Gail D. Singleton - Crawford
Plainfield,USA
Summary
Retired upper management professional seeks to secure a position that will utilize my proven organizational and leadership skills. Highly trustworthy, ethical, and discreet, committed to exceptional customer service and driven by challenges. Detail-oriented and resourceful in spearheading, organizing and completing projects while multitasking effectively.
Professional property management expert ready to deliver outstanding results. Strong background in overseeing properties, ensuring tenant satisfaction, and managing budgets. Proven ability to collaborate effectively with teams, adapt to changing needs, and maintain high standards. Skilled in lease negotiations, maintenance supervision, and tenant relations. Known for reliability, problem-solving, and achieving goals.
Overview
34
34
years of professional experience
1
1
Certification
Work History
Lead Housing Researcher
Cradle of Love LLC.
01.2023 - 01.2025
- Remotely provided housing related guidance and support with finding, leasing and maintaining housing to underhoused clients with disabilities and seniors eligible for services through the Minnesota Department of Human Services Housing Stabilization Services Program
- Gathered and organized information for research purposes.
- Conducted telephone interviews with clients
- Completed housing assessments with all clients based on family composition, employment, income, criminal and housing backgrounds
- Researched housing sites, made phone calls, emailed inquiries regarding vacancies and availability of low income and affordable homes for client base
- Completed online housing application process for clients as needed
- Communicated with other housing and social service agencies on behalf of clients as needed
- Assisted clients with security deposits, storage fees, first month’s rent, moving and furnishing expenses
- Assisted clients with applying for SNAP, medical or other resources that may be beneficial to their housing stabilization
- Researched and update client base of LIHEAP, food pantries, car repair programs
- Completed online training through the Minnesota Department of Human Services
- Responsible for daily individual case historical reports entered into Pavillo system
Asset Manager
Housing Authority of Cook County
01.2010 - 01.2023
- Directly responsible for the day-to-day operations of a 126 unit Senior/Disabled building
- Supervises all aspects of project operations and maintenance, including the supervision of all assigned administrative and maintenance staff
- Responsible for marketing, leasing, occupancy of all dwelling units and collecting rent at the local management level as determined by existing policies and procedures
- Provides orientation to prospective tenants regarding HUD rules and regulations
- Inspects and supervises the maintenance of grounds and building, to include but not limited to the conducting of housekeeping inspections in accordance with the established policies and procedures
- Prepares budget estimates, exercises budget controls and maintains required accounting records for funds and property
- Supervises the maintenance of necessary records and the preparation of required reports
- Conducts rent counseling sessions and serves required notices
- Counsels residents regarding delinquent rent or violations
- Completes special building projects through obtaining bids
- Assures HUD regulations are followed, including PHAS
- Monitors productivity, efficiency, quality, timeless, and completion of all housing operations and new applications to achieve maximum occupancy
- Performs routine supervisory duties including: selection of new employees, performance evaluation and maintaining discipline
- Meets or excess applicable job-related HUD performance standards particularly PHAS including but not limited to vacancy turnaround within two weeks, lease up vacancies within three days of readiness, inspect 100% of units quarterly, collect 100% of rent or take appropriate action
- Assisted with RAD,(Rental Assistance Demonstration) application, Overseen repairs, upgrades, throughout property
- Conducted temporary and permanent tenant relocations, transfers and right to return as needed
- Managed risk by conducting thorough due diligence and regular portfolio reviews.
- Collaborated with legal teams to ensure compliance with regulatory requirements and industry best practices.
- Maximized return on investment by implementing effective asset allocation strategies.
- Streamlined operations, optimizing the use of technology for tracking and reporting performance metrics.
- Maintained contract database of existing and new client contract files and details.
- Reviewed contract reports, bid proposals and requirements with senior management for accuracy and processing.
- Established a proactive maintenance program, extending the useful life of assets while minimizing unplanned repair costs.
- Collaborated with investment firms and private real estate investors to provide due diligence and underwriting functions for acquisition and management of real estate portfolios.
- Achieved cost savings by renegotiating service contracts for managed properties.
- Maintained compliance with regulatory standards through meticulous asset documentation and reporting.
- Consulted with potential investors to assess objectives and discuss optimal strategies.
- Created key performance indicators to measure and assess investment performance.
- Maintained strong relationships with investors, providing transparent communication regarding portfolio performance and market trends.
- Evaluated transactions and reporting for adherence to applicable regulatory guidelines and data integrity.
Property Manager
Interstate Realty Management Corporation
01.2006 - 01.2010
- Directly responsible for the day-to-day operations of a 552 Scattered Site units, Chicago Housing Authority development located within a 26 acre radius. Supervised a staff of (28) in maintenance, administration, and property improvements. Hired, terminated, trained and motivated staff as necessary to promote productivity.
- Responded to and abated all after hour emergency calls as necessary. Updated all asset, tenant information, interim/annual recertification’s using Yardi management system. Revised and implemented tenant policies/procedures and maintained a high standard of resident services. Assured all work request were completed satisfactory and within the time constrictions of PHAS. Interfaced with C.H.A.’s Asset Management Department and all other departmental staff as needed for reporting purposes. Prepared weekly reports for New Jersey and local district offices on P.H.A.S., and management operations. Conducted monthly security meetings with multiple District Chicago Police Commanders to share information of all quality of life and criminal activities surrounding the near Westside community. Attended monthly CAPS meetings for surrounding Districts. Wrote, distributed and overseen all service RFP’s and contracts. Overseen and conducted all seal bid openings. Wrote and prepared annual management plan, budget, and budget justification manuals
- Oversaw and maintained a 6.5 million dollar annual budget in accordance with Chicago Housing Authority’s budgetary procedures. Interviewed and approved all perspective tenants in conjunction with the Tenant Selection Committee. Met monthly with Resident Leadership on management, property and resident matters. Attended monthly Supervisor meeting conducted by Chicago Housing Authority. Conducted quarterly housekeeping inspections referring tenant for social services as needed. Accompanied contractor on all annual REAC and UPCS inspections. Counseled tenants on all anti-social, rent, and housekeeping issues as needed. Prepared and overseen distribution of all 14-day notices. Distributed all petty cash and reconciled transactions on a monthly basis. Approved all invoices and payments. Overseen all turnover and make ready processes. Prepared all documentation for submission to Attorney for timely eviction process. Conducted monthly meeting with Attorneys on all for rent and for cause cases appeared in court as needed. Interfaced with all Social Service Agencies in their efforts to assist residents on quality of life issues. Interfaced with the Attorneys that oversee the matters which affect the development court decree for the property and its residents.
- Oversaw that all management efforts are conducted in accordance with the “2003” ACOP and 2001 lease as stated by the court decree for the Horner/West haven property. Maintained records of all property work orders, rent collections, inspections, recertification and tenant files, etc. Wrote customer service manuals and conducted customer service training for annual staff training seminar.
- Handled tenant complaints promptly and appropriately, calling in repairmen, and other support services.
- Maintained positive landlord-tenant relationships, ensuring clear communication and prompt resolution of any disputes.
- Completed final move-out walk-throughs with tenants to identify required repairs.
- Conducted regular property inspections, identifying areas for improvement and proactively addressing potential safety hazards.
- Oversaw lease agreements from inception to termination, ensuring compliance with local regulations and protecting the interests of both landlords and tenants.
- Enhanced tenant satisfaction by promptly addressing concerns and resolving issues in a timely manner.
- Coordinated with maintenance staff to ensure timely completion of repairs, minimizing downtime for tenants and maintaining property aesthetics.
- Followed up on delinquent tenants and coordinated collection procedures.
- Maintained original leases and renewal documents in digital and hardcopy format for property management office.
- Managed multiple properties simultaneously, coordinating efficient allocation of resources and streamlining communication channels to maintain high levels of operational excellence.
- Introduced prospective tenants to types of units available and performed tours of premises.
- Monitored timely receipt and reconciliation of rent collections in accordance with landlord and resident statutes.
- Increased property occupancy rates by effectively marketing available units and conducting thorough tenant screenings.
- Streamlined rent collection processes, reducing late payments and improving overall revenue generation.
- Verified income, assets, and expenses, and completed file tracking sheet for each applicant.
- Monitored tenant behavior and implemented corrective action to maintain order in assigned properties.
- Monitored progress of construction and maintenance projects and notified appropriate individuals of project updates, delays, and schedule changes.
- Coordinated with janitorial and engineering staff on maintenance and upkeep.
- Coordinated with legal counsel to resolve tenant disputes.
- Monitored market trends closely, adjusting rental rates accordingly to remain competitive within the regional market landscape.
- Managed budgetary constraints to maximize profitability while maintaining high-quality living environments for residents.
- Fostered a sense of community among residents through well-planned social events and activities that encouraged interaction amongst neighbors.
- Developed comprehensive preventative maintenance programs to prolong the lifespan of building systems and reduce costly emergency repairs.
- Provided ongoing training opportunities for staff, promoting professional growth and fostering a cohesive team environment.
- Reduced vacancy periods by implementing strategic marketing initiatives targeting specific demographics within the community.
- Established strong relationships with local authorities, ensuring prompt attention to code violations or other regulatory matters affecting the property''s operations.
- Implemented cost-saving measures through efficient resource allocation and vendor negotiations, optimizing property financial performance.
- Negotiated favorable contract terms with vendors, resulting in reduced operating expenses without compromising on service quality.
- Implemented comprehensive safety protocols to minimize potential risks and ensure the well-being of all residents within the property.
- Updated property management software regularly to optimize efficiency in daily operations such as scheduling maintenance tasks or tracking rent payments received from tenants.
- Collaborated with real estate agents and brokers to showcase properties effectively, attracting prospective tenants or buyers quickly.
- Implemented energy-saving initiatives, resulting in cost savings and environmental benefits.
Property Manager
Wardell Yotaghan Resident Management Corporation
01.2004 - 01.2006
- Maintained a 13 story, 106 units, low-income family Chicago Housing Authority Building
- Supervised a staff of (10) ten. Procured all service and supply contracts. Interfaced with Chicago Housing Authority staff, city officials and staff, regarding quality of life issues on the near Westside which directly affected the property and/or residents Collected and entered all annual/interim recertification’s using the CCS system. Meet weekly with Chicago Housing Authority Relocation staff on the transformation plan and relocation of all residents in the building in preparation of the building closure and demolishment in late 2006 Assisted with the relocation of all tenants in the building through the HOP system and HCV program
- Completed all property management weekly/monthly reports Met with Board of Directors weekly to report on relocation efforts and property management updates.
Housing Manager Poole Gardens
Joliet Housing Authority
01.2001 - 01.2004
- Improved tenant satisfaction by addressing concerns promptly and implementing effective solutions.
- Updated record-keeping systems for improved organization and accessibility of important information.
- Facilitated conflict resolution between tenants, promoting a positive living environment for all residents.
- Assisted low-income families in accessing affordable housing options through knowledge of subsidy programs and eligibility requirements.
- Conducted regular property inspections to ensure compliance with safety regulations and housing standards.
- Organized community events to foster a sense of belonging among residents and encourage social interaction.
- Coordinated move-in/move-out processes efficiently while minimizing vacancy periods.
- Enhanced property appearance by coordinating regular maintenance, repairs, and landscaping updates.
- Prepared comprehensive reports on property performance, providing insights into areas for improvement or growth opportunities.
- Calculated tenant rent amounts to prepare leases and contracts.
- Spearheaded property renovation projects to modernize facilities and attract new tenants without displacing current residents.
- Developed strong relationships with community organizations to promote available housing options and resources.
- Met with housing residents and landlords to answer questions, address concerns and clarify policies and procedures.
- Collaborated with local agencies to provide support services for residents in need, such as financial assistance or mental health resources.
- Reviewed documentation and input data into computer system to complete eligibility process, re-certifications and tenant move-outs.
- Researched possible fraud cases by scrutinizing bank statements and reconciling statements with reported income sources.
- Conducted home and apartment inspections to identify safety issues and needed repairs.
- Kept properties in compliance with local, state, and federal regulations.
Field Operation Supervisor
Department of Commerce
01.1999 - 01.2001
Property Manager Trainee/Property Manager
Dearborn Homes R.M.C.
01.1991 - 01.1998
Education
Computerized Accounting -
Today’s Educational Network
Skills
- Strong managerial qualifications in time-sensitive operations
- Knowledgeable in HUD Regulations (CFR964), CHA, HACC, CHAC, Fair Housing, ADA, Equal Employment Opportunity, and OSHA regulations
- Proficient in Yardi, CCS, EIV and PIC management programs
- Proven ability to recruit, train and manage subordinate support staff
- Computer literate, proficient in Microsoft Word, Excel, PowerPoint, and Outlook programs
- Familiar with CHA’s Transformation/Relocation plan, MTW and current ACOP
- Data collection and organization
- Critical thinking
- Research planning
- Documentation and reporting
- Effective multitasking
- Attention to detail
- Surveys and interviews
- Works Well Under Pressure
- Following direction
- Driving decision making
- Intelligence gathering
- File management
- Quality assurance standards
- Cross-functional teamwork
- Interview techniques
- Quality assurance controls
- Progress tracking
Certification
- National Center for Housing Management
- Certified Manager of Housing
- Certified Manager of Maintenance
- Certified Site Base Budgeting Specialist
- Certified Occupancy Specialist
- Certified Tax Credit Specialist
- Nan McKay - RAD Project Based Voucher (PBV) Specialist
- Certified Uniform Physical Condition Standards Specialist
- Certified Rental Integrity Monitoring Specialist
- Management Development Services/Dee Strum
- Certified Public Housing Rent Calculation Specialist
Timeline
Lead Housing Researcher
Cradle of Love LLC.
01.2023 - 01.2025
Asset Manager
Housing Authority of Cook County
01.2010 - 01.2023
Property Manager
Interstate Realty Management Corporation
01.2006 - 01.2010
Property Manager
Wardell Yotaghan Resident Management Corporation
01.2004 - 01.2006
Housing Manager Poole Gardens
Joliet Housing Authority
01.2001 - 01.2004
Field Operation Supervisor
Department of Commerce
01.1999 - 01.2001
Property Manager Trainee/Property Manager
Dearborn Homes R.M.C.
01.1991 - 01.1998
Computerized Accounting -
Today’s Educational Network
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