ABOUT KAIROS PROPERTY SERVICES
A licensed real estate broker in Pennsylvania and Florida.
BROKERAGE TEAM
THOMAS KRAMER
Managing Director / Licensed Real Estate Salesperson in PA
Thomas Kramer a seasoned commercial real estate professional with over 35 years of national experience. In 2013, Tom founded TDK Commercial Advisors, a boutique firm focused on tenant representation and combined it with Kairos Property Services in 2025 to broaden client services.
Over the course of his career, Tom has completed more than 1,500 transactions across 40 states, totaling over $2 billion in value. He has extensive experience in market analysis, financial modeling, and transaction negotiating.
Previously, he was an EVP at Jones Lang LaSalle in Philadelphia, where he earned multiple top-performer honors. He began his career at Helmsley-Greenfield and went on to help grow a regional firm and launch a successful Center City office.
Tom is the founder of Racing to Register, a national nonprofit focused on bone marrow donor registration, and a mentor with Philadelphia Futures.
He is a graduate of Franklin & Marshall College, Lancaster PA.
Contact Thomas at 215-292-5575 or tkramer@kairosrep.com
STEPHEN J. GLEASON
President and CEO / Licensed Real Estate Broker in PA and FL
Stephen J. Gleason is the founder, President, and CEO of Kairos Property Services and Kairos Real Estate Partners. He founded Kairos after spending 18 years with Amerimar Enterprises, including twelve years as Executive Vice President and Principal as well as a member of the Executive and Investment Committees. Stephen’s primary role was overseeing their office building portfolio, actively involved in the acquisition and asset management of 21 properties located in the Philadelphia, Chicago, Indianapolis, Saint Louis and Phoenix markets.
Previously, Stephen served as General Manager at LaSalle Partners in New York. Prior to business school, Stephen was with Laventhol & Horwath in Philadelphia as a real estate consultant.
Stephen serves as a Trustee of Cristo Rey Philadelphia High School. He also serves on the Steering Committee of the Steers Center for Global Real Estate at Georgetown University’s McDonough School of Business. He is a former Trustee of Waldron Mercy Academy where he served as Chairman of the Board of Trustees for three years, and of St. Joseph’s Preparatory School. Stephen is a Director of the Philadelphia Sports Congress, and is also an active member of the Harvard Club of Philadelphia Schools Committee, serving on the 15th, 20th and 25th Reunion Gift Committees for the Harvard College Fund.
Stephen is a cum laude graduate of Harvard College. He received an MBA from the Wharton School, University of Pennsylvania.
Our Asset and Property Services division serves some of the most well-respected investors in the commercial sector. As owners and operators ourselves, our team is wired to create value in unexpected places, anticipate issues before they become problems, and identify solutions that emerge as industry game changers. Known for delivering exceptional results regardless of market conditions, clients choose us for our know-how, eye for detail, and ability to provide an unparalleled tenant experience.
14 Buildings
1.9 M SF
Under Property Management
PropTech
Best-in-Class Expertise
Over 4,000
Tenant Employees
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THE KAIROS DIFFERENCE
WE THINK LIKE OWNERS BECAUSE WE ARE OWNERS
Four key executives have a collective 86 years of experience as principal real estate investors, including brokerage services and all asset and property management functions.
ACCESSIBLE AND RESPONSIVE, 24/7
A Kairos executive will be available at any time and will respond to emails and calls off-hours. “PTO” is not part of our vocabulary.
ON-SITE PRESENCE
We will have either a Property Manager or Assistant Property Manager on-site at our properties at least 90% of the time. Property management is not a “Work From Home” business.
PROACTIVE PROBLEM-SOLVING
We will identify solutions instead of problems, and will do whatever is necessary to get things done quickly and efficiently.
TENANTS COME FIRST
We are committed to expert management and value creation to maximize our investment and forge a meaningful relationships with tenants at our properties.
CONSISTENT TEAM AND NO BUREAUCRACY
Core values are consistently reflected in every team member. No finger-pointing or excuses when things don’t go well. No loose cannons.
AREAS OF EXPERTISE
ASSET MANAGEMENT
- Financial Analysis
- Strategy
- Risk Management
- Legal/Zoning
- Loan Administration/Refinance
- R.E. Tax Appeal/Strategy
- Interface with Government Officials
- Source Debt and Equity Partners
PROPERTY MANAGEMENT
- Tenant Relations/Communication
- Accounting and Reporting
- Contract Bidding and Oversight
- Weekly Inspections/Quality Control
- Apply Rules and Regulations
- Manage Amenities
- Building Events
CONSTRUCTION MANAGEMENT
- Coordinate Project Management Team
- Review Construction Documents
- Submit Permit Applications
- Enforce Rules to Minimize Disruption
- Contractors Bidding and Selection
- Lien Waivers and COI’s
- Attend Job Meetings
- Close-out and As-Builts
- Tenant Move Coordination
LEASING AND OVERSIGHT
- Develop Leasing Program with Brokers
- Broker Relations and Entertainment
- Participate in Weekly Leasing Calls
- Prepare Property for Tours
- Attend all Tours
- Review Leasing Proposals
- Analyze Lease Economics
- Prepare Commission Agreements
- Negotiate Leases (with Blank Rome)