About Us

Solving complex real estate challenges takes passion and focus. Doing it the right way takes unwavering dedication and perseverance.

Givingprogressa home

Our founding leaders fuse vast combined expertise and deep understanding in all disciplines of the industry. This allows us to see trends first and get to scale quickly.

But most importantly, we keep going where others stop. We firmly believe that only guts and commitment will create the brave, leading-edge work that inspires true innovation and progress.


View our 2021 ESG Annual Report


Stephen A. Rosetta

Chief Executive Officer

Mr. Rosetta serves as our Chief Executive Officer. Mr. Rosetta previously served as Executive Vice President and Chief Investment Officer at Kilroy from June 2017 to August 2019. Prior to Kilroy, Mr. Rosetta spent over 20 years at Cushman & Wakefield, most recently as a Vice Chairman. He opened Cushman & Wakefield’s office in San Diego County and grew it into an enterprise with over $2 billion in annual transaction volume. Mr. Rosetta also previously served as a principal in an opportunistic real estate company where he partnered with institutional and private equity companies to develop and reposition office projects across the United States. Mr. Rosetta received a Master’s in Real Estate Development from the University of Southern California, and a Bachelor’s Degree in Business Administration from California State University, San Marcos.

Tracy A. Murphy

President

Ms. Murphy serves as our President. Ms. Murphy most recently served as Executive Vice President, Life Sciences at Kilroy and was responsible for building the company’s life science platform and successfully doubling the size of the platform since her tenure began in 2016. Prior to that, Ms. Murphy served on the Executive Committee and was Senior Vice President of BioMed and was responsible for overseeing and for the strategic objectives for a 10 million square foot portfolio from 2008 to 2016. Ms. Murphy began her career at BRE Commercial (now Cushman & Wakefield) as a life science specialized broker. Ms. Murphy earned her Bachelor’s Degree from the University of Wisconsin, Whitewater.

John P. Bonanno

Chief Development Officer

Mr. Bonanno serves as our Chief Development Officer and as a member of our board of directors. Mr. Bonanno served in various roles at BioMed from 2008 until 2017, most recently serving as its Executive Vice President of Leasing and Development from February 2015 until the sale to Blackstone in January 2016. Prior to BioMed, Mr. Bonanno served as Managing Principal at Corlo, an entrepreneurial real estate investment firm focused on the implementation of fundamental strategies including investment, leasing, repositioning and development. Additionally, Mr. Bonanno co-founded Phase 3 Properties, Inc., a private real estate company specializing in providing real estate solutions to life science companies. As President of Phase 3 Properties from its inception until 2007, Mr. Bonanno participated in the acquisition, development, leasing and management of lab buildings in California, North Carolina and Washington. Mr. Bonanno received his Bachelor of Science Degree in Business Administration from the University of Southern California.

Fran R. Federman

Chief Financial Officer

Ms. Federman serves as our Chief Financial Officer. From November 2015 to February 2021, Ms. Federman served in various roles at Ventas, Inc., most recently as Vice President of Capital Markets and Managing Director of the Ventas Life Science and Healthcare Real Estate Fund, an open-end fund focused on life science, medical office buildings and senior housing communities. From 2014 to 2015, Ms. Federman served as the Director of Global Treasury and Capital Markets for Terraform Global, including during its IPO, a renewable energy focused on the solar, wind, and hydro assets in China, India, Brazil, Latin America, Southeast Asia, and South Africa. Ms. Federman also worked with Prologis, a global industrial REIT in various roles from 2009 to 2014, most recently as Director of Global Capital Markets. Ms. Federman received her Bachelor of Science in Finance with Highest Honors from the University of Illinois, Urbana-Champaign and her Master in Business Administration from Harvard Business School.

Alan D. Gold

Executive Chairman

Mr. Gold serves as our Executive Chairman. In June 2016, Mr. Gold founded Innovative Industrial Properties, Inc., the first publicly-traded REIT that provides real estate capital to the medical-use cannabis industry, and he currently serves as its Executive Chairman, a position he has held since its formation. Previously, Mr. Gold served as Chairman, President and Chief Executive Officer of BioMed, a REIT specializing in acquiring, leasing, developing and managing laboratory and office space for the life science industry, from its inception in 2004 through the sale of the company to Blackstone in January 2016. Mr. Gold also served as Chairman, President and Chief Executive Officer of BioMed’s privately-held predecessor, Bernardo Property Advisors, Inc., from 1998 until 2004. In addition, Mr. Gold was a co-founder and served as President and a director of Alexandria, an urban office REIT, from its predecessor’s inception in 1994 until 1998. Mr. Gold served as Managing Partner of GoldStone Real Estate Finance and Investments, a partnership engaged in the real estate and mortgage business, from 1989 to 1994. Mr. Gold currently serves as a member of the board of trustees for the Salk Institute for Biological Studies, a research organization dedicated to fundamental research in biology and its relation to health. Mr. Gold received his Bachelor of Science Degree in Business Administration and his Master of Business Administration from San Diego State University.

IQHQ Advantage

01 Expertise

Deep understanding of the market

There are three key success factors to great real estate development: experienced leadership, the right knowledge and insights, and relationships.

IQHQ uses these tools to support the life science industry in their ability to search for a perfect place to grow. Our expert team will proactively guide expectations, streamline the process and create an optimal space that will exceed your goals.

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02 Track Record

A partner you can trust

Our most important goal is earning your trust. As accomplished industry leaders, we work hard to gain our outstanding credibility.

We offer true partnerships that last beyond individual projects. In everything we do, we are thoughtful and proactive. We anticipate needs to drive intuitive, meaningful outcomes and long-term value.

This means a smoother, more collaborative process that effectively uses time, effort, and budget.

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03 Flexibility

We go where innovation leads us

We're always curious and open to new ways to approach things. In fact, we like to challenge convention and conformity.

Creating something bold, new, and fresh—no matter the market—is an opportunity we do not want to miss.

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