The organization's Investment Committee sets targets, or goals, for the portfolio through its Responsible Property Investment Policy. The Investment Committee has oversight/accountability to achieve the targets. The Investment Committee meets regularly to implement its RI goals, including the selection of appropriate investment acquisitions and asset management decisions. Portfolio managers in the organization's Asset Management Group has the day-to-day responsibility to implement RI goals. Nicholas Dunlap (Director of Property Management) directs property management activities, including the selection of vendors, drafting annual operating/capital improvement budgets, and overseeing a team of onsite managers, leasing and maintenance staff. Rick Villegas (Project Manager, Capital Projects) oversees construction management, including capital expenditure budgets, selection of contractors, and monitoring the progress of capital projects.