AN INTRODUCTION TO COOPER CONSULTING ENGINEERS, INC.

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1 COOPER CONSULTING ENGINEERS, INC. GEORGE E. COOPER, P.E ROBERT L. WILSON, JR., P.E Company License # 3292 rwilson@cooperconsultingeng.com 8891 SE Bridge Road 167 NW Sixth Avenue Hobe Sound, FL Boca Raton, FL Phone Phone Fax Fax PLEASE REMIT ALL PAYMENTS HERE AN INTRODUCTION TO COOPER CONSULTING ENGINEERS, INC. Cooper Consulting Engineers, Inc. has been supporting local and national real estate lending agencies for over 30 years on their projects in Florida and the Southeast. As this is the only kind of professional engineering service we provide, our engineers have become specialists in the ability to evaluate a project from a lender's point of view. We are often the only professionals to review the entire project and we have the ability to provide the needed coordination. In keeping with our policy of providing you with the finest quality of technical support, we employ only experienced degreed engineers. All have project manager experience providing a broad background base including nuclear power plants, institutional, commercial and residential high rise, retail, medical, single and multi-family residential, and commercial and residential land development expertise. Our engineers are all full time employees, not contract workers. Our services include pre-construction document reviews and project monitoring in support of development and construction funding. We provide property evaluations in support of permanent financing and work-outs. We are typically involved in about 200 new assignments annually, from which we have gathered a wide database. Our engineers are assigned to individual projects from conception to completion, providing continuity of funding procedures and project supervision. Our engineers are also available to you for consultation at any time. Enclosed are our qualifications to provide these services. Please review them and feel free to call on me for a proposal to provide professional engineering services in support of your real estate lending program. We are proud of our fine reputation for responsive service and look forward to serving you. Sincerely, George E. Cooper, P.E. President

2 COOPER CONSULTING ENGINEERS, INC. GEORGE E. COOPER, P.E ROBERT L. WILSON, JR., P.E Company License # 3292 rwilson@cooperconsultingeng.com 8891 SE Bridge Road 167 NW Sixth Avenue Hobe Sound, FL Boca Raton, FL Phone Phone Fax Fax PLEASE REMIT ALL PAYMENTS HERE QUALIFICATIONS FOR PROFESSIONAL ENGINEERING SERVICES IN SUPPORT OF REAL ESTATE FUNDING

3 LIST OF RECENT CLIENTS AmTrust Bank BB&T Bancaja Banco Popular BankAtlantic Bank of America BankUnited Broadway Bank CNL Bank City National Bank of Florida Colonial Bank Comerica Bank Fifth Third Bank First Bank First Bank & Trust of Illinois First Indiana Construction Association First Niagara Bank Franklin Bank GMAC Res-Cap Great Florida Bank Harris Bank Huntington National Bank M&I Bank Marine Bank Mellon United National Bank Orion Bank Pan American Bank Preferred Builders Warranty/Residential Warranty Company Principal Real Estate Investment Regions Bank Seacoast National Bank SunTrust Banks, Inc. Terrabank, NA TierOne Transatlantic Bank US Century Bank Wachovia Bank Washington Mutual Yardville National Bank Zions First National Bank

4 PROFESSIONAL ENGINEERING SERVICES for REAL ESTATE LENDING INSTITUTIONS For Construction, Interim and Permanent Loans on: Airplane Hangers Auto Dealerships Churches Dairies Golf Courses Hotels/Motels Housing, Low to High-rise Land Development Manufacturing Facilities Medical Centers Movie Theaters Office Buildings Parking Garages Service Stations Shopping Centers Site Improvements Storage Facilities Warehouses Services offered include: Pre-Construction review of plans and specifications, cost estimates and contracts. Review of soil investigation reports. Review of regulatory agency permits and applications. Monitoring of construction for compliance with contract documents, quality of workmanship and value of completed work. Review and approval of applications for advance of funds. Evaluation of construction status. Assistance with work-out of distressed properties. Evaluation of existing properties.

5 GEORGE E. COOPER, P.E. Registered Professional Engineer Florida Certificate No Bachelor of Science - Civil Engineering University of Florida, 1980 EXPERIENCE Cooper Consulting Engineers, Inc., President 1982 to Present Deerfield Beach and Hobe Sound, Florida Provide technical support in reviewing plans and contract documents for new construction projects. Monitor construction to insure conformance to approved plans. Evaluate existing and proposed projects. Monitor contractor through completion of the work. Affiliations: Director - Treasure Coast Builders Association Director - Florida Home Builders Association Charlotte County Engineers, Design Engineer 1980 to 1982 Punta Gorda, Florida Supervise review of all public and private construction plans for housing, commercial developments and road construction. Responsible for design and plan preparation of all public roadway, drainage and utility improvements. Member of Charlotte County Development Review Committee. Representative to Charlotte County Planning & Zoning Board. Prepared revised Subdivision Regulations and Engineering Standards for Charlotte County. United States Air Force 1972 to 1976 Standards Laboratory Technician. Graduate of Precision Measurement Equipment School and Spectrometric Oil Analysis School.

6 ROBERT L. WILSON, JR., P.E. Registered Professional Engineer Florida Certificate No Bachelor of Science - Civil Engineering University of Florida, 1981 EXPERIENCE Cooper Consulting Engineers, Inc., V.P to Present Deerfield Beach, Florida Perform construction management duties including preparation of construction specifications and bid documents. Evaluate existing properties, prepare contractor scope of work documents, and administer contracts. Conduct failure and damage inspections with cause of damage reports for insurance companies. Provide technical support in reviewing plans and contract documents for construction projects, monitoring construction, evaluating site improvement and land development procedures. Added responsibilities as Vice President included assisting staff engineers in the technical aspects of construction progress reports, and preconstruction cost and plan reviews. Bechtel Power Corporation, Control Systems Group 1982 to 1984 Port Gibson, Mississippi Designed generic nuclear class instruments and instrument tubing hangers for seismic and nuclear dynamic loads. Responsible for training engineers in design of instrumentation hangers. Assisted field engineers with hanger installation. Bechtel Power Corporation, Civil Group 1981 to 1982 Port Gibson, Mississippi Designed and analyzed generic and non-generic electrical hangers for seismic and nuclear dynamic loads. Aided Field Engineering in construction of electrical hangers. Participated in team efforts to resolve problems associated with start-up of nuclear plant.

7 PRE-CONSTRUCTION PLAN & COST REVIEW Plans, specifications, cost estimates and other documents of projects being considered for financing by lending institutions should be reviewed for adequacy by an engineering consultant representing the institution. The primary objectives are: 1. An evaluation of the construction documents including all plans, specifications, trade item breakdown, soil test reports and other submitted relevant materials, the agreement between the Owner and General Contractor, and the subcontractor's agreements. Determine whether the working plans and specifications conform with generally acceptable building construction practices. 2. Review of the detailed cost estimate and budget submitted by the Borrower. Determine the apparent sufficiency of funds allocated to complete the construction in the designated time. 3. Identify and recommend remedial action for situations which could lead to construction delays or additional costs; i.e., unclear or conflicting details, omitted items and permit requirements. 4. Assure that project construction plans and use of loan proceeds conform to the loan agreement and commitment. Cooper Consulting Engineers' reporting is designed to be responsive to the primary objectives summarized above. Since many lending institutions have slightly different objectives, depending upon whether construction interim or permanent funding is involved, or other factors, we will alter our program to suit the individual Lender's specific requirements.

8 Typically, Cooper Consulting Engineers' Plan & Cost Review reports will include the following: 1. General Description of Project Describe the size and type of buildings, unit density, unit mix, site amenities, the number and size of parking spaces, and other pertinent details. 2. Evaluation of Plans Determine if the drawings and specifications have been prepared, stamped and signed by appropriate and responsible design professionals in accordance with generally accepted industry standards and applicable state laws. Identify the drawings and specifications as to date of issue and revision, to establish the identity of the contract set of plans. Review the drawings and specifications for obvious omissions, errors or deficiencies. Review for adequacy plan details, such as for doors and windows, finish and equipment schedules, building sections, structural details, flashings, riser details for plumbing and electrical designs, and tenant improvement. 3. Evaluation of Borrower's Cost Estimate Review the Cost Estimate to detect any obvious errors or omissions and to determine that all items incorporated into the plans are covered in the Cost Estimate. Special attention will be given to estimates for off-site work and site improvement work, foundations, HVAC, plumbing and electrical work. Identify significant shortage and overage amounts, and allowances. 4. Permits Review Review status of Building Permits, environmental and other permits which may be required, and identify and significant conditions which may be imposed.

9 5. Review Soils Report Determine that a soils report has been prepared for the project and is in fact for the actual site. Review soil information including borings, bearing tests, test piles, percolation tests and surface water disposal, if by percolation. Evaluate foundation design criteria for compatibility with site geology and with recommendation of test laboratory or geotechnical engineer. 6. Site Inspection Physical inspection of the site to verify environmental audit's findings and soil conditions. Review physical characteristics of the site and its surroundings for vegetation and prior use. Ascertain if construction has started and if so, evaluate the status of completed work. 7. Review of Construction Contracts Determine the adequacy of the contract documents for the completion of the intended improvements. Detect any major conflicts, deficiencies and omissions. Identify significant or unusual provisions and clauses. 8. Miscellaneous Comment on other miscellaneous features or observations which are considered significant. Address any particular concern or special requirement of the lender.

10 PROJECT INSPECTION AND PROGRESS REPORTS Construction of projects should be monitored on a regular basis by an engineering consultant representing the lending institution furnishing project financing, and progress reports should be submitted to the institution. The primary objectives are to protect the lending institutions by: 1. Ascertaining that the project is being constructed with reasonable quality, and in conformance with the approved plans and specifications. 2. Monitoring the progress and construction cost for general compliance with preconstruction projections of time and cost, and permit and contract requirements. 3. Verifying applications for loan advances submitted by the Borrower. Lending institutions may have different priorities, depending on the type of funding. Cooper Consulting Engineers is responsive to the Lenders specific requirements. Generally, Cooper Consulting Engineers' Project Inspection and Progress Reports include the following: 1. Construction Progress A summary of work completed since the previous period, by trades, and for each segment of the project. 2. Workmanship A general appraisal of workmanship, and description of both inferior and superior work. Inferior workmanship will be documented and remedial actions recommended, where appropriate. 3. Materials On Site An estimate of the quantity, when significant, and description of materials stored on-site.

11 4. Change Orders A summary of approved and anticipated contract change orders, with estimates of the impact on the project completion schedule and the project budget. 5. Cost Overruns Report of category cost overruns based on loan category amounts. Of particular importance are: a. Any undisbursed category amount insufficient to complete the item. b. Any amount disbursed in excess of known subcontracts. c. Over-requisitioning of a category for any reason. 6. Review Applications for Payment a. Verify that the actual construction progress is in agreement with the sums requested for each item in the payment request. The payment request is to be reviewed item by item to compare it with construction progress and completed work-in-place on a percentage basis of completion. b. If the payment request includes materials stored on-site, not yet incorporated into the project, then it must be: 1. Verified that the amount requested corresponds to the materials actually stored. 2. Confirmed that the stored materials are adequately protected from weather and deterioration. 3. Seen by our engineer. 4. Stored in a secured premise. 5. In accord with the invoices which must be submitted with the Application.

12 7. Approval of Applications for Payment The approval of the payment request will be contingent upon the work having been accomplished in a good and workmanlike manner in accordance with the contract documents and in the quantity represented, on a percentage basis of the total work. It is vitally important that each item/category has sufficient money remaining to complete construction. If reductions are recommended, a full explanation will be included for each revision. 8. Review of Test Reports Review soils tests and concrete tests results to see if they satisfy specification requirements. 9. Progress Photographs Color photographs showing progress of both exterior and interior construction, including details of substandard work or work not in compliance with the plans or standard practices. 10. Problems Identification of problems and their projected impact on the overall project schedule relating to the expiration of the loan programs. Problems to be noted include: a. Anticipated schedule deficiencies on major category completion items or material deliveries. b. Disputes with material suppliers, subcontractors or labor. c. Delays due to adverse weather, or other causes. 11. Miscellaneous Any information which seems to be significant or appropriate for the Lender.

13 EXISTING PROJECT EVALUATIONS Existing facilities should be evaluated when purchased or refinanced to document their current condition, identify needed repairs and confirm that there are no code violations. The primary objectives are to protect the lending institutions by: 1. Ascertaining that the facilities were constructed in conformance to applicable codes and with reasonable quality. 2. Describing all spaces, their current use and general condition. 3. Identifying any defects and major repairs required. 4. Verifying the sufficiency of construction/repair budgets. Lending institutions may have different priorities depending on their degree of involvement. We alter our program to suit the individual Lender's specific requirements. Typically, Cooper Consulting Engineers' Project Evaluation Reports include the following: 1. General Description Describe the size and type of each building, unit density, unit mix, site amenities and other on-site or adjacent, pertinent details. 2. Structural Describe general building shell construction. Explain in detail any structural defects noted and general corrective measures required. 3. Architectural Describe each building exterior finish and its current condition. Explain in detail any recommended repairs. List in detail all building spaces, their current use and their current condition.

14 4. Mechanical/Electrical Describe in detail all systems such as fire sprinklers, plumbing, electrical service, air conditioning, water pressure booster pumps, emergency generators and elevators. List their current condition and any necessary repairs. 5. Site Describe site access, utility service, storm drainage, parking, landscaping and irrigation. Estimate adequacy for current use and any planned increases. 6. Miscellaneous During our inspection note any hazardous materials in use or stored, any major debris or abnormal conditions, existence or absence of fire alarms, security lights, general telephones, etc. Address any particular concerns or special requirements of the lender. 7. Evaluation of Costs Estimate the costs for all recommended repairs; usually divided into critical, recommended and esthetics. Review the Borrower's budget, identifying significant deficiencies, omissions or conflicts. 8. Conclusion Our general observation of the facilities and recommendation summary. 9. Photographs A complete set of color photographs showing all buildings, typical exterior and interior finishes, roofing, major equipment and all problem areas.

15 Services Provided: Pre-Construction Plan and Cost Review, and / or Project Inspections with Progress Reports 2008 Selected Projects Client Project Cost Banjaca, Miami Branch 1450 Brickell $137,500,000 Miami, FL Miami, Florida 39-story, 530,000 square foot office building with an 11-story parking garage Bank of America Walk at Bartram Park $27,840,000 Charlotte, NC Jacksonville, FL Site improvements and construction of 336 rental units in 14 3-story buildings with clubhouse and 8 garage buildings Bank of America Valencia Square $15,800,000 Ft. Lauderdale, FL Palm Beach County, Florida 155,080 square foot shopping center with Publix anchor and two bank outparcels Comerica Bank Wellington Green Parcel F $14,040,000 Detroit, MI Wellington, Florida Site improvements to acres and six connected retail & office buildings totaling 84,295 square feet Bank of America Florida Hospital Medical Office Building $11,000,000 New York, NY Kissimmee, Florida 3-story, 85,091 square foot medical office building BankAtlantic Jacaranda Commons $10,732,000 Tampa, FL Venice, FL 103,000 square foot retail center Bank of America MSW Intracoastal Mall $10,000,000 Chicago, IL Miami, Florida Redevelopment of 233,000 square foot retail mall

16 Client Project Cost Broadway Bank Shubh Boca Condo $9,230,000 Chicago, IL Boca Raton, Florida 66,000 sq.ft. 2-story office condo over parking lot BankAtlantic Robovault $8,738,000 Ft. Lauderdale, FL Ft. Lauderdale, FL 120,000 square foot mechanized/robotic retrieval storage facility Colonial Bank Holiday Inn Express $7,045,000 Maitland, FL Port St. Lucie, Florida 5-story, 93-room hotel Bank of America Springhill Suites $6,550,000 Charlotte, NC Tallahassee, Florida 4-story, 88-room hotel of wood frame and stucco construction Bank of America Seminole Commons $4,665,000 Charlotte, NC Sanford, Florida 76,000 square foot retail center BB&T Casvak River Club $4,230,000 St. Petersburg, FL Bradenton, FL Construction of a spine road to serve future commercial & residential projects City National Bank Walgreens $2,500,000 Miami, FL Florida City, FL 14,400 square foot Walgreens SunTrust Bank Orlando Pediatric Medical Office Building $1,280,000 Orlando, FL Winter Park, Florida 2-story, 6,000 square foot medical office building

17 Services Provided: Pre-Construction Plan and Cost Review, and / or Project Inspections with Progress Reports 2007 Selected Projects Client Project Cost SunTrust Bank Parkvue at Kissimmee City Centre $15,600,000 Orlando, FL Kissimmee, FL Site improvements & construction of six 2-story Parking garage with retail storefront & 8-story office/retail condo, total 232,742 sq.ft. Huntington National Bank Osceola Best Buy Retail Center $7,050,000 Indianapolis, IN Kissimmee, FL Site improvements & construction of a 60,120 sq.ft. retail building anchored by Best Buy BankAtlantic Baldwin Park Phase I $9,750,000 Fort Lauderdale, FL Tallahassee, FL Site improvements & construction of 15 2-story apartments buildings for a total of 82 units with a clubhouse and pool AmTrust Bank Levitt Homes at Traditions $52,000,000 Cleveland, OH Hardeeville, South Carolina Master site improvements for a 514 single-family and triplex lot POD development Washington Mutual First Worthing University Housing $25,000,000 Irving, TX Gainesville, FL Site improvements and construction of 185 rental units in 3 4-story & 2 3-story buildings with 5-level free-standing parking garage and pool area Fifth Third Bank Frangista Third Edition $3,000,000 Franklin, TN Walton County, FL Site improvements of 72 single-family lots SunTrust Bank Wesley Chapel Honda $8,200,000 Orlando, FL Pasco County, FL Honda auto dealership

18 Client Project Cost Bank of America, NA Office Depot $101,500,000 Miami, FL Boca Raton, FL Construction of a 5-story, 617,920 sq.ft. shell office building and two detached parking garages Cornerstone RE Advisers Colonnade II $11,100,000 Hartford, CT Raleigh, NC 5-story, 130,656 sq.ft. shell office building BankAtlantic University Parkway Office Building $2,020,000 Fort Lauderdale, FL Sarasota, FL 23,000 sq.ft. 2-story office building Zions First National Bank Silver Palms Charter School $8,100,000 Draper, UT Princeton, FL 2-story 72,400 sq.ft. multi-purpose building Comerica Bank Moraya Bay Beach Tower $93,700,000 Detroit, MI Naples, FL Construction of an 11-story, 545,650 sq.ft. 72-unit luxury condo apartment building, parking garage and amenities GMAC/Residential Funding Triple Creek $90,350,000 Minneapolis, MN Hillsborough County, FL Site improvements for single family housing LaSalle Bank Midwest 6111 Broken Sound $5,700,000 Troy, MI Boca Raton, FL Renovation of a 104,841 gross sq.ft. 4-story office building with 68 covered and 311 surface parking spaces First Niagara Bank 1200 Hillsboro Mile $4,900,000 Buffalo, NY Hillsboro Beach, FL 3-story 11-unit condominium building with pool facility

19 Service Provided: Project Evaluations for existing structures 2008 Selected Projects Client Beacon Realty Investments Hallandale Beach, FL Intelligent Construction Coral Gables, FL BankAtlantic Boca Raton, FL Hershoff, Lupino & Yagel Tavernier, FL BankAtlantic Orlando, FL Colonial Bank Miami, FL BankAtlantic Boca Raton, FL The Rosen Group Boca Raton, FL BankAtlantic Miami, FL Project nd NW 2 Avenue Miami, Florida Two office/warehouse buildings totaling 57,708 square feet SBS Tower Miami, Florida 21-story, 300,000 square foot office building with a 7-story parking garage Dairy Plaza Titusville, Florida 81,000 sq.ft. strip center anchored by Winn Dixie and Family Dollar stores, with two vacant outparcels Bayside Resort Key Largo, Florida 56 guest room hotel Florida Hospital East Medical Office Building Orlando, Florida One 3-story medical office building of 63,350 square feet Osheroff/Wittels Buildings Miami, Florida Two 2-story and one 3-story office buildings totaling 70,900 square feet Heritage Park West Delray Beach, Florida 196,000 square foot independent living facility with 196 apartments Bi-Lo Shopping Center Charlotte, NC 55,000 square foot strip shopping center Key West Polo Club Apartments Key West, Florida 192 rental apartments in twelve 2-story buildings

20 Service Provided: Project Evaluations for existing structures 2007 Selected Projects Client BankAtlantic Orlando, FL BankAtlantic Orlando, FL The Chosen Group Miami Beach, FL BankAtlantic Miami, FL Beacon Investment Properties Hallandale Beach, FL Rosen Group Boca Raton, FL First Bank Miami, FL BankAtlantic Boca Raton, FL Project Heritage Center Lakeland, FL Three metal warehouse buildings totaling 70,295 square feet Bank of America Office Building Lakeland, FL 2-story, 13,500 square foot office building with bank anchor The Leslie Hotel Miami Beach, FL 47-room 3-story hotel over a basement Key West Polo Club Apartments, Ltd. Key West, FL 192-unit apartment complex in 12 2-story building on 6.2 acres with swimming pool Villagio Shopping Center Winter Springs, FL 57,617 sq.ft. of office/retail space in three buildings Bi-Lo Shopping Center Monks Corner, SC 55,348 sq.ft. strip center anchored with Bi-Lo grocery Palm Bay Club Palm Bay, FL Renovation of 120 condo units in 16 2-story buildings First Source Commerce Park Ft. Pierce, FL Four flex warehouse buildings totaling 85,124 sq.ft.