EXECUTIVE SUMMARY

Highly effective executive with extensive P&L responsibility experience and a successful track record of performance in directing and improving business in the Real Estate Management and Service arenas. Strong competencies in the area of revenue growth, acquisition and integration. Possesses excellent change management skills with demonstrated ability to manage multiple distribution channels over large geographic area. Unique ability to set, implement and manage customer satisfaction program models that quickly impact business performance. Highly focused on integrating employee development with business strategies.

PROFESSIONAL EXPERIENCE

SOLUTIONS INC, Chicago, IL 2008 to Present Solutions Inc provides consulting leadership for small to medium size real estate owners and management companies in multifamily industry . Specializing in Operational and Financial Control, Management Supervision, Sales & Marketing, Resident Retention, Due Diligence, Repositioning Strategy, and Leveraging Technology.
Managing Partner
Founder and Principal responsible for customer acquisition, associate recruitment and senior project leader.
Delivered annualized NOI improvements of 5.2% of revenue or 1.8 million across client base.
Integrated property renovations to leasing demand reducing turn and vacant cycle times by 38%
Managed lease up of 800 apartment suburban community from 72% to 93% within 6 months
Led turnaround of 1725 apartment city portfolio from 86% to 94.2%
Improved Q1 2010 resident retention to 67% while achieving 3% renewal rate growth
Implemented and leveraged Yardi systems delivering real time on-line rent payments and lease applications. Reducing overhead processing cost by 63%

APARTMENT INVESTMENT & MANAGEMENT CO. (AIMCO), Denver, CO 2006 to 2008
AIMCO is the largest owner and operator of apartment communities with nearly 1,194 communities that include over 206,000 apartment homes with more than $13 billion in assess under management.
Regional Vice President, Midwest Chicago ROC
Managed a $115 million P&L, 27 communities, 7,800 apartments throughout Illinois and Minnesota with 8 direct reports. Led $100 million in redevelopments and $15 million value add projects.
Exceeded 2006 and 2007 CNOI budget by $1.2 million and $1.4 million.
Reduced 2007 employee turnover by 29%, leasing consultants 54%.
Promoted over 27 team members and filled over 90% of management position internally.
Consistently out performed SSS market occupancy and rate growth by 2 points.
Improved 2007 overall resident satisfaction by 5 points to 93%.
Reduced turn time by 63%, cycle time by 57%.
Q1 2008 highlights; exceeded EGI budget by $1 million , 4% over plan. 8% better than prior year, reduced COE 8.6% below budget, 5% below prior year, improved CNOI by $1.7 million above plan, $2.5 million better than prior. Rate growth exceeded 7% with occupancy growth of 1%.

BASIN STREET PARTNERS 2003 to 2006
Private equity firm and former affiliate of Budget Group Inc that sponsors and finances acquisition of small to medium market companies.
Managing Member
Managed due diligence, integration and development of small to medium size consumer and B2B service businesses.

VAN RENTAL SERVICES, LLC, Tampa, FL
A Basin Street Partners investment 2004 to 2006
President
Managed the integration and development of a $14 million, 14 locations, 50 employee car rental operation business.
Secured real estate and airport concession agreements.
Hired and developed management teams across the state.
Implemented point of sale system and web based reservation agreements.
Established 18 million in fleet lease and financing agreements.
Managed lender mandates and inventory verifications.





Paul Gioia (contd.) Page 2.


BUDGET GROUP INC, Lisle, IL 1999 to 2003
A $3 billion car and truck rental firm with over 3,000 corporate, franchise and dealership locations operating throughout 120 countries with over 12,000 employees.
Director North American Operations, Lisle, IL
Managed $300 million P&L reporting to a senior level direct report of the president. Established and led the execution of key company-wide projects to improve customer satisfaction, unit performance, quality and processes, while eliminating over $46 million in cost.
Led reorganization of multiple work groups across several acquired companies.
Developed new management team to lead critical field support services across the entire organization.
Implemented vendor management process reducing maintenance and damage costs by $24 million.
Reduced cost of emergency service by 26%, producing $6 million in annual savings, while reducing call center abandon rates to less than 4%, reducing resolution time by 63% and improving customers overall satisfaction by 11 points.
Personally generated a win-win working relationship with major vendors resulting in greater field satisfaction, improved vendor service and virtually no vendor supply interruptions during the companys reorganization and eventual sale.

BRINKS INCORPORATED, Darien, CT 1997 to 1999
A 140 year old, $880 million worldwide security transportation and valuable handling service company.
Corporate Vice President, Oakbrook Terrace, IL
Full P&L responsibility for $85 million revenue in eight Midwest states with 40 locations. Charged with rebuilding customer confidence, improving service levels, development and expansion of product lines, enhance employee product knowledge and expertise.
Secured multiple service contract extensions with major financial and retail institution (including former dissatisfied customers) by assembling cross-functional teams focused on aligning internal processes to meet the customers expectations.
Personally regenerated trust with customers senior management resulting in award of $6.7 million in new service.
Re-focused management team on value of service, expanding capacity and replicating best practices, successfully expanded high margin product lines from 3% to over 11% of Central Region revenue.
Improved bench strength through re-training, recruitment and re-defining managements role and responsibility resulting in reduced turnover, enhanced responsibilities and employee eagerness to grown product lines and markets.

BUDGET RENT A CAR, Lisle IL 1981 to 1997
A $3 billion car and truck rental firm with over 3,000 corporate, franchise locations operating throughout the world.
General Manager, Illinois/Wisconsin 1993 to 1997
Full P&L responsibility for $65 million, 500 plus employees throughout Illinois, Wisconsin and Northwest Indiana, including corporate, franchises, dealership, local sales, marketing, reservation call center, maintenance, fleet and human resources.
Led team-driven business turn around which produced $7 million margin improvement, 11 point margin growth.
Focused management team energy on expanding both corporate and franchise revenues in off-airport (high margin) markets.
Personally gained control of escalating union labor costs through win-win resolution labor contracts. Fully funded current and future wage increases through work rule concessions.
Established leadership infrastructure, incorporating management succession and career path opportunities. This resulted in the recruitment and/or promotion of over 30 managers throughout the worldwide Budget System, including all my direct reports.
Directed company-wide customer service initiative to standardize Budget Express Service.
General Manager, Los Angeles, CA (1990-1993); General Manager, Chicago IL (1990); General Manager, Tampa, FL (1987-1990); Zone Fleet Manager, San Francisco, CA (1985-1987)
EDUCATION
University of Florida, Gainesville FL
BS, BA Quantitative Management
AWARDS/ASSOCIATIONS/COMMUNITY SERVICE
Three-time recipient, Ford Motor Chairman Circle of Excellence in Customer Service,
Executive Board Member Chicago Apartment Association 2006, 2007, 2008, 2009, 2010