best protection against any extended disputes between the parties here.

Tip: Beat tenants to the punch by providing this information in a document included with their CAM reconciliation notices as backup to prevent any potential disputes.

Let Benchmark complete your cam reconciliations for you. We complete all of the accounting, notices, and even provide the estimated cost for the current year expected expenses for all of our clients. BAS can do the same for you!

CRE Prices climb as sales slow down

According to research by Real Capital Analytics, CRE prices climbed in November 2017 by 1.2% from the previous month, and by almost 10% from November 2016.

Is now the time to sell? It depends, based on your individual scenario, tax implications, and other factors. If you would like to discuss potentially selling your CRE investment, please call me at 904.421.8528 or email me here.

Benchmark Can Assist with Value-Add to your Investments!

At Benchmark, we partner with our owners to aid in adding value to their properties. We take our owner's objective and make sound recommendations that will overall provide a high return on investment. Here are a few tips from Fortune Builders on "How To Increase The Value Of Your Commercial Real Estate Property".


by Than Merrill | @ThanMerrill


 Key Takeaways

• Increasing the value of your commercial real estate property has more to do with the sum of all parts than a single idea.
• The true value of a commercial real estate investment isn’t based on what valuation sites tell us, but rather what the next tenant is willing to pay.
• Not every groundbreaking idea will add value to your property, and not every idea needs to be groundbreaking to add value.

---

Commercial real estate property value isn’t relegated solely to what online valuation sites suggest or comparables deem. While both are important indicators, there is perhaps an even more important variable to consider when the time comes to value your own commercial property investment: how much the next tenant is willing to pay. If for nothing else, even the best commercial real estate properties are only going to be worth as much as prospective tenants are willing to pay. It’s a sad truth, but a reality nonetheless: your commercial real estate property is only worth as much as the rent your tenants are willing to pay. How much they are willing to pay, however, is up to you.

Landlords can exercise many options to increase the value of their properties. And, as far as I am aware, the best way to do so is to increase demand. According to supply and demand, one of the most basic tenets of economics, value shares a direct correlation with demand. In other words, if you can increase the demand for your commercial real estate property, it stands to reason you can also increase its value.

With that in mind, it’s in your best interest as a commercial real estate property owner to offer the tenants what they want. At the very least, it’s those landlords that can increase demand that stand to do the same for their asking price. So if you want to increase demand, may I recommend the following?

Increase Demand For Your Commercial Real Estate Property

It’s safe to assume that increased demand will translate into a more valuable commercial real estate property, but I digress. Demand isn’t going to simply appear out of thin air, nor should you expect it to. Instead, demand is the result of hard work, due diligence, and acute attention to detail.
You must get to know your target audience and predict their needs if you ever hope to stand a chance at increasing the demand of your own property. Fortunately for our sake, however, most tenants want the same things, and commercial tenants are no different. If you offer the following “amenities” at your commercial real estate property, you could find that demand is your greatest ally in increasing your property’s value:

1. Sub-Meter Utilities
Paying for utilities (gas, waste, water and electric) is nothing less than a familiar expense to the average tenant, and rightfully so. It only makes sense that the person using said utilities should be held responsible for the cost that ensues. Most tenants have come to expect as much. It’s worth noting, however, that while tenants are usually more than willing to pay their fair share of the utility bill, none are going to be happy paying a penny more.

It stands to reason that the tenants in your commercial real estate property will appreciate sub-metered utilities. As the name would lead you to believe, utility sub-metering awards landlords the option of billing tenants individually for their utility usage. In other words, sub-metering will complement each unit in your commercial real estate property with their own water meters, gas meters, and electricity meters. As a result, each tenant will be expected to pay for the utilities they used — no more, no less.

Sub-metering is coveted by prospective tenants, especially when you consider the alternative: dividing the cumulative utility bill between tenants. And therein lies the true value of adding individual meters to each unit of your commercial real estate property. Prospective tenants will appreciate the idea of managing their own utilities, and not the entire building’s. Their appreciation alone will go a long way in adding value to your property, as it could very easily help your property rent for more money and faster.

There isn’t a tenant out there excited about the prospects of splitting their utility bill with a complete stranger, nor should there be. So it may be in your best interest to meet their expectations. In doing so, you could find that you limit your exposure to vacancies and increase the odds of making more money per unit.

2. Introduce Energy Efficient Lighting

While it may not pay off your mortgage anytime soon, one of the easiest ways to add value to a commercial real estate property is to introduce energy efficient lighting to the building’s infrastructure. The right light bulbs can simultaneously save energy and significantly reduce maintenance costs.

I maintain that the use of LED bulbs is the single, easiest way to add both tangible and intangible value to any commercial real estate property. For starters, renters today are more conscious of their carbon footprint than ever before. The average renter will, therefore, appreciate the eco-friendly environment facilitated by your commercial property. That said, their appreciation can’t be underestimated, as it goes a long way in generating demand. After all, what is a great commercial real estate property, if not for one that tenants will swoon over? There is no doubt about it: demand can make or break the value of a property. And if all you need to do is add a few LED bulbs to peek interest, I guarantee it’s well worth the cost.

In addition to making your property more attractive to tenants, LED lighting will also save your tenants from higher energy bills. Not only will they save a considerable amount of energy, but their operating costs are far less than the of your standard fluorescent bulb. What’s more, their longevity will also save landlords money in the long-run. It stands to reason that maintenance costs will be reduced, as LED bulbs can last as long as 25 years. That means you won’t have to hire a maintenance person multiple times a year to change bulbs.

3. Make Parking Easier

Though overlooked more than I would care to admit, few amenities are more integral to the value of a commercial real estate property than parking. As something we all take for granted, parking is something we don’t necessarily appreciate until it’s gone. If for nothing else, a commercial real estate property with parking is to be expected. Conversely, those without access to parking can greatly reduce their chances of realizing a higher valuation. You are only hurting your chances of finding tenants if you don’t offer parking. As a result, you could see the value of your property drop.
Not only does your commercial real estate property need access to parking, it needs access to convenient parking. If your property already has access to convenient parking, you are ahead of the curve. If, however, parking is void from your commercial premises, it may be in your best interest to rectify the transgression.

Consider adding parking wherever possible. Whether it’s the addition of a few street spots or a small parking lot, a little good will can go a long way. At the very least, neglecting to provide parking can detract from your commercial property value just as easily as having a few spots can add to it.

The Whole Is Greater Than The Sum Of All Its Parts

Adding value to a commercial real estate property doesn’t have to depend on the addition of a paradigm shifting idea. Instead, consider adding to the value of your investment property through little changes, here and there. It’s true what they say: the whole really is greater than the sum of all its parts. All it takes to increase the value of your property is a lot of little ideas, not unlike those I touched on above.

Retail owners embrace gym tenants

As the retail landscape continues to evolve, smart retail space owners are starting to embrace a once long shunned industry: fitness centers.

Gyms can use space as small as 1500 square feet and up to 100,000 square feet. Major retail centers such as Phipps Mall in Atlanta are starting to realize the value of fitness centers-not only has gym membership continued to grow, but a fitness center can be a "destination tenant" that attracts people who otherwise wouldn't visit your retail center.

Here's a great article on the trend from our friends at Bisnow.

If you have empty retail space, please call the CBC Benchmark Retail Team at 904.281.1990 to discuss how we can help repurpose your investment.

How long will the CRE "bull market" last? 7 experts give their opinions

Real Estate Business news website Bisnow asked 7 CRE experts their thoughts on the length of the current CRE "bull market" and how long they expect it to last.

https://www.bisnow.com/national/news/economy/is-the-end-nigh-7-real-estate-economists-discuss-the-crazy-length-of-this-cycle-81444?single-page

If you are interested in the economics of the Jacksonville/First Coast CRE market, call CBC Benchmark at 904.281.1990 to discuss what we see happening locally.

Tenancy in Common

Tenancy In Common (TIC). What is it? Only one of the most popular ways to structure multi-party ownership of a Commercial Real Estate (CRE) investment property. Here's an excellent article on the subject by Neal Hefferren (@RECopywriter).

WINTER IS COMING!!!!

8 Great Tips 

from Duval Landscape Maintenance on 

How to Prepare your Property for Winter Weather!

Winter is quickly approaching! Although, in Florida we are not likely to see any snow, you should still prepare our landscaping for cooler weather. All it takes is one night of temperatures in the low 30s to 40s for your most loved plants and shrubs to receive damage.

Here are a few Duval Landscape landscaping tips you should consider in order to protect you plants and shurbs:

1. Pruning and maintaining trees is often left off the list when it comes to winter planning. It’s a great time of year to selectively remove branches to provide clearance, reduce risk of breakage, or reduce size. If you are unsure about proper pruning techniques, consider hiring an arborist-a specialist in the care of trees-to prune your trees.

2. Mulch moderates soil temperatures, keeps roots warmer in the winter and cooler in the summer. It also helps sustain soil moisture, reducing the water needs of trees. Mulch inhibits weeds, helps reduce soil erosion, and can improve soil, which improves or maintains tree health. Mulch with coarse materials such as pine nuggets or pine straw applied to depth of 3-4 inches, but do not allow mulch to accumulate to greater depth. Mulch will insulate the plant absorbing the sun’s radiation using it at night to keep your plants, flowers and trees warm, just like a blanket uses our body heat to keep us warm at night.

3. Continue to water newly planted plants, trees and shrubs since it doesn’t rain often in Florida during the winter. Most of the above ground plant is dormant however the roots can continue to grow if adequate moisture is present.

4. Cover tender plants by using cloth, such as old sheets or quilts, burlap or special covering from local nurseries that is made for plants and always avoid using plastic. Plastic will cause condensation to form on the leaves from freezing temperatures, which results in the leaves burning in the sunlight.

5. When using outdoor lighting and/or decorations that require electricity, be careful when running extension cords and other power sources on the ground or through your landscaping

6. Make sure to discuss any electrical power sources that are outdoors with your landscaper or maintenance personnel. You wouldn’t want your holiday lights run over by the lawnmower, would you?

7. This is a great time of year to put poinsettias outdoors to show off their beautiful, bright red color. A few places you might want to consider are your community clubhouse, guardhouse, or even pool area.

8. Even though a Florida fall isn’t very cold, it’s still a good time to start preparing your lawn for the cold weather. Shorter days, lower light intensity, and cooler temperatures results in slower-growing lawns. Timing is important, the last recommended time to fertilize your lawn in North and Central Florida is October / November. A high-potassium fertilizer would be best for this time of year.

Note: Hiring a knowledgeable Property Manger, like Benchmark Asset Services,  to oversee your landscaping maintenance is also a cost effective option to ensure your investment is cared for properly. 

CRE Tech Tools and Resources

Innovation within CRE technology continues to grow rapidly as an emerging ecosystem of investors, entrepreneurs and startups are taking shape. Follow the link below to review a list of CRE tech companies that are building online products and services to improve efficiencies and address pain points in the commercial real estate industry.

http://www.inmotionrealestate.com/resources/cre-tech-tools-resources/

The Fourth Industrial Revolution and the Commercial Real Estate Industry

If you aren't aware of the concept of the 4th Industrial Revolution (4IR) or what it could mean for the future, the following article is a great starting point. As the omnipresent connections between humans and technology become stronger, these bonds will inevitably lead to significant changes to the world we live in.

The Commercial Real Estate industry itself is poised for massive changes. Rapid advances in manufacturing driven by 3D printing will bring industry to remote locations. Decentralization and real-time asset tracking will reduce requirements for warehousing and will increase the efficiency of supply chains. Office workspaces and homes will become increasingly connected by the Internet of Things (IoT). And if our thoughts are more fully connected to the digital world, one can almost guarantee that the "personalized retail shopping experience" will take on a whole new meaning.

Despite the risks, the potential is immense.

Learn more about the 4th Industrial Revolution here.

FULL Service Property Management with Benchmark Asset Services, LLC

Top 5 Benefits of Property Management with Benchmark

1.      Benchmark Asset Services, LLC can offer maximum value through our property management at a minimal cost to the Owner:

•  Industry average PM fees= 4%-6% of rents or less, depending upon economies of scale (negotiable)
•  Owner’s estimated share of monthly PM fees, based on vacant SF only = minimal costs.

1560 Wells Rd.- Shoppes of Wells Rd.
Orange Park, FL

2. Our local proximity to the Jacksonville/ St. Augustine areas allow for us to be responsive and hands on with regard to tenants’ needs. We pride ourselves in the ability to meet face-to-face with tenants and local vendors to better facilitate tenant relations and maintenance management.

• We have established great relationships with local vendors that will provide the best pricing  for quality services.

 3. We offer FULL Service Property Management.


• Lease Abstracting  (Ex: We have discovered $50,000 in Landlord savings identified through lease abstractions)
• Accounts Payable/Receivable
• Monthly/Annual Reporting
• Rent Collections/ Delinquency/ Evictions
• Tenant Relations/ Tenant Retention
• CAM Reconciliations
• Maintenance Management/Inspections
• Construction Oversight

4. Benchmark Asset Services, LLC is an affiliate of Coldwell Banker Commercial which allows us access to in-house brokerage and leasing.


• This allows us to have the upper hand when it comes to market expertise and finding quality tenants for our properties.
• Quality tenants equals increased revenue long-term.



155 Hampton Point Dr.
St. Augustine, FL

5. Most importantly, Benchmark will help maximize the profitability of our owners’ time and money. As the property management company, we handle all day-to-day operations of our properties.

• Our owners now have more time to devote to identifying further investments or focus on individual personal interests.
• We offer peace of mind to our clients and reassurance that our owners are getting the best return on their investments.

 



Advanced Site Selection

When it comes to Site Selection, there's no room for error. So, if you don't have a robust Site Selection process in place, you should consider the benefits.

At Coldwell Banker Commercial Benchmark, our Site Selection Team utilizes cutting-edge technology and years of experience in due diligence, intelligence collection, and analysis, to identify the best Commercial Real Estate sites for our clients. Whether you are searching for an investment property, the next location for your burgeoning franchise, or the ideal development site, we can help. Our Team conducts Advanced Site Selection for numerous clients in Florida and across the United States. Take a look at the video below, and contact us today to learn more.

What CRE Means to Me.

What’s the appeal of the Commercial Real Estate industry?

Is it the bespoke suits, luxury cars, and power lunches?

What’s that? Sorry. I couldn’t hear you over the sound of my megayacht engines.

Sure. If you work hard enough to afford these things, they are nice. But it’s also something much more profound. For those of us who are truly passionate about the business, there is a deeper meaning to the work, and it can be summed up in one word: solution.

On any given day, a CRE broker is helping a small business negotiate the lease on their first brick and mortar, conducting site selection for a national tenant, advising a wealthy businessman on CRE portfolio diversification, selling a 50-story office building, securing a listing for a 5,000 acre parcel, cold-calling a prospect, and making a friend for life.

Regardless of the type of transaction, our job as brokers is to provide creative solutions to complex problems, often in a dynamic and fluid environments. As is often the case in life, the most challenging deals are usually the most rewarding.

Why do you need a broker? The same reason you need an accountant or lawyer. Not because they are smarter than you, but because they live in this space, 24/7, 365 days per year. They know the market. They know what’s coming. When asked why he was the greatest hockey player of all time, Wayne Gretzky said, “I skate to where the puck is going to be, not where it's been.” That’s what a broker does for you.

Whether it’s an obsolete industrial space that a broker is bringing up to speed in order to generate jobs in the community; adding a restaurant space in a market gap; or finding a physicians group the perfect office to serve children; solution is the name of the game.

What problems will your broker solve today? How have they improved your community? What will they do next?

Leverage them and find out.

Teaming: It Worked For These Guys, And It Can Work for You.

 

JACK OF ALL TRADES.

You can’t be good at everything. No, seriously, you can't.

Why? Genetics, that’s why. Fortunately, these days we have a dozen personality tests to tell you what you could have learned by watching a few episodes of the A-Team - everyone has their role to play.

Recently many Commercial Real Estate (CRE) Brokerages across the world have realized this and have developed  a method of operation to take advantage of it. It’s called "Teaming". (Yes, it's another corporate buzzword. Add it to the list. e.g. "Synergy", "Stovepipe", "Core Competency", "Swim Lanes", etc. Want more?)

According to one definition, Teaming is:

    "Two or more draft animals harnessed to the same vehicle or implement."

While this may sound like an accurate description of some Mondays, perhaps we find a better definition from BusinessDictionary.com:


    "A group of people with a full set of complementary skills required to complete a task, job, or project.
 
Team members:
(1) operate with a high degree of interdependence, 
(2) share authority and responsibility for self-management, 
(3) are accountable for the collective performance, and 
(4) work toward a common goal and shared rewards(s). A team becomes more than just a collection of people when a strong sense of mutual   commitment creates synergy, thus generating performance greater than the sum of the performance of its individual members."

The last line is the most important - “Generating performance greater than the sum of the performance of its individual members.” While this may seem like a simple enough concept, historically, Commercial Real Estate has not been a team sport. Each Agent was expected to generate leads, win business, execute the business, overcome objections and close the deal, and handle all the administrative minutiae that comes with a complex transaction. While all Agents should be able to do all of these things successfully, can they do all of them with the same degree of competence, enthusiasm, and efficiency?

Certain personalities are more inclined to certain segments of the deal cycle. This is where Teaming comes in. Theoretically, if Agents only conduct the facet that they are most proficient with, the entire team will inherently be more efficient and productive than if each Agent tried to conduct all facets of the deal cycle on their own.

BEST. TEAM. EVER.

What does this look like? There are a million different models, but let's use the A-Team Model for the sake of simplicity:

1. Face Man. Your outgoing, hand kissing, baby shaking Agent. They attend functions, make calls, have lunch or drinks (not necessarily in that order). They generate leads, win clients and get deals. That’s all they do. Why? Because they hate paperwork.

2. Hannibal. Your solutions and negotiations Agent. Creative, aggressive. Improvise, adapt, overcome. Doesn’t hate people, doesn’t love paperwork. They negotiate the contract, deal with objections, and ultimately bring the Hatfields and McCoys to terms. That’s all they do. Why? Because they aren’t quite as friendly as A, and yet they don’t love paperwork either.

3. B.A. Baracus. Your nuts and bolts Agent. Possibly introverted. Likes schedules. Hates surprises. Keeps you out of trouble with your friendly neighborhood Real Estate Commission. Gently reminds you to attend the closing ("I pity the fool.") Ensures you get a 5% fee, and not a .005% fee. That’s all they do. Why? They hate people. Or they are shy. Or violent. Or both.

Yes, some people are a combination of the above 3. Murdock, perhaps? The key is to determine which people on your team are best suited for each facet of the business, and focus them on that.

I’M WORTH MY WEIGHT IN GOLD.

Pay is key issue in Teaming. What is each position worth to the deal? Is it an even split across the board? Always?

Does Face Man, who only brings in the deal get paid less? True, he or she only participates at the onset, but without Face, there would be no deal at all.

What about Hannibal? Shouldn’t Hannibal, who is arguably doing most of the heavy lifting during the deal be rewarded with the lion’s share of the fee? “Sorry, I know it’s Midnight. I was going to call you during normal business hours, but… Hey, do you think we should ask for a $100 concession because someone scraped some of the yellow paint off the curb in the parking lot? Due Diligence ends in 30 days and I was just wondering…”

And what of B.A.? If your idea of a good time is 400 pages thick and says “Tolstoy” on the cover, you may thoroughly enjoy this position, but many of us (read: me) do not. Keeping the team on track is a must. That, in and of itself, has value. Not to mention those pesky “inadvertent minor changes” to the contract terms at the final hour. ("I pity the fool!") What’s catching something like that worth?

PRENUP?

Many CRE Teams have gone as far as to delineate all of their Team member’s responsibilities in a contract, along with fee structures. Why? With a three-person team that all gets along, a contract may be unnecessary. But what if one of the team members slacks off? What if communication begins to wane? What if the team of 3 suddenly becomes the team of 30? I’m not suggesting it’s necessary for all teams, but there is a reason the Prenup exists.

THOUGHTS?

Are there 10 million other ways to form a CRE Team? Sure. I’d like to hear about how you have done it. Share your thoughts and experiences. Remember, "If you have a problem... if no one else can help... and if you can find them... maybe you can hire... The A-Team."

Follow me at @CBCJP

Get it in Writing, or Don't and See What Happens

 

I have a penchant for learning lessons the hard way.

Example. (Names and details have been changed to protect the guilty.) During my first week on the job as new Commercial Real Estate Agent, I noticed a "For Rent" sign on a large building. In the business, that's what's known as an opportunity. It means the owner is trying to do it him or herself, and may need help from an aggressive broker. That's me.

We'll call it a warehouse for good measure. About 70,000SF. Not huge, but with the right tenant and a long-term lease, it would be a boon for me as my first deal. I toured the place. I took photos. I met with the owner, a successful businessman and longstanding member of the local community. He was excited to have the help, and while he didn't want to sign an Exclusive Representation Agreement (Clue #1), he said he would pay me 6% on any Tenant I brought him who leased the space. He shook my hand. I walked out feeling confident that I could come through for him and he would come through for me. (I think you know where this is going.)

Two months and about 100 phone calls later, I had a short list of very interested tenants, one of which I'll call ABC Enterprises. I emailed the owner and let him know that at that point,  if I was to proceed with negotiations, I would need something in writing. No response. (Clue #2.)

About a week later, I called him with a question from one of the prospective tenants.

"Well, actually, I might have found someone," he said.

"Really? Is it one of the companies I contacted for you?" I asked. 

"I'd rather not say," he replied.

"Is it ABC Enterprises?" I pressed. 

"I'd rather not say."

I thanked him for his time and hung up.

Six weeks later I received a postcard in the mail from ABC Enterprises, inviting me to their grand opening. (Clue #3).

Cost of the lesson? About $100,000.

At that rate of education, I could be 1/4 of a physician by now...

That was the first and last time I ever did a deal without having some kind of written agreement. Fortunately it was a lesson learned early. If you are operating without at least a Confidentiality and Fee Agreement, take it from me, you are asking for trouble. When discussing the subject, my friend and Attorney Will Li asked, "If they aren't planning on screwing you over, why wouldn't they sign an agreement?" Good point.

The famous CRE instructor Ralph Spencer likes to say, "Only volunteer at church. If you are going to do work, get hired." I should have listened, but then again, I like to learn lessons the hard way.

Follow my personal blog, AMPLIFIED:CRE and connect with me on Twitter.