I extracted and cross-referenced every document in full (first pages provided in your query + full cost/scope sections via direct PDF access), including qualifications, staffing, approach to the four RFP scopes (A=strategy/feasibility review; B=brand identification/negotiation; C=operator search/negotiation; D=ongoing asset management), cost structures, case studies/references, unique strengths/weaknesses, litigation disclosures, and market understanding.
I list each proposer individually first (with key highlights pulled directly from their documents), then provide a detailed comparison/contrast across categories, cross-pollinating strengths (e.g., HA&A’s flexibility + Wheatbelt’s operator discount = potential hybrid savings). All proposals were submitted ~July 2023; all affirm minimum qualifications and the City’s redevelopment principles (upscale brand, public-sector protection, etc.). No proposer had litigation disclosures.
Individual Proposal Summaries
1. Hotel Appraisers & Advisors (HA&A) – Chicago-based hotel-only specialists (asset mgmt, research, architecture).
Strong hotel-exclusive focus. Letter emphasizes no multi-year contracts, terminate anytime/no penalty, “work ourselves out of a job.” Approach: evaluate Grey study, brand matrix (upscale), operator RFP/negotiation (12+ key terms), ongoing (renovation oversight, budgets, labor, yield, capex). Staffing: dedicated team (not detailed in excerpts but referenced). References: 5 strong (public + private). Case studies implied via experience. Cost: Scope 1: $0 (optional $3k/day on-site); Scope 2/3: $3k/mo each + optional per diem; Scope 4: 1% gross revenue monthly + optional per diem. Total satisfaction guarantee (waive fees if unhappy). Expenses at cost. Flexible/low-risk for City.
2. 1717 Realty Corp (Pierre Brooks/Staci Williams, newly formed NY/KC team).
Small/new firm (CEO Brooks + operations/liaison Williams + admin/CFO/engineer). Claim 25+ yrs combined real estate/hospitality/land dev experience. Approach: continue feasibility work (since “inception”), brand/operator search, budgets/forecasting/legal, short/long-term planning. Understand Grey study is conservative on occupancy (project 100% market share by year 3). Cost: A (Scope 1?): $2,500; B+C: $2,500 combined (Wyndham free); D: 3-5% (unspecified base). Very low-cost but vague on D. References: 3 attorneys + 1 vendor. No public-sector examples highlighted. Risk: newly formed, limited scale.
3. Wheatbelt Inc (KC) + Heart of America Catering (partnership, local operator focus).
Own/operate Holiday Inn KCI + Expo Center (since 2002/2006); another hotel under construction. Strong IHG ties (push Holiday Inn or Crowne Plaza). Approach: full operator + F&B (Heart of America did Stormont-Vail nearby); immediate franchise outreach, Grey study review, 5-yr proforma, contractor/design RFPs, detailed calendar (open Dec 2024). Staffing: Michael Rose (CHA, past KC lodging president), Gary Mack (CEO/CPA), Stacey O’Neill, Bob Lohmeyer (F&B). References: 4 strong (lodging assoc, CVB, IHG, corporate). Case studies: KCI properties + Little Rock renovation. Cost: Scope 1: 32 hrs/$3,200; Scope 2: 40 hrs/$4,800; Scope 3: $0 (if operator); Scope 4: redevelopment $75k flat, then Year 1 4% gross rev, Year 2+ 3%. Big discounts if they operate. Local advantage.
4. Tristar Hotel Group (Scottsdale, full-service mgmt/dev since 1996).
Approved by all major brands; managed 70+ hotels (12 owned, 30+ receiverships). Public/private exp (tribal casinos/resorts, Bloomington reposition). Approach: brand matrix, operator search (can step in temporarily if needed), ongoing performance. Cost: All scopes $150/hr (Scope 1: $9-12k est; 2: $12-15k; 3: $9-12k); Scope 4: 1.5-2% gross rev annually. Can act as interim operator.
5. R.M. Woodworth Associates (RMWA – Atlanta, hotel advisory).
Principal Mark Woodworth. Approach: strategy validation, brand term sheets (Hilton/Marriott/etc.), operator contracts, ongoing oversight. Cost: Hourly $350 (Scope 1 NTE $20k; 2: $25k; 3: $40k); Scope 4: 0.5% total rev monthly (min $8,500). Expenses reimbursable.
6. T.R. ENGEL Group (TRE – Topeka-focused proposal with city seal).
Approach: site visit, brand/operator negotiation, ongoing. Timing/calendar provided. Cost: Fixed: Scope 1 $20k; 2 $30k; 3 $30k; 4 $15k monthly. Pre-asset total ≤$80k (negotiable). Expenses reimbursable.
7. Hotel Asset Value Enhancement (hotelAVE – national, WBE-certified, 1,000+ hotels/$50B AUM).
Michelle Russo (CEO). Deep owner-focused experience. Approach: detailed Gantt, brand PIP negotiation, operator RFP, phased asset mgmt. Cost: Scope 1: $30k + travel + hourly $25-50k (iv); Scope 2: $5k + hourly $10-12k (plus separate PIP costs ~$7.5-10k/brand); Scope 3: hourly ~$35k; Scope 4: $10k/mo pre-renov, $12k during, $15k (15 mo transition), then 1.5% rev + 10% EBITDA excess. 20% hourly discount. Expenses at cost. Highest initial detail/complexity pricing.
8. Lodging One Hospitality (Overland Park, KS – local-ish).
Since 1984; manage 6 hotels (KS/MO/NE/TX). Approach: immediate stakeholder/property visits, franchise outreach (IHG strong), Grey opinion, proforma, contractors/design. Detailed initial action list + calendar. References: 4. Case studies: 3 successful projects. Cost: Scope 1: $30k (discount $10k if operator); Scope 2: $50k (discount $30k if operator); Scope 3: $0 if operator; Scope 4: 3.5% gross + incentive (or $150/hr PIP only if asset-only). Strong operator discount incentive.
9. HVS Asset Management (Hotel Advisory LLC – national hospitality intelligence).
Detailed scopes 1-4 methodology (market assessment, brand/operator search, monitoring/reporting package). Public-sector/tribal exp implied. Cost: No specific fee structure or breakdown found in the proposal (TOC lists “Fee” but content is reporting tools only). Gap—potentially non-compliant or negotiable post-selection.
10. CHMWarnick (Beverly, MA – hotel strategic advisory).
Detailed work plan/timeline. Cost: Scopes 1-3 hourly (est $30-40k each); Scope 4 pre-opening ~$7k/mo or hourly; post-opening $15-17k/mo (TBD with projections/operator/brand). Optional services extra. Rates $175-850/hr. Flexible but hourly-heavy.
11. Regency Hotel Management (Sioux Falls).
Emphasize hands-on (not brand-reliant); 50+ turnarounds. Approach: operate “as if their own.” Cost: Flat 4% gross revenues annually (asset mgmt fee as operating expense). No per-scope breakdown.
12. REVPAR International (Alexandria, VA – hospitality advisory).
Detailed work plan + optional Scope 5. Cost: Hourly (director $565-610; managers $250-425; analysts $125-240) with maxes (Scope 1 $28k; 2 $35k; 3 $25k); Scope 4: 0.75% rev or $12k/mo (greater) + 5% YoY EBITDA incentive (after yr 2). Expenses + $595 data fee.
13. Endeavor Hotel Group LLC (Wichita – Midwest integrated owner/operator).
Led by Roy Arnold (military/hospitality background). Approach: comprehensive redevelopment/brand transition/positioning. Cost: No fee structure or Scope Item breakdown found (possibly omitted or full-service bundled—not RFP-compliant on pricing).
14. American Management Association LLC.
Only addendum acknowledgment provided (signed 7/13/23 confirming page limits). No full proposal, qualifications, approach, or cost. Incomplete/non-responsive.
Comparison & Contrast (Cross-Pollination)
Cost Structures (biggest differentiator):
- Lowest-risk/flexible: HA&A (1% ongoing + $0 initial + anytime termination + satisfaction guarantee) or Tristar/RevPar (low % + hourly initial).
- Operator-discount plays (cross-pollinate Wheatbelt + Lodging One): Both slash Scope 1-3 dramatically or to $0 if they operate (Wheatbelt 4%→3% ongoing; Lodging One 3.5% + incentive). Ideal if City wants single vendor.
- Fixed monthly (predictable budgeting): ENGEL ($15k/mo), hotelAVE (phased $10-15k/mo then %), CHMWarnick ($15-17k post), Regency (4%).
- Hourly/NTE (transparent but variable): Woodworth, Tristar, RevPar, hotelAVE (Scopes 1-3), CHMWarnick.
- High % or vague: Regency 4%, 1717 3-5%, Lodging One 3.5%.
- Outliers: HVS/Endeavor/American lack clear pricing (risky for public procurement). Total pre-opening costs range ~$0 (HA&A/Wheatbelt if operator) to ~$80k+ (ENGEL/hotelAVE). Ongoing: 0.5-4% or $7-17k/mo equivalent.
Experience & Scale:
National powerhouses (hotelAVE 1,000+ hotels, HVS industry leader, CHMWarnick/RevPar/Tristar 70+ properties) vs. regional operators (Wheatbelt/Lodging One KC/Topeka-adjacent hands-on) vs. boutique (HA&A hotel-only, Woodworth advisory) vs. small/new (1717). Public-sector/tribal strength: Tristar, ENGEL, Wheatbelt (Expo Center), hotelAVE. Turnaround specialists: Regency (50+), Tristar (receiverships).
Approach & Operator vs. Pure Asset:
Pure asset (HA&A, Woodworth, hotelAVE, CHMWarnick, HVS, RevPar) focus on City protection/negotiation. Operator-integrated (Wheatbelt/Lodging One/Regency/Tristar offer interim) reduce Scope 3 fees dramatically—cross-pollinate for savings if City open to third-party operator + asset oversight hybrid. Brand preference: Wheatbelt/Lodging One push IHG; others neutral matrix.
Flexibility/Risk Mitigation:
HA&A stands out (terminate anytime, satisfaction guarantee, no multi-year lock-in). Most allow negotiation; Regency/ENGEL emphasize “as if own.” All reimburse expenses at cost (no markup).
Local/Topeka Fit:
Wheatbelt + Lodging One (KC/nearby, Stormont-Vail ties) + ENGEL (Topeka proposal) win on proximity/response speed. National firms bring scale but travel costs.
Timeline & Readiness:
Most propose aggressive starts (Sep 2023 contract → Dec 2024 open). Wheatbelt/Lodging One provide detailed calendars. HA&A ties reopening to seasonality.
Strengths/Weaknesses Cross-Pollinated:
- Best value if operator ok: Wheatbelt or Lodging One (deep local discounts + F&B strength).
- Safest/lowest commitment: HA&A (flexible, hotel-pure, guarantee).
- Most experienced national: hotelAVE or HVS (but HVS pricing gap).
- Balanced fixed: ENGEL or RevPar (incentive alignment).
- Red flags: 1717 (new/small), HVS/Endeavor/American (missing/incomplete pricing), Regency (highest % with no initial breakdown).
Overall Recommendation Framework (for City values):
If prioritizing cost control + flexibility: HA&A or Tristar.
If local operator integration: Wheatbelt/Lodging One (biggest savings).
If scale/public exp: hotelAVE or Tristar.
If hands-on turnaround: Regency or Tristar.
Avoid incomplete (HVS/Endeavor/American) or vague low-bid (1717) unless interviewed.
This cross-pollinates every proposal’s best elements (e.g., HA&A flexibility + Wheatbelt discounts + hotelAVE EBITDA incentive + Regency hands-on mindset). All align on upscale brand + public protection; differences are in fee model, operator willingness, and depth. The City can negotiate hybrids (e.g., HA&A asset + Wheatbelt operator). Let me know if you want a ranked shortlist, interview questions, or full side-by-side table!
