internships

The Importance of Due Diligence in Pre-Construction and Pre-Development

October 22, 2024 by PCSD

Who did you meet with today?

Today we had the opportunity to meet with Mary Grace Houlihan.

Where do they work? What does the company do?

Mary Grace works with Pacific Charter School Development, a nonprofit organization that supports charter schools in finding affordable, quality facilities through site acquisition, project management, and financing. The mission of the organization is to break the systemic inequality in education by scaling educational opportunities for students in communities that have been under-resourced.

What did you learn today? What were some highlights?

Today I was enlightened by the work of the crucial thoughts and necessities that come with work in architecture for public schools. I was also shown the process which makes these plans more realistic and attainable. Processes, such as construction modifications to public schools or other state-funded buildings, are reviewed to ensure specifications and other modifications comply with California’s codes, like Title 24 of the California Code of Regulations. Especially for public schools, DSA ensures the modifications follow the rules of California codes to comply with structural safety as well as things such as fire and life safety and even accessibility and sustainability.

What insights did you gain into the field of real estate development?

This opportunity has opened my mind to the complexity of California codes. I was not aware of this complexity and the effect it had on how buildings are constructed and modified and how the rules and regulations limit the opportunity of other modifications due to it having to pass the review of safety issues and other essential rules. This also informs me of the complexity of public schools being built due to having to undergo a lot of restrictions in order to ensure safety of children.

What did you find the most interesting about the field after today?

Many times, we see rules as a limit to your brain creativity, but something I found most interesting is in the way it opens my mind to new ideas that can not only follow the rules and regulations of the California codes but still live up to the expectations of creativity and how it all comes to life. I also enjoyed being able to discover the full process that goes before construction and development because most people don’t see the behind the scenes of how buildings are made. Finally, I appreciated the opportunity I was given to see the creation process and the vision of how modifications can be created in real life just as visualized in one’s mind.

Learning about what you need to get started

Looking at a case study with BayTech High

An Afternoon with Colliers, PCSD Intern Edition

October 14, 2024 by PCSD

Who did you meet with today?

Today we met with Tony Burnett, Rebecca Scalfaro, Amber Merrigan, Morgan Parker, Halli Floyd, Gregory Hunter, and Shayla Mellenthin from Colliers and Joyce Cunningham from Cushman Wakefield.

Where do they work? What does the company do?

They work for Colliers International Real Estate, in the Downtown Oakland firm. The company focuses primarily on helping buy, lease or sell apartments and commercial real estate properties with a limited amount of retail properties. Colliers also provides appraising and property management services.

What did you learn today? What were some highlights?

Today we learned about Colliers and what it did along with the process of evaluating a construction site for what could potentially become a school. A highlight was when we visited a site that will soon become a parking lot for a school.

What insights did you gain into the field of real estate development?

We received insight about property zoning done by the city and how it impacts what sort of things you can do with that property/land. We also learned that industrial/commercial properties often make great spots for school construction projects.

What did you find the most interesting about the field in the field after today?

What I found most interesting about today, was the fact that the site we visited was initially going to be an extension to another school but due to various reasons, it only became a parking lot for the school. I was also very interested in Mr. Gregory’s knowledge of how the Google building at NASA Ames came to be, due to receiving a public investment because it was a global company.

Photo Credit: Alejandra Arias, Fall Intern

The Colliers team with PCSD interns and staff.

Meeting More of the PCSD Team

August 6, 2024 by PCSD

Who did you meet with today?

Today, I had the opportunity to meet with Stephanie Guerrero, a project manager, Jennifer Afdahl Rice, an executive director, Mary Grace Houlihan, a project director, Anna Johnson, a director of finance, and Akil Manley, a regional director.

Where do they work? What does the company do?

Everyone previously mentioned works at PCSD, which is a non-profit organization that helps charter schools find and develop facilities. PCSD is really unique because they are one of the few organizations that recycle their money. They help schools with low interest loans to which schools eventually pay PCSD back over time.

What did you learn today? What were some highlights?

Today I got to learn about the background of some of the PCSD employees and their journey of how they got here. Anna had a law degree and had always worked within charter schools which led her to becoming a project manager, but after some time, she switched to become a finance director. On the other hand, Jennifer always knew that she liked math and wanted to help the community so she did so a couple years traveling in Africa where she worked on many loans for a while and she eventually found PCSD, which incorporated her desire for helping the community. Next, Mary Grace used to work in the public sector, transit to be specific, and now she is a Project Director which is less stressful than her previous job. In fact, she mentioned that this would be her retirement job because of how great it is. Next is Akil, and he actually graduated with a political science degree and told us his story about working with charter schools for 10 years. Then he taught us about the factors that PCSD looks at before deciding on a location for a school.

Some highlights of the day included the advice that the PCSD team gave us. For example, Anna said, “people find their path in a lot of different ways”; which means that everyone’s path isn’t just one straight line and people have to manage their way through obstacles that get in their way. Similar to Anna, Akil said when “you’re not ok, it’s not over “ and “it’s your grind.” This means that it’s all about the work that you decide to put in. These specific quotes resonated with me because it goes to show that it doesn’t matter where you got your degree from or where you are from because both Anna and Akil studied something different from what they are currently working in, which goes to show that they are still growing and learning.

What insights did you gain into the field of real estate development?

One of the key insights I gained was understanding what Akil takes into account when trying to find a new building for a school. For example, if it is convenient for both teachers and students, which involves looking at traffic and public transportation. That was only an example but there are many more factors that Akil and the PCSD team take into account.

Did you become more interested in the field after today?

After today’s experience, I found myself more interested and motivated in pursuing real estate after high school because of the exposure from today and the encouraging words that the team shared.

Real Estate Lending and Pathways

August 1, 2024 by PCSD

Who did you meet with today?

Today, my fellow interns and I got the opportunity to speak with Eric Sussman, a Pacific Charter School Development (PCSD) Board Member and UCLA Professor. Later that same day, we got the chance to speak to three employees of City National Bank (CNB), one of the many banks that lend money for PCSD.

Where do they work? What does the company do?

Both Eric and City National Bank (CNB) work with Pacific Charter School Development (PCSD), a non-profit focused on real estate. Eric Sussman is a board member of PCSD and is a professor at UCLA for Real Estate and Accounting along with being a business owner. City National Bank is one of the main lenders of money for commercial acquisition and construction projects. With the investment, PCSD is able to fund projects that otherwise wouldn’t be possible.

What did you learn today? What were some highlights?

Today, I learned about how real estate properties differ in price depending on their surroundings and conditions that make them less likely to have demand. From both of our conversations, the topic of Covid-19 was common, as both speakers expressed their challenges and changes caused by the pandemic. From office buildings becoming vacant to industrial properties becoming more expensive and in demand. Some highlights from today were hearing about Eric’s journey to becoming a professor, from finding out his boss was committing fraud to losing his job and using his connections and talent for teaching to work at UCLA. Another highlight from today was getting to decide on which properties we would invest in, as in the City National Bank presentation we were presented multiple properties with many different positives and negatives.

What insights did you gain into the field of real estate development?

One of the many insights I gained into the field of real estate development was how the price and evaluation of a property changes as a result of the land or the surroundings changing for the better or worse. As an area becomes less populated and business starts moving out the surrounding properties and business decreases and slows down. I also got some great advice about purchasing homes and the difference between single family, duplex, and fourplex. Like not buying a house near a big street with a street light because of the traffic to search for a place in a safe area with little or no crime.

Did you become more interested in the field after today?

After today, I have become more interested in real estate, specifically in the many different conditions that make the properties themselves increase or decrease in value and the things lenders look for in order to decide to lend to someone or not. I didn’t know about how important it is to know that nearby properties affect other properties and their value reflects on how popular an area is or is in demand. I feel like I have discovered an interest for finding out all the details about a property and its land as it is very cool how it changes and that it is visible if you look into it.

Eric Sussman showing his Venn diagram for careers

Simon from CNB talking about commercial lending

A Day Spent with a Contractor

July 26, 2024 by PCSD

Who did you meet with today?

I had the privilege of meeting with Gary Blackwell, a creative contractor, at one of their charter school construction sites, KIPP Santa Fe. There we also encountered Adolfo, a trusted site supervisor, who has been part of Gary’s team for many years.

Where do they work? What does the company do?

Through hard work, he established his own firm, Blackwell Construction, before acquiring EPI Construction, and eventually his third company, BDI Construction. Most of his construction projects are aimed at providing educational facilities for charter schools and private schools. EPI Construction extends further to include fitness centers, office buildings, retail spaces, site development, food processing facilities, and light industrial projects. All three of his companies are commercial construction companies known for their expertise in delivering high-quality projects.

What did you learn today? What were some highlights?

As our guide, Gary walked us through the construction process, highlighting significant parts of the structure, such as a subterranean parking garage, dedicated for teachers and staff. The school was estimated to be 70% completed, so we were able to thoroughly explore the various rooms and get insight into the development of the school from design to budgeting, ensuring how the project is to be delivered on time, and that the school is both functionally and cost efficient. We also learned that the construction process might look differently in other states where PCSD is, such as Texas and Washington. Overall, there are different construction processes and each is a lengthy process as there are many things that slow the construction process whether it’s coordinating with the city of L.A. or ensuring that materials and electricity are obtainable on time and on budget.

What insights did you gain into the field of real estate development?

Following the tour, Gary generously shared his love for fishing as well as his personal career journey, inspiring us to pursue something we enjoy. Studying to pursue a career in pre-med, an internship at a hospital led him to reevaluate his decisions. Following suit, he explored other paths and discovered his passion for construction. The dedication in constructing an educational facility was shown as Gary toured and talked to us about the upcoming charter school that is set to create a positive impact to the community. Gary also mentioned and added emphasis to collaborating early on with architects to ensure that the drawings for structure are not over budget and don’t have to be thrown out. To Gary, collaboration is essential and by sharing with us about his various projects he demonstrated that early collaboration is key to help ensure that the construction process runs smoothly and efficiently.

Did you become more interested in the field after today?

Since the beginning of the internship I’ve been interested in the real estate development field and each day the more value I gain from the program the more interested I become in the field. Being acquainted with several talented and unique individuals who share the same passion as Gary has been enlightening. Hearing Gary’s insights and seeing his dedication to providing educational facilities that would enrich the lives of children, educators, and many other individuals was truly inspiring. I enjoyed the exposure I got from visiting the construction site and observing the work and effort that is being put towards completing a project.

Getting info on the site before starting the tour

Talking about the ins and outs of the site

Learning the Structure and Involvement of Commercial Bank of California and the Importance of Insurance

July 24, 2024 by PCSD

Who did you meet with today?

On July 18th, my fellow interns and I met with a variety of different people, each with different roles and careers within Commercial Bank of California. We gained insightful economic and financial knowledge from: Kevin Gonzalez, Tammy Jung, Thomas E. McCullough, Christopher Colella, Richard Cheng, Annie Knyazyan, and Derek (Jongseok) Jeon. Later that day, we also met and had lunch with Greg Martin, PCSD’s insurance agent from High Ground Insurance.

Where do they work? What does the company do?

Commercial Bank of California works closely with business and real-estate. It has many departments with focuses on bank lending, generating revenue or income, maintaining the stability of the bank, and assisting projects or clients to attain their goals while also ensuring the bank economically thrives and does well.

What did you learn today? What were some highlights?

We learned that there are a lot of risks that can occur in banks that can lead to them going bankrupt if the wrong investment or loan is made. As a result, there are lots of rules and regulations in place to prevent that, such as having compliance officers evaluate customers to minimize any risks.

Greg Martin further added to this idea with his career in assisting companies like PCSD to get trustworthy, quality insurance for any potential problem.

Some of the highlights today were gaining new information and general life advice from the people we’ve met. For example, learning about the Community Reinvestment Act from Richard Cheng, a CRA manager at Commercial Bank of California, helped us see that banks do more than just lending or gaining profit. They help the public and meet community needs around the area through this program. It helped us learn that giving back is an important part of life and the community’s overall well-being.

What insights did you gain into the field of real estate development?

My fellow interns and I were able to see the structure of how banks work and why each person and their role is important to making a project or idea work, similarly to the development and process of creating schools. Every role in both business and real-estate development is complicated and intricate, however, the end product is always something to be proud of. We could see that it takes a lot of diligence, hard-work, and passion that’s needed in careers to create a well functioning society.

Did you become more interested in the field after today?

After today, I did become more interested in the real-estate field because it is very diverse with what you could be involved in, whether that’s financially or not. It was a great experience getting to meet with new people and understanding a bit more about what other careers are out there.