Wednesday, March 25, 2026
Fw: KORA - Event 2830
https://cityoftopeka.sharefile.com/d-s9f1087295434412e871f4b2c8c654186
From: Bonnie Williams <bowilliams@topeka.org>
Sent: Tuesday, March 24, 2026 3:27 PM
To: mcre13@gmail.com <mcre13@gmail.com>
Cc: City Clerk <cclerk@Topeka.org>; Mary E. Kuckelman Spinelli <mespinelli@topeka.org>
Subject: FW: KORA - Event 2830
Sent: Tuesday, March 24, 2026 3:27 PM
To: mcre13@gmail.com <mcre13@gmail.com>
Cc: City Clerk <cclerk@Topeka.org>; Mary E. Kuckelman Spinelli <mespinelli@topeka.org>
Subject: FW: KORA - Event 2830
Henry:
This email is in response to your records request for proposals for Event 2830. Please use the link to download the documents.
| ||||||||||||||||||||||||||||||||||||||||
Bonnie Williams
Services and Operations Manager
City of Topeka
Legal Department
215 SE 7th Street, Room 310
Topeka, KS 66603
(785) 368-3883
NOTICE: This message and any attachments may be confidential and contain legally privileged information. If you are not an employee of the City of Topeka (see K.S.A. 75-6102(d)), we do not waive any legal protection that may apply such as attorney-client or work product privileges. If you have received this email in error, please immediately notify the sender and delete the message and any attachments. Further, this communication is not intended to constitute, nor should it be relied upon, as legal advice to you.
From: Henry McClure <mcre13@gmail.com>
Sent: Wednesday, March 18, 2026 7:38 PM
To: City Clerk <cclerk@topeka.org>; MCRE Media <mcre1.9999@blogger.com>
Subject: KORA
| Notice: -----This message was sent by an external sender----- |
Please send the rejected proposals = 14
Request for Proposals bid event 2830 Hotel Asset Manager was issued on June 27, 2023 and closed on July 19, 2023, whereas 14 firms responded and were evaluated. Staff recommend award to REVPAR International, Inc. as the most qualified firm for this project.
Watch "What to Say Before You Step Out of the Car | 5 Legal Moves Every Driver Should Know" on YouTube
https://youtu.be/9GBLCN5XXnM?si=t7dSdrf9qISgCex3
Henry McClure
785.383.9994
sent from mobile 📱
time kills deals
785.383.9994
sent from mobile 📱
time kills deals
Tuesday, March 24, 2026
Here is a comprehensive, side-by-side analysis of all 14 proposals submitted in response to the City of Topeka’s RFP (Bid Event 2830) for Hotel Asset Manager services for the 224-room Hotel Topeka (acquired June 2023 for ~$7.5M, with planned ~$20M+ renovation for an upscale national brand).
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!
Fw: Election Integrity: the Ghost of 2020
From: Charlotte O'Hara <charlotte@oharaforkansas.com>
Sent: Tuesday, March 24, 2026 6:00 AM
To: mcre13@gmail.com <mcre13@gmail.com>
Subject: Election Integrity: the Ghost of 2020
Sent: Tuesday, March 24, 2026 6:00 AM
To: mcre13@gmail.com <mcre13@gmail.com>
Subject: Election Integrity: the Ghost of 2020
| |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
Subscribe to:
Posts (Atom)