September 22, 2025

Welcome to People and Properties, the Cohen-Esrey newsletter where we celebrate the successes of our team members and keep you informed about what is happening in the Cohen-Esrey world. If you have something you would like to share or an achievement that you would like to celebrate, please send it to Lee Harris at lharris@cohenesrey.com. If you are on a property, please print and distribute this newsletter to each member of your property team. You can also find People and Properties on KnowledgeNet. Click here to view previous editions.

Luxury on Kansas City’s Famed Country Club Plaza

The Maxwell is a luxury market-rate apartment community on Kansas City’s famed Country Club Plaza. Built in 1986, this property has a multitude of unique features including covered garage parking, a fitness center, club room, swimming pool, and tiled courtyards with Spanish fountains. The views of the Plaza are spectacular. Residents also enjoy ceiling fans, an entertainment deck, business center, dog park, grilling areas, elevator service, private balconies, walk-in closets, wood-burning fireplaces, built-in window seats and bookshelves. Upper level units feature vaulted ceilings and skylights. Units also have white or espresso cabinets, granite or quartz countertops, stackable washer/dryers, and stainless steel appliances. One-bedroom apartments range from 580 to 680 square feet and rent for $1,225 to $1,431 per month. Two-bedroom apartments are 980 square feet and rent for $1,850 to $1,895 per month. Three-bedroom apartments are 1,890 square feet and rent for $2,790 to $2,900 per month. Cohen-Esrey Communities (CEC) manages The Maxwell for a third-party client.

Kansas City’s Country Club Plaza is a landmark shopping and entertainment district, celebrated for its Spanish-inspired architecture and vibrant atmosphere. Opened in 1923, it was the first shopping center in the U.S. designed to accommodate automobiles. The Plaza’s design, modeled after Seville, Spain, features ornate towers, tile mosaics, fountains, and sculptures, creating a unique cultural experience. Today, it offers a blend of high-end retailers, local boutiques, fine dining, and casual eateries. Seasonal events, including the Plaza Art Fair and the annual holiday lighting ceremony, draw crowds from across the region. Beyond shopping, it’s a hub for nightlife, public art, and urban living, making it a centerpiece of Kansas City’s identity and a must-visit destination for residents and visitors alike.

Robert Thomas (2025) is the Property Manager. Amanda Rivera (2023), is the Area Manager. Paige Bohling (2022), is the Property Accountant and Emily Fletcher (2022), is the Accounting Assistant.

We welcome the following new team members to Cohen-Esrey and the Nexus 5 Group.

Gerald Pineda – Loma Vista Lofts, San Antonio, TX –Maintenance Technician
Adam Hanisch – Western Heights, Sioux Falls, SD – HUD Service Coordinator
Gregory Kiefer – Lofts at the Grim, Texarkana, TX – Maintenance Technician
Gabriel Zimmerman – Lakes at North Port, North Port, FL – Maintenance Supervisor
Dave Echols – Corporate Office – Roving Maintenance Technician
Will Lane – Corporate Office – Roving Maintenance Technician
Timothy White – Andover Park, Kansas City, MO – Maintenance Technician
Shawn Ferrara – Shire Apartments, Sioux City, IA – Maintenance Technician
Corey Cornwell – Hawthorne Hills, Cedar Rapids, IA – Maintenance Technician

Meet the Property Accountants Team

Meet the Property Accountants team. (L to R) Dominic Padilla (2024), Jalen Havel-Stephens (2024), Kurt Parrett (2008), Property Accounting Manager; Patricia Livingston (2025), Michael Gioia (2020), Senior Property Accountant, Jennifer Fields (2024) and Lisa Moore (2021), Draw Specialist. Paige Bohling (2022), Property Accounting Supervisor, works remotely and is in the inset photo.

Property Accountants analyze and fund escrow and security deposit accounts, calculate and process owner distributions, calculate management fee true-ups, complete Help Desk tickets as assigned, complete reclasses and accruals, enter and pay mortgages, prepare and distribute monthly financial statements, provide auditor’s requested items, reconcile property books, review Accounting Month End (AME) reports and rolling dates in OneSite, review audits and post Adjusting Journal Entries (AJE), upload reclasses into K-Net., and a myriad of other tasks.

Transformational Construction

Construction continues at Cohen-Esrey Development Group (CEDG) future communities.

We’re getting some contrasting color on the façade of the Lofts at Creekview in San Antonio, TX.

Another building takes shape at Heritage at Cottonwood Creek in San Marcos, TX.

New paving and striping at Village Park in Amarillo, TX.

This aerial view of Overlook 157 in Asheville, NC, shows the complexity of the site (major hillside) and the construction

Nexus 5 Group Completes Office Buildout

By Tom Cowan (2012), Nexus 5 Group Director of Operations

The Nexus 5 Group recently completed construction of a 20,000 square foot office space for the Patterson Family Foundation in downtown Kansas City, MO. The space features creative and high-end finishes including millwork wall paneling at all office fronts, along with a glass conference room, feature ceilings, and other custom wall elements.

John Hinman (2011), Managing Director of Nexus 5 said, “This was a very rewarding project. We had a great team to work with from the Patterson side as well as the architects from Multistudio. The best part of this project was not only the unique finishes, but the deep relationships that were made.”

Katie Reed (2022), Project Engineer I, said, “The project was a great success, driving by a focused and dedicated team. The end result exceeded expectations, and I’m incredibly grateful to have been a part of it.” And, Jeff Tuter (2021), General Superintendent commented, “The project had its challenges but the finished product is amazing. Working with all the teams involved was also a great experience.”

Welcome, Dave and Will!

Walker Stull (2022), Roving Maintenance Supervisor for Cohen-Esrey Communities (CEC), is pleased to announce the hiring of Dave Echols and Will Lane as new Roving Maintenance Technicians.

Dave started off his career in property maintenance. He is a Certified Pool Operator (CPO) and increased his skill level by becoming an EPA 608 certified HVAC technician. He brings with him over ten years of HVAC experience as well as a wide range of trade skills.

Dave is a Kansas City native who grew up in Florida and recently moved back to the area. He had the pleasure of raising three daughters. As a family they enjoy outings to see the Royals play at Kauffman Stadium, going to the movies, and partaking in his favorite holiday – Halloween.

To jumpstart his career Will attended Washburn Tech where he received certifications as a heavy equipment operator, Advanced systems technology, and construction.

Will is an experienced EPA 608 Technician with all around experience with HVAC equipment. As an industrial maintenance supervisor he worked with the installation and service of industrial rooftop units.

Outside of that Will has 10 plus years of experience in the maintenance world bringing with him a good general knowledge of the trades.

Will is originally from Michigan and moved to Kansas City in 1981. He is a father of two sons and a daughter. In his free time he took up boxing with inspiration from his grandfather. Will’s grandfather competed in boxing before joining the Air Force.

Please join us in welcoming Dave and Will to the team!

Rent Collection Tips and Tricks That Really Work

By Michele Rollo-Burns (2018), Director of Revenue

Delinquent rent (especially post Covid) has been a top struggle for many property management companies and owners. We are no exception. Let’s face it, we have heard it all, “my turtle has cancer,” “my car broke down,” “I was in the hospital,” and “I just need a few more weeks.” Some could be truthful, but most of the time the excuses are either untruthful, or the truth is really being stretched. It’s not fun to be the “debt collector,” but when you realize that this is the heart of our business and what keeps our utilities on, and pays the bills, it may help onsite teams prioritize collections. There are a few key ingredients to getting your delinquency down and keeping it down. Let’s talk about these tips and how to make them a part of your daily routine.

1. Consistency – This is hugely important. We have a lease that specifically lines out the policies on late rent. But why is it so hard to enforce? It is always difficult when a resident is going through hard times, or has unexpected expenses arise but if you are consistent with the policies, communicate the policies regularly to your residents, and enforce them equally with all residents, you will be surprised how your residents can resolve these issues and get the rent paid. What I mean by consistency is the following:

Send out rent payment reminders through Loft on the last day of every month consistently reminding your residents that rent is due on the first as well as the day the late fee is assessed.
Send out your late letters on the very first day the rent is late every month.
Send out your legal demand letters consistently on the 8th to the 10th of every month.
Late residents are sent to the attorney at the same time every month.

2. Have Set Policies – If your residents truly do not know late rent policies, then we have done them a disservice. Working proactively with the residents can prevent a lot of late payments. Tackle the problem ahead of time by reviewing the lease and late policies at move-in as well as restating policies with rent reminders sent monthly.

Have an approved policy on waiving late fees. Example – they get one late fee waived every 12 months if rent is paid by the 10th of the month. Never waive fees on NSFs.
If you can do payment plans with the approval of your Regional Manager, have a consistent policy in place. Example – payment plans must be made prior to the rent being late. They can only have one payment plan per 12 months. A payment plan cannot extend past the end of the month, and it can only be made if there is an agreement that the following month’s rent will be paid on time. Always have the payment plan in writing and signed by all parties.
If a resident is sent to the attorney, how many times can they pay and stay? I recommend it no more than once.

3. Enforce Policies Equally – Make sure you enforce your policies equally for all residents. We cannot give preferential treatment. This is why having a policy approved by your Regional Manager on everything from payment plans, waiving late fees, etc. and sticking to those policies is so important.

4. Rental Assistance – Always have an updated list available of places that can help with rent for our residents for those true one-off circumstances that would be out of anyone’s control.

5. Technology – Leveraging technology can truly help bring your delinquency down. We have one piece of technology in place and another one on the way.

We have launched Flex on all properties. Flex is an inexpensive way for residents to cut their rent payment into two payments through this application. It is a win-win. We get our rent on time, and they pay a small fee to make two payments to Flex. It really helps residents that have a hard time with making a big rent payment that takes up almost an entire paycheck. Make sure to have this information readily available in your office for all residents.
If you do not already have EliseAI, this technology is on the way. EliseAI will help send reminder emails, texts, and calls to your delinquent residents. It does not replace our Microsoft Teams efforts but instead supplements contact and has proven successful in collecting rent. More info and training to come.

So how do you start if your residents are used to getting late fees waived, or making payment plans? You begin by setting the policies and then notifying all residents with a 30-day notice of policies and enforcement. A nicely worded letter with a future date of policy enforcement will help. We must let them know that changes are happening and we must stick to our policies. You will see significant changes after 60 days. I would love to hear feedback on how this has worked for you!

Coaching Corner

Coaching Corner is a feature that will appear from time to time in People & Properties. Thanks again to Eric Perdomo (2024), Property Manager at the Trails at Bartram Park for another well-written article. If you would like to submit an article for Coaching Corner, please send to me, Lee Harris, lharris@cohenesrey.com.

The Incomplete To-Do List

By Eric Perdomo (2024), Property Manager, Trails at Bartram Park

The clock hits 5:00 PM. Your to do list still has eight items unchecked. That familiar wave of disappointment washes over you yet another day, and another incomplete list. But what if an unfinished list isn't a sign of failure, but simply the reality of property management?

The Challenge:

Property Managers and office team members within an organization face an ever-regenerating “to do” list. For every task completed, three more appear. This constant state of "incompletion" can lead to chronic stress, feelings of inadequacy, and even burnout. The psychological weight of carrying out unfinished tasks creates what researchers call the "Zeigarnik effect," which is named after the Lithuanian Soviet Psychologist Bluma Zeigarnik. She observed that our minds get stuck in “loops of worry” about what was left undone. Allow me to explain, this happens when to the mind, incomplete tasks a register as ‘mental tension.’ When a task is interrupted (unfinished) this tension keeps the task active in our memory. This mental burden follows us home, disrupts our rest, and diminishes our satisfaction in what we did accomplish in the day or week. The challenge isn't eliminating the incomplete list; it's learning how to manage both the list and our relationship with it.

Practical Approach:

1. End-of-day victory reflection. Before leaving work, take three minutes to write down three specific things you accomplished today, no matter how small. Did you resolve a resident conflict? Complete a thorough inspection? Handle a maintenance emergency? These victories matter. By consciously acknowledging what you did finish, you counter the brain's natural tendency to fixate only on what's incomplete.

2. The strategic incomplete list. Transform tomorrow's list before you leave today. Review remaining tasks and make three quick decisions for each:

Must this be done tomorrow?
Can someone else handle it?
Does it truly need to be done at all?

Be ruthless in prioritizing what truly matters. Then rewrite tomorrow's list with your most important tasks at the top, giving yourself permission to drop or delegate the rest.

3. Create a "done list." Maintain a running "done list" alongside your to do list. This simple practice creates visual evidence of your productivity over time. On challenging days when it feels like you're getting nowhere, a glance at your done list reveals the substantial impact you've had over weeks and months.

Takeaway:

The incomplete to do list isn't evidence of your shortcomings, it's proof you're managing a dynamic, demanding role. By acknowledging your daily victories, strategically planning tomorrow, and tracking your completed work, you transform your relationship with incompletion. Success isn't measured by an empty to-do list but by moving the right things forward each day.

Reflection Question:

What’s the one accomplishment from today, however small, made a positive difference for your property or residents or your office team?

Exploring Your Career Path at Cohen-Esrey?

By Marilee Scheid (2019), Director of Learning and Development

Have you been thinking about where you’d like your career to go next? Maybe you’re curious about new opportunities, looking to grow your skills, or simply wondering what’s possible here at Cohen-Esrey. No matter where you are on your journey, you don’t have to figure it out alone – we’re here to support you.

We’re excited to share that we’re developing the Cohen-Esrey Level Up (CELU) Program, a new initiative designed to empower team members in their professional growth and career development. The purpose of CELU is simple: to help you take the next step in your career, whatever that may look like for you.

As part of this program, I’ll serve as an Advisor, partnering with team members to map out their goals, build a development plan, and take practical steps toward achieving it. Think of this as a collaborative process – we’ll explore your strengths, identify opportunities, and create a roadmap that feels both exciting and achievable.

And here’s the best part: you don’t need to wait for CELU to officially launch to get started. If you’re ready to begin the conversation about your career path now, I’d love to meet with you. Just send me an Outlook appointment for a 30-minute Teams or Zoom session, and we’ll start exploring your options together – my e-mail is mscheid@cohenesrey.com.

Your career is a journey – and it’s unique to you. Let’s walk that path side by side and discover what’s next for your future at Cohen-Esrey.

HR Corner

By Jennifer Miller (2025), Director of Human Resources

Editors Note: HR Corner is a new feature for People & Properties and will appear regularly.

I’m often asked what led me to HR and what keeps me here. The answer is simple: it’s you – our team members. My purpose, and our team’s purpose, is to support and serve you. I see HR as a customer service department, and you are our most important customer. To help you know who to reach out to, here’s a quick guide to our team and their areas of expertise:

Benefits – Have a benefits question, need help with enrollment, or dealing with a claims concern? Contact Gina Long, HR Business Partner (2022), Alexis Cruz (2024), HR Coordinator, or Jennifer Miller (2025), Director of HR.
Team Member Relations – For leaves of absence, workers’ compensation, performance management, or coaching, reach out to Gina or Jennifer.
Team Member Surveys – Please complete your surveys – your feedback helps us grow! Questions? Contact Jennifer Miller, Gina Long, or Alexis Cruz.
Learning & Development – Looking for growth opportunities, career coaching, or training support? Connect with Marilee Scheid (2019), Director of Learning & Development.
Onboarding – For onboarding questions or concerns, contact Alexis Cruz. If Alexis isn’t available, Gina Long can assist.
Payroll – For timecards, PTO, taxes, or Paylocity assistance, reach out to Sara Antar (2002), Payroll Administrator. Alexis can also help.
Recruiting – Our recruiting team – Dee Krause (2022), Recruiting Manager, along with Val Quezada (2024), and Franci Rabinowitz (2025), Recruiters – are here to support you.
- Jayme Deal’s Portfolio – supported by all three recruiters
- Cassie Colston’s Portfolio – supported by Val Quezada
- Michael Napovanice’s Portfolio – supported by Dee Krause
- Ben Carpenter’s Portfolio – supported by Franci Rabinowitz
- Corporate and Nexus 5 Positions – supported by Dee Krause

And remember – if you’re ever unsure who to contact, please don’t hesitate to reach out to any of us. We’re here to help, and I look forward to connecting with each of you.

How Many Ways Do We Say “Accountability?”

The definition of our Core Value of Commitment is as follows – We hold ourselves accountable and deliver on our promises. Let’s focus on that 11-letter word – ACCOUNTABLE. The ultimate demonstration of Accountability is either we do our jobs or our employment is terminated. But there are many more ways to hold ourselves accountable than such a drastic measure. Here are some ideas.

1. Clear Expectations and Goals

Define roles and responsibilities: Ensure team members know exactly what is expected of them.
Set SMART goals (Specific, Measurable, Achievable, Relevant, Time-bound): Creates a benchmark for accountability.
Document agreements: Put expectations in writing so there’s a shared reference point.

2. Transparent Communication

Regular check-ins: Weekly or bi-weekly one-on-one meetings to discuss progress.
Feedback loops: Provide constructive feedback promptly, not just during annual reviews.
Open-door policy: Encourage team members to bring up challenges before they become failures.

3. Tracking and Monitoring Performance

KPIs and metrics: Use data to measure performance fairly and consistently.
Progress reports: Ask for updates on projects or tasks to build accountability.
Time tracking/project management tools: Provide visibility into task ownership and deadlines.

4. Recognition and Consequences

Public recognition: Celebrate achievements to reinforce positive accountability.
Rewards systems: Incent accountability with bonuses, promotions, or recognition programs.
Clear consequences: Communicate what happens if responsibilities aren’t met (e.g., corrective action plans, loss of privileges, or formal warnings).

5. Ownership Culture

Empower decision-making: Give team members authority over their work so they feel responsible for outcomes.
Peer accountability: Encourage team members to hold one another accountable through collaborative projects.
Lead by example: Managers should model the same accountability they expect.

6. Development and Support

Training and mentoring: Provide tools and resources to help team members succeed.
Coaching sessions: Guide team members to self-identify gaps and solutions.
Career development plans: Link accountability to growth opportunities, making it meaningful.

Cities of Cohen-Esrey

Lincoln, NE: Home of the Cornhuskers

Lincoln, NE, the state’s capital and second-largest city, blends Midwestern hospitality with a dynamic cultural and economic presence. Located in the heart of the Great Plains, Lincoln has grown into a thriving hub of government, education, healthcare, and technology, while maintaining its welcoming, small-town charm. The metro population stands at 342,000 people.

At the center of Lincoln’s identity is the University of Nebraska–Lincoln (UNL), the flagship campus of the state’s university system. UNL draws students and faculty from across the world, fueling research, innovation, and a vibrant college-town atmosphere. Sports, especially Husker football, are central to the city’s culture, uniting residents in a strong sense of pride and community. On game days, Memorial Stadium becomes one of the largest “cities” in the state, as more than 85,000 fans gather to cheer on the Cornhuskers.

Economically, Lincoln is diverse and expanding. While government remains a major employer, industries such as insurance, banking, manufacturing, and health services are integral to its stability. In recent years, the city has also seen growth in startups and technology firms, earning recognition as a rising location for entrepreneurs in the Midwest. Affordable living costs, a skilled workforce, and steady development make Lincoln attractive to both families and businesses.

Culturally, Lincoln offers a wide range of amenities. The Historic Haymarket District is a popular destination, featuring renovated warehouses that house restaurants, shops, and galleries. The city is also home to the Pinnacle Bank Arena, which hosts concerts, sporting events, and community activities. Museums such as the Sheldon Museum of Art and the Nebraska History Museum provide cultural depth, while Lincoln’s many parks and trails make it one of the most bike-friendly cities in the nation.

With its combination of tradition, innovation, and community spirit, Lincoln continues to grow while retaining the values that define the Midwest. It stands as both a capital city and a welcoming place to live, work, and explore.

Cohen-Esrey currently manages the 50-unit Fairfield West Townhomes and the 90-unit Glenbrook Townhomes in Lincoln for a third-party client.

An Empowerment Story

By Maelin Seamons (2022), Marketing Coordinator

Maelin Seamons (2022), is a Marketing Coordinator in the Cohen-Esrey Corporate Office. Here is what she has to say about her Empowerment:

“I recently celebrated my third year with the Cohen-Esrey team. Over that time, I’ve read many inspiring Empowerment stories from colleagues who shared how their teams – and the company as a whole – encouraged curiosity, skill-building, and creative thinking. I’ve found every word of that to be true. From my first day to now, I’ve felt supported in my growth both as a team member and as an individual. Until joining Cohen-Esrey, I had never experienced such a strong belief that this kind of support leads directly to success.

Since starting as a college intern, I’ve gained a wealth of new abilities and broadened existing ones. My graphic design work has grown more refined, and I’m further exploring photography with traditional cameras, the Matterport 3D camera, and now a drone. These skills don’t just enrich my own career – they make a tangible difference for others. By creating eye-catching visuals and detailed virtual tours, I feel fulfilled knowing future residents can discover and fall in love with their next homes, whether they’re browsing online listings or reviewing printed materials. The creative tools I use allow me to showcase our communities clearly and beautifully, making the search for a new home easier and more welcoming.

These opportunities I’ve had have exceeded anything I could have imagined. I’m deeply grateful for the patience and kindness of those who continue to guide me as I broaden my horizons.

Cohen-Esrey has truly Empowered me to keep growing and to flourish in a welcoming, dynamic environment. Each day presents new chances to sharpen my talents and discover fresh interests. The company’s culture of encouragement motivates me to reach for bigger goals and embrace challenges with confidence. I’m excited to see how my role will evolve and to contribute even more to Cohen-Esrey’s ongoing success.”

A Fun Photo!

An ancient photo from the archives of Bob Esrey (1970), Chairman, on one of his Harley Davidson motorcycles when he was riding them several years ago!

This is How It’s Done . . .

By Arley Hoskin (2022), Leasing Performance Strategist

Team Member Finds Her Destiny in Property Management

Destiny Kraemer didn’t have property management experience as an 18-year-old, but she had confidence, work ethic and determination. Those turned out to be the exact ingredients needed to turn Waverly Historic Lofts from a negative Net Promoter Score (NPS) to a regular on the NPS Leaderboard.

Destiny joined Cohen-Esrey as the Property Manager of Waverly Historic Lofts in Waverly, IA in November of 2023. She attends school at Wartburg College in Waverly and will graduate with a degree in accounting next spring. “I got this job as a part time job and then I fell in love with the industry,” Destiny said. “I want to stay in property management, and I think my accounting degree could benefit me in that.”

When Destiny started the role of Property Manager the property’s NPS was negative. She worked with the residents to improve it and now the score is +40.91. Waverly is ranked sixth on the Cohen-Esrey leaderboard for properties with 50 units or less. “Destiny is definitely a gem,” Regional Manager Rebecca Grimm (2019), said.

Rebecca took a chance on Destiny and said she knew almost immediately that she had made the right choice. “I knew it within the first week,” Rebecca said. “I did her onboarding and I knew at that point she what it took.”

Destiny was new to property management when she joined the team at Cohen-Esrey, but she was not new to the professional world. “I started working full time when I was 15,” Destiny said. “I was a bank teller.” She said that she had completed all her mandatory high school course work by the time she was 15 and was doing a dual credit program where she took classes at the community college. Her community college schedule gave her the flexibility to work full time and help her single mom with the household bills. Destiny graduated from high school and community college in 2023. That same year she started school at Wartburg College and her position at Cohen-Esrey.

As Property Manager, Destiny tackled delinquencies, squatters and drug dealers to get the property to place where NPS scores became positive. In May 2025, when a part-time property management position opened for Marshalltown Senior Residences in Marshalltown, IA, Destiny reached out to Rebecca for the chance to take on another property and become a full time Cohen-Esrey team member. Marshalltown and Waverly are over an hour apart, but Destiny didn’t let that stop her from taking her shot. “She came to me and said, ‘Rebecca I am willing to do this, and I want to go full time,’” Rebecca said. “I wasn’t going to ask because geographically it’s about 1 hour and 15 minutes away from each other.”

Rebecca gave Destiny the chance and she continues to excel in the role. “She is just really working her tail off,” Rebecca said. “She is an amazing gal.” Destiny will graduate with her four-year degree in accounting next spring. She aspires to become a Regional Manager and said she would like to stay with Cohen-Esrey.

With regards to her favorite aspect of property management, Destiny said she couldn’t pick just one thing. “I like all of it,” she said. “It’s something new every day. It keeps it exciting. It keeps it fun.”