A sweetened, carbonated soft drink
Mark Duffield, chief football writer for The West Australian, is joined by Glen Quartermain, sport chief of staff, discuss whether rain can save western derby 55, why Matt de Boer is a ready made AFL coach and Ben Cunnington's return to North Melbourne is one of the stories of the season. Plus, Duff and Quarters read out your other thoughts on the Thirsty Camel mailbag and the boys answer your questions. If you have a question or comment for the guys, send your messages to email@example.com There's 10 cans of Jack Daniel's Old No. 7 Whisky and Cola up for grabs! For more from the guys, and the latest news in sport, head to thewest.com.au/sportSee omnystudio.com/listener for privacy information.
The latest on Tasmania's bid for an AFL team, Ben Rutten's thoughts on Dyson Heppell, the interesting situation with Brodie Grundy, the "tension" at Essendon, the appeal for Patrick Cripps' suspension, Tony Shepherd's comments regarding a COLA in NSW, the greatest disappearance act in the AFL, and more.
"Aaron Rodgers Says Use of Psychedelic Helped Him Earn Recent MVPs" - USA TodayMy thoughts on the articlePodcast Aubrey MarcusWhat is ayahuasca?Ergogenic benefit?Long-term benefits?How does ayahuasca work?Potential downsides?What is pharmahuasca?Aaron Rodgers goes deeper on ayahuasca experiences, family feudThis episode of the Flex Diet Podcast is brought to you by the Mike T Nelson website. Go to miketnelson.com to find articles, podcasts, and free giveaways on things like "Should you keto?" and access to my daily fitness insider newsletter.Flex Diet Episode 111: My Plant Medicine Experience w Ayahuasca and Kambo in Costa RicaReferencesBrito-da-Costa AM, Dias-da-Silva D, Gomes NGM, Dinis-Oliveira RJ, Madureira-Carvalho Á. Toxicokinetics and Toxicodynamics of Ayahuasca Alkaloids N,N-Dimethyltryptamine (DMT), Harmine, Harmaline and Tetrahydroharmine: Clinical and Forensic Impact. Pharmaceuticals (Basel). 2020 Oct 23;13(11):334. doi: 10.3390/ph13110334. PMID: 33114119; PMCID: PMC7690791.Callaway JC, McKenna DJ, Grob CS, Brito GS, Raymon LP, Poland RE, Andrade EN, Andrade EO, Mash DC. Pharmacokinetics of Hoasca alkaloids in healthy humans. J Ethnopharmacol. 1999 Jun;65(3):243-56. doi: 10.1016/s0378-8741(98)00168-8. PMID: 10404423.Colaço CS, Alves SS, Nolli LM, Pinheiro WO, de Oliveira DGR, Santos BWL, Pic-Taylor A, Mortari MR, Caldas ED. Toxicity of ayahuasca after 28 days daily exposure and effects on monoamines and brain-derived neurotrophic factor (BDNF) in brain of Wistar rats. Metab Brain Dis. 2020 Jun;35(5):739-751. doi: 10.1007/s11011-020-00547-w. Epub 2020 Feb 27. Erratum in: Metab Brain Dis. 2021 Dec;36(8):2603-2604. PMID: 32103409.Dos Santos RG, Bouso JC, Hallak JEC. Ayahuasca, dimethyltryptamine, and psychosis: a systematic review of human studies. Ther Adv Psychopharmacol. 2017 Apr;7(4):141-157. doi: 10.1177/2045125316689030. Epub 2017 Feb 23. PMID: 28540034; PMCID: PMC5433617.McKenna DJ, Towers GH, Abbott F. Monoamine oxidase inhibitors in South American hallucinogenic plants: tryptamine and beta-carboline constituents of ayahuasca. J Ethnopharmacol. 1984 Apr;10(2):195-223. doi: 10.1016/0378-8741(84)90003-5. PMID: 6587171.Osório Fde L, Sanches RF, Macedo LR, Santos RG, Maia-de-Oliveira JP, Wichert-Ana L, Araujo DB, Riba J, Crippa JA, Hallak JE. Antidepressant effects of a single dose of ayahuasca in patients with recurrent depression: a preliminary report. Braz J Psychiatry. 2015 Jan-Mar;37(1):13-20. doi: 10.1590/1516-4446-2014-1496. PMID: 25806551.Palhano-Fontes F, Barreto D, Onias H, Andrade KC, Novaes MM, Pessoa JA, Mota-Rolim SA, Osório FL, Sanches R, Dos Santos RG, Tófoli LF, de Oliveira Silveira G, Yonamine M, Riba J, Santos FR, Silva-Junior AA, Alchieri JC, Galvão-Coelho NL, Lobão-Soares B, Hallak JEC, Arcoverde E, Maia-de-Oliveira JP, Araújo DB. Rapid antidepressant effects of the psychedelic ayahuasca in treatment-resistant depression: a randomized placebo-controlled trial. Psychol Med. 2019 Mar;49(4):655-663. doi: 10.1017/S0033291718001356. Epub 2018 Jun 15. PMID: 29903051; PMCID: PMC6378413.Palhano-Fontes F, Soares BL, Galvão-Coelho NL, Arcoverde E, Araujo DB. Ayahuasca for the Treatment of Depression. Curr Top Behav Neurosci. 2021 Nov 11. doi: 10.1007/7854_2021_277. Epub ahead of print. PMID: 34761362.Rivier, L., & Lindgren, J. E. (1972). “Ayahuasca,” the South American hallucinogenic drink: An ethnobotanical and chemical investigation. Economic Botany, 26(2), 101-129.Sanches RF, de Lima Osório F, Dos Santos RG, Macedo LR, Maia-de-Oliveira JP, Wichert-Ana L, de Araujo DB, Riba J, Crippa JA, Hallak JE. Antidepressant Effects of a Single Dose of Ayahuasca in Patients With Recurrent Depression: A SPECT Study. J Clin Psychopharmacol. 2016 Feb;36(1):77-81. doi: 10.1097/JCP.0000000000000436. PMID: 26650973.Winstock AR, Kaar S, Borschmann R. Dimethyltryptamine (DMT): prevalence, user characteristics and abuse liability in a large global sample. J Psychopharmacol. 2014 Jan;28(1):49-54. doi: 10.1177/0269881113513852. Epub 2013 Nov 27. PMID: 24284475.DisclaimerMike T Nelson is a PhD and not a physician or registered dietitian. The contents here should not be taken as medical advice. It is not intended to diagnose, treat, cure, or prevent any health problem - nor is it intended to replace the advice of a physician. Always consult your physician or qualified health professional on any matters regarding your health. This is for entertainment purpose only. Psychedelics are classified as Schedule 1 Controlled Substances by the DEA, and not approved by the FDA for any accepted medical use or prescription.
Mit viel Action und mehrdeutigen Momenten, lässt uns die vorletzte Folge der vierten Staffeln mit vielen Fragezeichen zurück. Heute ist leider nicht Daniel, sondern Sophie von der Partie. Doch zusammen haben wir uns ein paar Theorien überlegt und versuchen die aufwühlende Folge Revue passieren zu lassen. [00:00] – Begrüßung [02:11] – Theorien zum Titel [03:57] – Folgenbesprechung und Analyse [25:24] – Die drei Großen Fragen + Theorien [28:32] – Kurzes Fazit zur Folge + Verabschiedung Viel Spaß wünscht euch eure Host, Sophie ++++++ Du liebst Filme und Serien? Dann werde Teil unserer Community! ABBONIERE UNS AUF YOUTUBE: http://bit.ly/1UBvng04001Reviews-WEBSITE: https://4001Reviews.deWERDE FAN AUF FACEBOOK: https://www.facebook.com/4001Reviews/FOLGE UNS AUF INSTAGRAM: https://www.instagram.com/4001Reviews/UNSERE KURZ-KRITIKEN AUF LETTERBOXD: https://letterboxd.com/4001Reviews/ ++++++ Spende uns ne Cola: https://www.paypal.me/4001reviews/3,50Spende uns nen Moscow Mule: https://www.paypal.me/4001reviews/8,0 ++++++ #FlixUndFertig #Westworld
Mark Duffield, chief football writer for The West Australian, is joined by Glen Quartermain, sport chief of staff, discuss Josh Kennedy's eight-goal farewell show, how the Dockers found their missing mojo and the other Josh Kennedy calls time. Plus, Duff and Quarters read out your other thoughts on the Thirsty Camel mailbag and the boys answer your questions. If you have a question or comment for the guys, send your messages to firstname.lastname@example.org There's 10 cans of Jack Daniel's Old No. 7 Whisky and Cola up for grabs! For more from the guys, and the latest news in sport, head to thewest.com.au/sportSee omnystudio.com/listener for privacy information.
El Pombero cayó en una estafa piramidal y ahora intenta venderle a todo el mundo las botellas del Agua de la Esperanza que le quedaron de clavo. Aparentemente todos los caballeros de oro son la facha personificada porque aparece uno nuevo, Máscara Mortal de cáncer, y también la rompe toda. Su misión es matar a Dohko, pero en cambio sotienen una discusión filosófica sobre la justicia en la que el Pombero, al perder, reacciona como un nene y termina insultándolo. Shirú intenta proteger a su maestro, y entre dudas de si su armadura es verde o dorada y analogías con animales, termina comiendo cosmos como loco. Mu aparece de una manera tan fachera que no queda otra que sea un caballero de oro... Vieron? Les dije! Ehm... perdón... Una vez revelado que es el de aries, Kiki se muere de vergüenza por no haberse dado cuenta nunca. Finalmente, Máscara Mortal se acuerda que tiene turno para la VTV temprano al otro día y decide postergar el combate, pero invita a Shiryu a ir a buscarlo al Santuario si tiene huevos. Caballeros del episodio: Caballeros de acero + sorpresa! Capítulo comentado: 39 - Shiryū contra Máscara Mortal
Giro 360 #172 analisa o saldo final das convenções que escolheram os nomes que estarão nas urnas em outubroPassado o período de convenções partidárias, já é possível dizer quem serão os candidatos ao governo e ao Senado em Goiás, e este episódio especial do Giro 360 não apenas mostra os bastidores das articulações que levaram às decisões, como também analisa os impactos disso na campanha que se inicia em 16 de agosto.Quer entender melhor o contexto das escolhas sobre os nomes que vão aparecer nas urnas em outubro? Cola o ouvido neste bate-papo entre os jornalistas Marcos Carreiro e Caio Henrique Salgado, que acompanharam de perto toda essa movimentação.Curte os nossos podcasts? Assine O POPULAR e ajude a mantê-los no ar.
'SEMBRAR PARA SER' es el nuevo espacio de Hoy por Hoy Bilbao que busca respuestas a los retos del primer sector en Bizkaia preocupado ahora por la sequía y el adelanto del gasto en forraje para alimentar el ganado. Una preocupación que en este primer programa compartimos con las titulares de explotaciones de agricultura ecológica con ayuda de Lorra, Cooperativa de Asociaciones de Productores y Ganaderos.
Un cop al mes, un agricultor d'Eus, Felip Dorandeu, i un ramader David Montagne de Fillols, fan el punt sobre l'actualitat agrícola del Conflent. Aquest mes, el tema principal és la sequera. Un programa presentat per Enric Balaguer, des dels estudis de Prada.
Luego de la reunión de SAGO, FEDEFRUTA, productores y la Seremi de Agricultura de la Región, esto es lo que dijeron los actores de la conversación efectuada en el Hotel Sonesta de Osorno. --- Send in a voice message: https://anchor.fm/entrevistas-radio-sago/message
Mark Duffield, chief football writer for The West Australian, is joined by Glen Quartermain, sport chief of staff, discuss the ongoing fallout of the Crows' infamous Collective Minds training programs of 2017-18, how the Dockers need to rediscover their dare and dash and whether the Eagles can do it for JK. Plus, Duff and Quarters read out your other thoughts on the Thirsty Camel mailbag and the boys answer your questions. If you have a question or comment for the guys, send your messages to email@example.com There's 10 cans of Jack Daniel's Old No. 7 Whisky and Cola up for grabs! For more from the guys, and the latest news in sport, head to thewest.com.au/sport See omnystudio.com/listener for privacy information.
Mayor Rickenmann sits down with legendary artist, producer, and engineer, Jay Matheson, to talk about the music scene in Columbia. They discuss their favorite artists from the past and new artists that excite them. Join the conversation as they take you back in time, swapping stories about the days of Hootie, Tootie and the Jones, and Widespread Panic.
Suis notre grande aventure sonore : La fée fête fait la fête. Est-ce que Crasbouillasse est la méchante sorcière que tous les enfants craignent ou bien nous révèlera-t-elle des pouvoirs incroyables ???????? Viens écouter tous les épisodes et vivre l'aventure avec nous !! Une histoire en épisodes avec la voix de Marianne James ! Un épisode tous les 2 jours pendant les vacances. Une production : Bloom la radio des enfants - textes de Jean-Marc Brisset - interprétation Marianne James - mise en son Teddy Degouys
Todd Kaplan is the CMO of Pepsi, the leader of PepsiCo's US Cola business and flagship brand. Under Todd's leadership, Pepsi created and Launched LIFEWTR (premium water) and BUBLY (sparkling water) - two of the most significant new product innovations in PepsiCo history. Todd and the Pepsi team also produced the The Pepsi Super Bowl Halftime Show, which was nominated for 5 Emmys and was recognized with its first ever Cannes Lion in the Music category at the Cannes Lion International Festival of Creativity. Under his management, the #BetterWithPepsi Campaign was awarded with 4 Lions, including 2 Golds. Pepsi collaborated with top performers like Dr.Dre, Snoop Dogg, Eminem, and Kendrick Lamar. Pepsi also Launched its NFT collection, The Mic Drop. Todd was ranked as one of the "Top 25 Most Innovative CMOs in the world." by Business Insider. You can learn more about: 1. Strategies and thinking framework to build one of the world's most iconic brands 2. How to have a successful career in marketing 3. How to create culturally relevant products to generate organic brand awareness Check out our brand new YouTube Video Podcast! https://www.SmartVenturePod.com IG/Twitter/FB @GraceGongGG LinkedIn:@GraceGong YouTube: https://bit.ly/gracegongyoutube Join the SVP fam with your host Grace Gong. In each episode, we are going to have conversations with some of the top investors, super star founders, as well as well known tech executives in the silicon valley. We will have a coffee chat with them to learn their ways of thinking and actionable tips on how to build or invest in a successful company. ===================== Brought to you by: https://link.blockfolio.com/9dzp/stwlap68 Use code: smartventure https://momentonft.com
Mark Duffield, chief football writer for The West Australian, is joined by Glen Quartermain, sport chief of staff, discuss the careers of retiring stalwarts Josh Kennedy and David Mundy, what is wrong with Fremantle and who is going to “check in” at Greater Western Sydney. Plus, Duff and Quarters read out your other thoughts on the Thirsty Camel mailbag and the boys answer your questions. If you have a question or comment for the guys, send your messages to firstname.lastname@example.org There's 10 cans of Jack Daniel's Old No. 7 Whisky and Cola up for grabs! For more from the guys, and the latest news in sport, head to thewest.com.au/sport See omnystudio.com/listener for privacy information.
Jeremy Cobb leads Alex, Audrey and Sam through a unique mystery in the dark metropolis of Mavros, from the City of the Black Rose series on Three Black Halflings. This is part one of a two part story following the disappearance of shady entrepreneur, Martin Dempster.Jeremy Cobb - @jeremycobb1Alex Jutila - @lordalitujAudrey Fiero - @audreyfieroSam Comerford - @samcomerford24
On this episode I rewatched anime episodes 287 - 289 which sees the Straw Hats having to deal with their various CP9 opponents including the first real duel for Franky as he has to take out Fukurou while having Chopper find Cola to power himself back up! Hope you enjoy!Babylon 5 For the First Time - Not a Star Trek PodcastTwo veteran Star Trek podcasters watch Babylon 5 for the first time. Listen on: Apple Podcasts SpotifySupport the show
Estamos AO VIVO com o comediante Fábio Rabin! Cola com a gente pra um bate-papo! Assista a este episódio no YouTube: https://youtu.be/O6S4s_gtsjs (PUB) Inscreva-se no Blaze com o código Gros e receba um bônus de boas-vindas. Você deve ter mais de 18 anos para usar o aplicativo Blaze. Se você tem menos de 18 anos, não jogue. --- Send in a voice message: https://anchor.fm/groselha-talk/message Support this podcast: https://anchor.fm/groselha-talk/support
Don and Bigg Doom start off talking about their past week, the video shoot, new music, being a rapper's "do boy", and Keke Palmer vs Zendaya. We take a break to shout out our sponsors, Manscaped. Then we introduce our guests. First, we welcome Cola. She talks about her new song, Old Nat Zone 3, Surprise, Surprise, musical journey, and more. After her, Dess and Louis join us. We talk 100 roaches for 5k, what scares the hoes, women paying for the first date, talking to someone with a house phone, and then a very special Ear Hustlin segment. To hear more from our guests, follow them on instagram! Cola - @gudgurlcola Louis - @Louis_real_deal Dess - @2dessii --- Support this podcast: https://anchor.fm/earhustlin404/support
ninexT, pro player de Cod Warzone e também com história em vários outros games. Cola com a gente que hoje promete! Assista a este episódio no YouTube: https://youtu.be/NThUYsBUAoA (PUB) Inscreva-se no Blaze com o código Gros e receba um bônus de boas-vindas. Você deve ter mais de 18 anos para usar o aplicativo Blaze. Se você tem menos de 18 anos, não jogue. --- Send in a voice message: https://anchor.fm/groselha-talk/message Support this podcast: https://anchor.fm/groselha-talk/support
En el episodio de hoy aprendemos más a detalle algunas causas de la eutrofización y como esta situación se esta volviendo una olla de presión, además te contamos la historia del oficio panadero en México y cómo se crearon panes famosos en todas partes.
July 28, 2022 — At a brief Board of Supervisors meeting on Tuesday, the Board heard about Measure B, cannabis, covid, and labor. Public Health Officer Dr. Andy Coren called in to warn about new variants. He is strongly recommending that people wear masks indoors and gather outdoors. Since May, the county has recorded eight deaths from covid, six of them in the greater Ukiah area. The descedents ranged in age from 67-91, and most had comorbidities. And negotiations between the county and the union representing most of its workers are not going amicably. SEIU Local 1021 filed an unfair labor practice charge with the state Public Employment Relations Board, claiming that the county has refused to give union negotiators all the information they need to participate in bargaining sessions. Union representative Patrick Hickey called into the Board meeting on Tuesday to say that he thinks the county does have the money to give members a cost of living allowance, or COLA. “We've been waiting since November for a variety of information requests,” he said. “And the county continues to drag its heels, has failed to present the information that we've needed to analyze the budget…we did finally get a dribble of information from the county last week in our negotiations. They provided a small portion of the information requested regarding the more than 402 unfilled vacant positions in the county…based on the limited amount of information provided, it's clear that there is certainly funding available to provide county employees with a reasonable COLA to address the current high level of inflation. Based on the current budget, a lot more attention is being paid to taking care of the buildings, rather than taking care of the employees. Some of those projects are not imminent or urgent, and certainly can be postponed and that money can be rededicated to COLAs…there's a sizable amount of money set aside to buy new vehicles. The County has a large number of vehicles that are not even used on a regular basis, that are just sitting in parking lots, getting old.” The union told the employee relations board that “the County should be ordered to provide complete and accurate responses to the Union's outstanding requests for information; ” and asked it to “order all other remedies it deems just and proper.” The union frequently contends that low pay leads to understaffing, a theme that emerged in many of the Grand Jury reports, which started to come out last week. Michael Katz, the Executive Director of the Mendocino Cannabis Alliance, drew the board's attention to the Grand Jury report on the cannabis equity grant program, which is supposed to provide grants to people who have been harmed by the war on drugs. The report detailed communications failures, and noted that as of May, the county's Cannabis Department had ten vacant positions and only twelve employees. Katz said the report bolstered many points the board has heard before. “I'm not sure you had a chance to review it. It came in yesterday,” he began. “If you had, you might see that some of the findings and some of the recommendations align with what MCA and stakeholders from the community have been saying for quite some time. One of the first findings indicates that there was no process developed for the distribution of grant funds to individuals prior to applications being received. What that indicates is a project management issue, I believe, that speaks to the need for additional support of the cannabis department by the CEO's office to ensure that as projects are set up, they align with all of the requirements of the county infrastructure and that we are not waiting for the last minute to identify potential roadblocks in getting out these much-needed funds. That goes on, additionally, to finding #2, that the County did not ask county did not ask the State for requirements on record-keeping until May of 2022, and apparently only did so to establish the County's risk of having to repay funds if they were not spent for approved purposes.” The county received $2.2 million for the equity program, and close to $10.5 million for a local jurisdiction assistance grant program to help growers comply with environmental regulations and cover the cost of various fees. Supervisor John Haschak pulled an item from the Board's consent calendar approving a year-long agreement with a company called Planet Labs to provide satellite imaging services, starting July 27, for a little over $350,000. “This is the Local Jurisdiction Assistance Grant money,” he said; “and the concern expressed was that this only be used for helping out with getting people to their annual licenses, which is the intent of the Local Jurisdiction Assistance Grant.” The Mendocino Cannabis Alliance sent a memo to the Board, sounding the alarm over the satellites' potential use for enforcement purposes, which it contends are ineligible uses for the grant money. Katz called out what he sees as a double standard. “It's been made very clear that if funds are misused, we will not be able to retain them,” he warned. “And seeing County Counsel's focus on making sure that the misuse of funds policy was in place for applicants to the equity program, people who have already been harmed by the war on drugs, it seems obvious to us that there should be similar misuse of funds policies in place for the administration of these funds.” The Board passed the consent calendar and agreed to fine-tune the use of the funds later. In the Measure B update, Behavioral Health Director Dr. Jeanine Miller told the Board that a new crisis team of mental health specialists worked with law enforcement to answer about one call a day last year. Sheriff Matt Kendall claimed that law enforcement visits to hospital emergency rooms with people in mental health crises are down 60% since the team started working together. But the mental health training center in Redwood Valley is expensive, and so far not living up to expectations. Again, Haschak was dubious. “We're hearing that there's two trainings per month at this point,” he said. “So that's 24 per year, and if we're looking at the operational cost of $50,000 per year, plus it looks like $30,000 for the capital, so we're talking $80,000 a year just to keep it up and running. So I guess the question is, how do we get better usage of it.” Miller said she expects better marketing will get the training center rented out more often. While the Measure B committee has put aside a prudent reserve, there is no reserve for capital improvement projects or maintenance, though one of the stated purposes of the Measure was to “Provide for the necessary infrastructure to support and stabilize” people needing treatment for a variety of conditions. The Measure B committee has ordered a gun locker for the training center and is deciding where to put it.
Mark Duffield, chief football writer for The West Australian, is joined by Glen Quartermain, sport chief of staff, discuss what Angus Brayshaw's new contract with Melbourne and Liam Baker inking an extension at Richmond means for Fremantle and West Coast, why Joel Selwood is one of the greats and why the Dockers just have to win if they are stay in the premiership race. Plus, Duff and Quarters read out your other thoughts on the Thirsty Camel mailbag and the boys answer your questions. If you have a question or comment for the guys, send your messages to email@example.com There's 10 cans of Jack Daniel's Old No. 7 Whisky and Cola up for grabs! For more from the guys, and the latest news in sport, head to thewest.com.au/sportSee omnystudio.com/listener for privacy information.
Hoje o nosso papo aqui no Apartamento 420 é sobre podas, essa que talvez seja a parte mais complicada para os jardineiros por aí e que o nosso amigo Igor Seco tentou exemplificar e simplificar pra começar a fazer sentido nas suas cabecinhas. Lembre do poder da observação e de tudo o que foi falado até aqui. A hora que você dominar a poda, sua plantinha crescerá firme e forte. Tem alguma dúvida específica? Cola no instagram @igorseco e deixa uma mensagem no direct que ele te responde em algum dos próximos episódios. Agora dá o play!
New buildings are popping up in all four corners of Columbia and everyone wants to know what is coming next. For today's episode, Mayor Rickenmann is joined by Frank Cason to discuss all the improvements and developments coming to Cola over the next few years. Produced by Heritage Brands
Mark Duffield, chief football writer for The West Australian, is joined by Glen Quartermain, sport chief of staff, to discuss the new interpretation for head-high tackles, dissect the Eagles and Dockers efforts in round 19 and why a loss for Fremantle and Melbourne on Friday night means the flag is out of reach. Plus, Duff and Quarters read out your other thoughts on the Thirsty Camel mailbag and the boys answer your questions. If you have a question or comment for the guys, send your messages to firstname.lastname@example.org There's 10 cans of Jack Daniel's Old No. 7 Whisky and Cola up for grabs! For more from the guys, and the latest news in sport, head to thewest.com.au/sportSee omnystudio.com/listener for privacy information.
Pazuzu Algarad was a self-proclaimed satanist who had a thing for body modifications, animal sacrifices, drinking blood, orgies, and murder. He had an unstable childhood that lead him down a path of self destruction. As an adult he changed his name to Pazuzu for "religious reasons," tattooed his face, sharpened his teeth, and stopped bathing. He started taking up weird, ritualistic habits and surrounding himself with other young, misfit adults. In his new crew he found two accomplices (who also happened to be his fiancés), and two victims. Tune in to hear about Pazuzu Algarad's house of horrors and vile crimes. But first, grab a beer and have a drink with us! Cheers!Here's what we're drinking:https://www.bierlybrewing.com/beer-available-now/https://eviltwin.nyc/beer/cola-sour-you-cant-beat-the-unreal-thing/
O Bate-Pronto desta segunda-feira debaterá a rodada do último fim de semana no Brasileirão. O destaque ficará por conta do Corinthians, que venceu o Atlético-MG de virada fora de casa e manteve em 4 pontos a desvantagem para o líder Palmeiras, que triunfou sobre o Internacional no Allianz Parque. O programa também falará sobre o crescimento do Flamengo na competição. O time rubro-negro soma três vitórias seguidas e já está no retrovisor de Galo e Athletico-PR. See omnystudio.com/listener for privacy information.
La Comisión Europea ha autorizado el plan estratégico nacional sobre la aplicación de la Política Agraria Común (PAC) en España. A falta de trámites procedimentales, el próximo año entrará en vigor la medida. Hemos analizado los principales puntos de su futura aplicación.La Unión Europea ha comenzado a aplicar un nuevo reglamento que permitirá comercializar más fertilizantes orgánicos y a base de residuos, ayudando a reducir el impacto de esos productos sobre el medioambiente. De lo que todo esto supone hemos hablado en #Agricultura2030DPC. Nos han explicado qué hay que hacer después de un incendio forestal para recuperar el suelo y los terrenos agrícolas.El Consejo de Ministros, a propuesta del Ministerio para la Transición Ecológica y el Reto Demográfico (MITECO), ha aprobado las Orientaciones Estratégicas sobre Agua y Cambio Climático, un documento clave previsto por la Ley de cambio climático para establecer directrices y medidas en planificación y gestión del agua en España que incrementen la resiliencia del país frente al calentamiento global con un horizonte temporal que mira al año 2030. Hemos querido analizar el documento en #AguayregadíosDPC
Artist Cryssy Cola Stopped By FAME Studio To Chop It Up With Host L- Deez About What She's Been Up To Lately Staying Busy Recording New Music And Content. Check Out The Interview Above
Mark Duffield, chief football writer for The West Australian, is joined by Glen Quartermain, sport chief of staff, to discuss Freo's chances against a Richmond side playing a long (well a couple of kms) way from home, should Paddy Ryder go on next season and whether Mark McVeigh should flog the Giants for the remainder of the season. Plus, Duff and McArdle read out your other thoughts on the Thirsty Camel mailbag and the boys answer your questions. If you have a question or comment for the guys, send your messages to email@example.com There's 10 cans of Jack Daniel's Old No. 7 Whisky and Cola up for grabs! For more from the guys, and the latest news in sport, head to thewest.com.au/sportSee omnystudio.com/listener for privacy information.
André Pellegrino é roteirista e analista de roteiros com experiências em salas como de Vai que Cola e no streaming da Globoplay, em que passou anos recebendo e desenvolvendo projetos de ficção. No papo, ele falou sobre suas experiências, visão de mercado, projetos e muito mais. No papo de abertura, o que o Filippo andou … Continue lendo "Primeiro Tratamento – André Pellegrino – # 222"
In this Real Estate News Brief for the week ending July 16th, 2022… a big surge in housing inventory, the rent growth rocket ship, and a supersized prediction for Social Security's 2023 COLA.Hi, I'm Kathy Fettke and this is Real Estate News for Investors. If you like our podcast, please subscribe and leave us a review.Economic NewsWe begin with economic news from this past week, and another surprise surge in the consumer price index. The Labor Department says the consumer price index or CPI rose 1.3% last month. That puts the annual rate of inflation at a 41-year record high of 9.1%. That's up from 8.6% in May. The core rate was a little more encouraging. It excludes food and fuel because those prices are so volatile. That was up .7% for June, which brought the annual rate “down” a tenth of a percent to 5.9%. (1)Wholesale prices also jumped higher. The producer price index was up 1.1% in June, mostly due to higher gas prices. That raises the annual rate from 10.9% to 11.3% - for wholesale prices. Again the core rate offered better news. It was only up .3%. That brought the annual rate down slightly, to 6.4%. (2)Inflation isn't discouraging consumer spending. The latest report on retail sales shows a solid 1% increase in June, but people are also buying things at higher prices. When you adjust for inflation, it appears that retail sales fell slightly. Senior economist for BMO Capital, Greg Daco, told MarketWatch: “American households are spending nearly as much money as they did earlier, but largely to keep up with higher prices, not to actually buy more stuff.” (3)Initial jobless claims crept higher. The Labor Department says there were about 9,000 more claims last week than the week before, for a total of about 244,000 applications. The number of continuing claims dropped by a lot more. They were down about 41,000 to 1.33 million. (4)Mortgage RatesMortgage rates aren't sitting still. After a big drop the week before last, they were up 21 basis points last week. Freddie Mac says the average 30-year fixed-rate mortgage was 5.51%. The 15 year was up 22 basis points, to 4.67%. (5)In other news making headlines...Home Buyers Canceling ContractsMore and more home buyers are backing out of their contracts because of the high prices. A new Redfin report says home sale cancellations were just under 15% in June. That's the highest level of contract cancellations since the start of Covid, when the economy briefly shut down. One year ago, in 2021, home buyers were canceling about 11% of their deals. (7)Redfin's deputy chief economist, Taylor Marr, says we're seeing the increase for a number of reasons. One is that home buyers have less competition and more time to back out of a deal if inspections or appraisals don't go their way. They may also get a higher mortgage rate than they expected and discover they no longer qualify for a particular home. Or they may feel that home prices will decline and they could get a better deal by waiting. There's also worry about a recession, and how that could impact their paychecks.Housing Inventory ReboundMeantime, a slowdown in sales is having a positive impact on inventory, which is quickly increasing. Calculated Risk reports that it was up 3.2% over the July 4th weekend. That's unusual because it's typically a busy weekend for homebuyers, and inventory levels are usually flat or slightly lower. (8)On a year-over-year basis, inventory is up around 32%, but the inventory problem has not yet been resolved. It's still at historically low levels. While it's up year-over-year compared to last year, it's down 25% compared to the same week in 2020.Soaring Rents Could Be PeakingWith more and more homebuyers getting priced out of the market, rental demand is strong, and that's pushing rents higher. The Labor Department says the rent of a primary residence was .8% higher in June that it was in May. That's up from a .6% increase the month before. (9)Some economists say that rent growth “may” be peaking. Moody's chief economist, Mark Zandi, says: “Market rent appears to be topping out, as renters are not able to afford the higher rents and are balking.” He says: “More rental supply is also coming.” RealPage reports that 836,000 multifamily units are under construction, which is the most since 1973.Huge COLA Predicted for Social SecurityPeople getting Social Security could get a big pay raise next year. The Senior Citizens League is estimating a 10.5% cost-of-living adjustment, which is also known as a COLA. The exact amount will depend on what kind of inflation we see for the rest of the year. (10)The average monthly social security check is $1,668. A 10.5% increase would bump that up $175 to a total of $1,843That's it for today. Check the show notes for links. And please remember to hit the subscribe button, and leave a review!You can also get more in-depth information about the housing market at our website. We have hundreds of articles and webinars that you can check out for free. It's also free to join for access to resources that could help you find and purchase rental properties around the country. Thanks for listening. I'm Kathy Fettke.Links:1 -https://www.marketwatch.com/story/coming-up-consumer-price-index-for-june-11657713665?mod=economy-politics2 -https://www.marketwatch.com/story/u-s-wholesale-prices-surge-again-and-signal-inflation-is-still-running-hot-11657802432?mod=economic-report3 -https://www.marketwatch.com/story/u-s-retail-sales-climb-1-in-june-but-higher-prices-a-big-reason-why-11657889085?mod=economic-report4 -https://www.marketwatch.com/story/u-s-jobless-claims-rise-to-highest-level-since-last-november-11657802226?mod=newsviewer_click5 -https://www.freddiemac.com/pmms6 -https://www.wealthmanagement.com/multifamily/rents-us-rise-fastest-pace-1986-buoying-inflation7 -https://www.calculatedriskblog.com/2022/07/housing-inventory-july-11th-update-up.html8 -https://www.wealthmanagement.com/multifamily/rents-us-rise-fastest-pace-1986-buoying-inflation9 -https://www.cnbc.com/2022/07/13/social-security-cost-of-living-adjustment-could-be-10point5percent-in-2023.html
Mark Duffield, chief football writer for The West Australian, is joined by Glen Quartermain, sport chief of staff, to discuss Tom Barrass's record-breaking performance against Hawthorn, whether it's time to reassess the Dockers' finals hopes and the AFL's new crackdown on ducking. Plus, Duff and McArdle read out your other thoughts on the Thirsty Camel mailbag and the boys answer your questions. If you have a question or comment for the guys, send your messages to firstname.lastname@example.org There's 10 cans of Jack Daniel's Old No. 7 Whisky and Cola up for grabs! For more from the guys, and the latest news in sport, head to thewest.com.au/sportSee omnystudio.com/listener for privacy information.
Press Play continues its second annual series, “Summer Mixtape,” which features musician interviews and custom sets from KCRW DJs. Before Bartees Strange became a musician, he worked on labor and climate movements. His new album, “Farm to Table,” focuses on the personal journey that shapes his genre-bending sound. KCRW's Dan Wilcox spins an exclusive DJ set featuring new artists: Automatic, Zenizen, Plato III, Cola, and Say She She. Plus, a 1974 classic by John Cale resonates right now.
Mark Reisman is a Founder and CEO at Empower Living Management and Chief of Acquisitions & Asset Management at Touzi Capital. In this episode we talked about: Mark's Bio & Background Senior Living & Multifamily Market Acquisition Process Management Underwriting Deals 2022-2023 Real Estate Market Outlook Geographic Areas for Investment Vetting Deals Mentorship, Resources and Lessons Learned Useful links: Senior Living Foresight https://www.youtube.com/c/seniorlivingforesight The National Investment Center for Seniors Housing & Care (NIC) https://www.nic.org American Seniors Housing Association (ASHA) https://www.ashaliving.org Linkedin https://www.linkedin.com/in/mark-reisman/ Transcription: Jesse (0s): Welcome to the working capital real estate podcast. My name is Jesper galley. And on this show, we discuss all things real estate with investors and experts in a variety of industries that impact real estate. Whether you're looking at your first investment or raising your first fund, join me and let's build that portfolio one square foot at a time. Ladies and gentlemen, my name is Jesper galley and you're listening to working capital the real estate podcast. My guest today is mark Riesman. He is the founder and CEO of in power living. He is also the chief of acquisitions and asset management for Tuesday. Capital mark. How's your day going today? Mark (38s): Going well, glad to be here. Jesse (39s): Well, thanks again for joining, joining us today. I think listeners will get a lot of value. It's kind of hearing your background and story in the industry and where you specialize, but like we do with all of our guests before we kick it off, maybe you could give us a little bit of a background on your path in real estate where you got started and how that journey has been. Mark (1m 2s): Yeah, it sounds good. I, I grew up in Los Angeles, went to school at UC Santa Barbara and we didn't have too many practical majors there for business. So my path was to go the emphasis in accounting from the biz econ major and got the main recruiters out of that program were a big four accounting firms. So from that I went into, I worked at PricewaterhouseCoopers for about five years plus some internships and, you know, spent a lot of time in accounting and finance have always had the entrepreneurial mindset though. You know, I on real estate, after living with my parents for a couple of years to save up, I did buy a condo and rented out a couple of those bedrooms. And then, you know, from there just acquire more. So, you know, they had a house that I rented to. Students had some fourplexes, couple of partners in those here in Dallas, but Pricewaterhouse Coopers did bring me out here to, to Dallas, Texas. And I've been here for that about 16 years, a long time during that time again, you know, a lot of accounting and finance was controller of a restaurant fry franchising company. Also I owned, well, I started doing triathlon and it's kind of spiraled out of control before you knew it. I owned the DFW tri club. And so I bring that up because one of my, my club member slash friends was in the club and we're on a triathlon trip. And I was pretty, pretty bored out of my mind at again, an accounting controller and, you know, with my real estate background, he was the CEO of a property management company for senior living. And so he needed someone with my skillset and I was ready for something new. So I joined, we had 25 properties at the time, including independent living assisted living memory care, and then a couple of multifamily. And so, yeah, it was, it was a lot of fun time, a ton of learning going on during that time, especially, you know, the first eight months I got my legs under me, my friend ended up leaving to focus on his asset management business. There's a little bit overlap with our clients. So I, I failed in the role as CEO CFO, a few months later, we lost our COO. And so rather than just hire someone quickly as the COO, despite my limited senior living background, I was the interim COO for about a year till we figured out what we needed out of that position and hired for it. So again, you know, running assisted living and memory care at that point, relied heavily on a really great team, you know, again kind of learning very collaborative team focused, but you know, ultimately I had to move on. So, you know, summer of July, 2020, I left, I started to try and acquire my own communities and build it from the ground up. And so a couple of things happened there. One was, I Googled masters in senior living and I found a program at USC through their Leonard Davis school of gerontology, got to take my time getting that. So a couple of, you know, just this last may, I got my master's in senior living hospitality. They had a neat program with Cornell to get the certificate in hospitality from Cornell as well. And then, you know, on the acquisition side I was chasing some deals. I did partner up with an Tang at Toesy capital and he, you know, we were going to partner on some deals, nothing ended up working out, but when I did have something ready to go, that did work out Toesy was very busy at a time with Bitcoin mining, oil and gas and some other, you know, very interesting deals at the time. So, you know, I, he, he did invite me to be his chief of acquisitions and asset management to help with his large multifamily portfolio, some senior living that Toesy has as well. But for this deal here in a suburb of Atlanta, you know, I, it's still a good deal. I ended up bringing in another partner Romena with aspire ventures and yeah, great. Yeah. You know, we're off to a couple of a couple months in the books here and after the fund start, Jesse (6m 22s): That's great. So a couple things there, the, the first one, the senior living aspect, you know, it's kinda, it's I always look at it as the different sub categories of multifamily. What was that like getting into just that world, the senior living real estate? How, how was it different than, you know, compared to multi-family deals that you've done? I'm sure there's, there's nuances there that, that you don't think about when you're just doing straight up multifamily or, you know, either other asset classes where you're not really, there's no operating business aspect to them. Mark (6m 59s): Yeah. Great question. And multifamily. I love multifamily. Okay. I love senior living there. They're great. And they they're there parts about each of those that I think they can learn from each other. And so, you know, when, when there are opportunities to blend them, we jump at it. So for, for multi-family, you know, if you're doing value, add the business plan is typically, you know, walk in, spend some CapEx, do some energy efficiency, upgrades, you know, maybe there's some kind of, you know, marketing or management, but you know, there there's maybe five or so people working there. So it's not a big operations. It is real estate with some know-how. And so, you know, when that, when you then think about senior living, it is a very, you know, operations heavy it's, it's a business. You might have some of what I just mentioned from what my family, but more often than not the opportunity lies in the operation side. So in order to, you know, have a successful operations or investment in this case, you need to have really great partners who really know what they're doing. And it, you know, I think I, I got pretty lucky the way that I got in, cause I kind of stepped into this, you know, great group of folks that I didn't have to, you know, I, I don't know. Yeah. I'm not the person that is going to be a caregiver. It's not in my nature, but my nature is how can I support my team so that they can self-actualize and when they self-actualize, that is reflect, you know, that rubs off on, on the residents and, you know, we, we have a better chance of them self-actualize so, and that that's really my place. How can I best support the team who, you know, the boots on the ground or the folks supporting them. Jesse (9m 8s): And in terms of the actual process on the acquisition side, is there a different approach that's taken? Cause it's, it's more of a, or somewhat similar to a private equity deal as opposed to a real estate deal, you know, what are the, some of the major differences that you find when you're, when you were acquiring? Cause I could imagine, you know, there's at least two things that you're looking at, you're looking at the real estate investment, but you're also looking at the operating business, you know how you're going to continue that with you, whether there's an operator there, if you could talk a little bit to that. Mark (9m 40s): Yeah. So everything that you do for multifamily, you do for a senior living and then you, you know, so all the comp, the, the comp comparisons, the inspections all the same, you do add more inspections, there's a lot deeper audits, you know, residents records and it, you know, so, so th so there's more, and then, you know, from w with my accounting and finance background, you know, I, I usually start with the spreadsheet and then, you know, do things make sense? Based off the hundreds of deals, I've looked at different areas, parts of the country, you know, is there room to increase rent? What do we have to do to increase those rents? So, so a piece of that, again, is similar to multifamily, but since there's only a handful of senior living communities in a five, 10 mile radius, you can kind of pinpoint, you know, can a market support, you know, the feasibility of, of what we're trying to do here. The, again, going back to the spreadsheet, things have been crazy lately with, with labor costs. And so, you know, for independent living or the subsets of active adults, senior apartments, there's not a huge operations component. It is very similar to multifamily. You get to change the marketing. Maybe there's some extra activities. Those aren't very expensive, but when you start to add food for first, he add food. So in some independent living may not have the some may. So maybe you're talking an extra, you know, five to seven people. When you had food, how many meals a day are you going to provide some independent living? Maybe it's, maybe it's just continental breakfast. That's not it, a large operations maybe have that plus one meal a day, or maybe have three meals a day, seven days a week. So there's, there's a spectrum there when you get to assisted living and memory care. Yeah. You have, you know, three meals a day snacks, you know, seven days a week. And then with the assisted living and memory care, you add in the care or wellness component. So, you know, maybe we, we like, we, we usually have a registered nurse and RN in charge of that, that department and that you don't always need it. And then you have care team supporting those efforts, the ratio that you have for assisted living. We typically underwrite 12 and a half residents for one caregiver for assisted living. And the memory care is usually about eight to one. Ultimately you need to provide a safe environment for them to, you know, for people to leave. So if you have a lot of people who are what we call high acuity and need a lot of extra support, maybe those re ratios shrink a little bit, but then you can also potentially charge more for, for those extra services. So from a marketing perspective, some communities will have a all inclusive rent. So those rents are a little higher. Yup. Others charge a level of care. And so if you don't need much, you're not paying as much. If you need a lot, you pay a lot. And that's, I like that the most, I think that's fair for, you know, for everyone, if, if you're just charging for what you use, but you see it on. Jesse (13m 35s): Yeah. That makes sense. And in terms of the management aspect of it, you know, when you go to buy multifamily, you know, depending on the philosophy of the investor, you could assume the current property management, you might have vertically integrated multi management within your firm. You might outsource it. Is it somewhat similar on the assisted living or senior living side of things, or is that something where you see majority of it's already in house and, you know, the purchaser would have those capabilities? Mark (14m 8s): Yeah. I think it's similar to multifamily where, I mean, if it depends on the purchaser, so if you have a great operating team already in house, or that you work with, that you partner with, you know, even if you acquire a great operations, you may still want your people in there versus other purchasers who don't, and they, you know, if you want to get into market, or if you're already in a market, you don't make your partner, you know, then you can acquire that, that building or community take that the operator and then kitchen to go manage your other stuff. So, yeah, the possibilities are similar. Jesse (14m 54s): So in terms of the, the multi-family side of things, or I guess you, you could, you can answer this on both on both asset classes or, or, you know, subcategories, the underwriting process that you have done, or you do for properties that you're looking to purchase a lot has changed in the last 12 to 24 months. Has your underwriting change, you know, within the last year, and if so, what aspects of the underwriting? Mark (15m 22s): Yeah, it's, it's getting much, much more difficult to get bills to pencil. Labor is, is the big, the big one for assisted living memory care. And then, you know, with interest rates creeping up, it, it is getting tough to underwrite stuff. I have quite a bit in the pipeline and I'm just not jumping on, on things right now. Like, you know, previously, so, you know, operating margins are, are key because you can get deals to have a return, but then, you know, if, if you're only doing a 20% or less operating margin there that comes with the higher risk. Yeah. So previously before the pandemic, when I, when I was looking at a mix, you know, AOL memory care product type, I would aim for about a 35% operating margin, you know, 30% is still acceptable, but these days it is hard to get to 25%. You know, I, I do think, you know, ultimately with inflation, yeah, costs are going up, but we're also able to raise rents, but you can't do it right away. You have to ease into it. You have to, you know, really create a story behind it. And so, you know, being, being sensitive to folks who might be on a, an income that, you know, it, it's not going to change much right now, if, if social security is increasing, like it is these days, I think it was just 5.9% recently with their Cola adjustment. You know, that that's something that I think is fair to pass on because we're now spending more to, you know, bring the people into, to help provide the care. So, but it's, it's a open conversation with the folks that, you know, you're, you're, you're renting with you Jesse (17m 31s): And has the structure on the debt side, has that on the debt side, has that changed in, you know, in light of the fact that, like you mentioned, there is quite a bit more inflation. The question of whether it's something that persists, I guess, is a somewhat of an open question, but yeah. On the debt structure side has, has your view on debt change given the environment that we're currently in? Mark (17m 57s): So I haven't, so we closed on our AOL memory care community May 2nd. I don't have another example that is ready to pitch and chase. So I have seen a handful of multifamily, and I know that, you know, lenders are coming down on their LTV. You know, obviously like if, if you want a rate cap, those are th the, the cost of that is, is very expensive, you know, deal that we just closed on multiple 319 units in, in Houston multifamily. We had the lender retrade us the night before lowering our loan amount by 3.3 million. And, you know, the w we did have an interest reserve from them. We bought a two year rate cap, and then instead of the third year rate cap, we just put cash in the bank for a reserve. So, you know, it's still the, the deal is still pencil. And luckily we're able to still close on that deal, but it was, it was a challenge. Jesse (19m 15s): Yeah. I know it would be somewhat different for markets like I'm, I'm in, you know, either Toronto, Vancouver, New York, San Francisco, I, of these really expensive markets, they here operating margin 25, 30%, I guess, if you could kind of spin that a little bit more on the side. I oftentimes we'll S we'll think of it. At least the metric we use oftentimes is, is our expense ratio. You know, w what portion of, of our income is going to expenses, but we're, I mean, 25, 30%, that would be a very big challenge to find. Are you finding that on the multifamily side, that your expense ratios or your Mark (19m 54s): Yeah, no multifamily, you know, you're 50%, Jesse (19m 57s): 2%. Yeah. Mark (19m 59s): And even independent living still, if it's 150 unit independently, you know, we're still shooting for that, you know, 50% range, you know, can we go to 45% sure. But, you know, for as, as heavy as operations are now, you're still pumping out a great NOI if things are going according to the business plan and, you know, but, but then the cap rates are different, right? For the lower, for the lower operating margin, the cap rate increases because your risk is higher. And so, you know, for multifamily, if you're running underwriting for 4%, 5%, you know, active adult, you're looking at 5%, generally, this is general writing. It's different for every market or unique situation for each building, but independent living, you know, maybe it's 6%, if you're adding in, you know, extra activities of a van or bus to transport people, a meal for assisted living rule of thumb is generally been about 7%, you know, can you go lower? Sure. Can, you know, average, I'd say a seven memory care, seven to 8%, and then skilled nursing is a complete anything that I said today previously excluded skilled nursing. Yeah. But you know, those cap rates, you know, maybe it's 10 to 12%. Jesse (21m 34s): Yeah. You're going to need that return. So in terms of the, you know, the, the environment is the environment. I mean, it's really the, there's certain things that we can de-risk and some things we can eliminate others, we just have to adjust to, or mitigate, or, or try to, in terms of the way that you're looking at the next year or two years without having a crystal ball, obviously, you know, what, what is your general view of this, the state that we're heading in from a real estate perspective, you alluded a little bit to, to rental increases, you know, over the longer term, anything else that you think that is coming down the pike for us? Mark (22m 14s): Yeah. I'm not, I'm not gonna attempt to, to, to forecast that publicly. I will say that, you know, if you have in senior living, if you have, you know, good operating team and you stick to the fundamentals that, you know, if there is a downturn, you know, it's gonna, it's gonna make it very difficult for people without good operations to survive. And that'll give us more opportunity, you know, multifamily, I mean, you know, things that we'll be looking at our collection rates, you know, it's, I think it's been a big issue for, for multifamily, especially if you're in C class or B senior living. I think, you know, there, I like to say senior living is recession resilient. It's not necessarily recession proof, right? You're not completely missing the exposure because if someone is investigating the stock market and the stock market crashes, you know, there goes their savings. If housing prices crash and now, you know, someone who's, who's retired and looking to move in was relying on the equity in their house. Now there's less available or none. If there's an adult child, he's supporting the parents and they lose their job. Okay. So, but you do have, you know, it's not all doom and gloom because a lot of those folks, hopefully they're invested in something more conservative. There is some kind of savings, or, you know, a pension that is immune to those types of drops. And so, you know, do we fare better than multi-family in the downturn? I think so. It's, I've seen data in the past that, you know, we, we do perform better. Will that continue to be the case? I hope so. We'll see. Jesse (24m 15s): Yeah. I mean, you, you raise a good point with the, the aspect of rent that, you know, all things being equal, the asset asset prices or inf asset, excuse me, price level, rising inflation should download into rental rates being higher, you know, so that typically if I hesitate to use the word hedge, but if you look at real estate as partially hedging, or at least being like you said, resilient or resistant to inflation, it's that downloading of, of rent to our customers or our, you know, our tenants. And on that note, on the asset price side of things, I think we've all regardless of the market, you're in, we've seen some crazy prices for real estate cap rates getting compressed and compressed and compressed. What I see in our market is owners vendors. Basically they haven't, there's still a big disconnect between where they think the valuation is of their properties and what the market's willing to pay. Is that what you're seeing and, and w you know, what, what do you think is the outcome of that? Do you think that owners would, you know, eventually they, they see the tea leaves and they, they have to adjust, or you think there's just going to be a lot of vendors that are holding properties. Mark (25m 30s): It's going to be all of the above. You know, I there's owners today who are now lowering prices or lowering expectations, you know, when we got Retraded on the multifamily, the, the seller worked with us on that. And so, you know, then we didn't ask for a hundred percent of the difference, but, you know, it is a shared risk. And so, you know, it depends on the tolerance of the individual sellers for each, each project, whether it's multifamily or senior. Jesse (26m 4s): And is there a, a geo geographic area that you're looking to invest, or are you, are you, are you just picking deals based on, on the fundamentals of those deals? Mark (26m 15s): Yeah. And so, since I'm in Dallas, it's easy, you know, two hour flight to a lot of parts of the country, you know, Jesse (26m 22s): Level of landlord friendly parts of the country. Mark (26m 26s): Right. And so we like, we like the sun belts, you know, my rule of thumb is generally about two hour flight now, would we, you know, we did look at stuff in the Midwest that was just beyond that, but it, it came scale. And so, you know, if we're looking at a portfolio that can support adding a team member, who's local, you know, then we have someone from our operating company in power living in that, in that town, you know, would I, I R or my COO still visit there. Absolutely. But, you know, we wouldn't be kind of primary. We'd have someone from our network that would, you know, be full-time in that area. Jesse (27m 14s): Yeah. That makes sense. So just want to shift gears a little bit here. So you, you are also an investor as a limited partner in real estate deals. I think there's, there's a lot of individuals out there. I know there's listeners, I've gotten emails before that they don't, you know, they're not going to be the general partner, they earn a good income, but they are maybe busy professional individuals from the LPs point of view, when you're looking at vetting, these deals, you know, what are a couple of the high level items that, you know, it will be the first thing that you look at when evaluating Mark (27m 49s): Yeah. You know, especially the work I do with, with those, you know, it doesn't matter whether your LP, JV partner, what it comes down to, you know, knowing your operating partner. Yeah. So, you know, to the extent that you can do really great due diligence on your partner, you know, whether it's, you know, asking them a lot of questions, seeing a lot of case studies, you know, they, you need a great operating partner if you're an LP and you're looking to invest, you know, do you trust the sponsor? And then, you know, so, so participating in the webinars, hearing all the work they did in the background. Yeah. I, I think that goes along with anything that you do, right. I'm one hand kind of going back to our earlier topic you were talking about. Yeah. I, I, I don't really invest anymore in the stock market. I know I should, to me, there's just, there's a lot of, there's a lot. I don't know. I'm not the expert there, someone to help manage that for me. Sure. Can I invest in the ETF? Sure. But there's, there's a lot that I can't control. And so for me, I I'm much heavier invested in, in real estate. There's still stuff I can control, but I can control a lot more and I have inside information. Right. And so, Jesse (29m 27s): And it's not illegal. Mark (29m 29s): It's right. Exactly. Yeah. So I, you know, when I, when I think about investments, so you do you want to be diversified, right. And so, you know, if you're thinking about senior living as a diversification tool, it's great. He did need to do a lot of research. First, you should attend webinars events and, and, you know, understand kind of the background behind stuff. Other than, you know, what we hear a lot in the media is, oh, a silver tsunami coming, you know, this big wave of, you know, the baby boomers are coming and it's true. But, you know, by the way, silver tsunami is a little derogatory for talking about our older friends here. But, you know, th the aging difference in the amount of caregivers, potential caregivers to older adults is going to be shrinking significantly here over the next three, four decades. And so, you know, demographic wise, there's, there's compelling reasons to look at this as a different diversification tool, but do your homework first start to meet people in the industry? Jesse (30m 44s): Yeah. We were, I was talking with a couple of colleagues yesterday about the diversification within the real estate domain, because there's this assumption that if you're just in real estate, that's just one bucket, but, you know, as you know, the hospitality, industrial office, multi Raz, and then those get chopped up even further. And I think there is a, you know, there's an argument that can be made that. Yeah, sure. It's you can diversify more in different asset classes, but it seems like your philosophy is very similar to mine. And that I know enough to know what I don't know. So when somebody is talking about, you know, investing in a mine in, in the Midwest or Western Canada, I, I, you know, for me, unless, like you said, you have an expert in that area that you trust, I'm going to stick to what I know. I think the other nice thing with real estate is you seem like a level headed guy, mark, but for us a little bit more impulsive people, you know, we can't just press a button and sell, you know, seller assets stock. Market's definitely one of those things where every study I've seen on this topic shows that people get in and out of stocks way too much. And their transaction costs are really what would start killing the returns. Mark (31m 52s): And that's where technology is, is so great. And I feel like w what is it? Would it, it wouldn't be an NFT, would it where, you know, instead of having, you know, your, your LP investment going onto a piece of paper and sitting there until, you know, an event that, you know, you then, you know, sell your piece of paper when you can turn it into coin and then, you know, trade off that, you know, it might increase the transaction costs a little bit of, you know, getting it done. But I think long-term all these escrows are going to turn into, you know, the, the word is escaping me right now, but, you know, going there's might be a part, we edit Jesse (32m 46s): Sure. A we can edit something. I think I like, from my perspective, it's this aspect of, you know, starting to treat this stuff like credit cards, or, you know, this one, once you make it frictionless, I think for me is one of the, the, the challenges for depending on the individual. But yeah, I think, I think the aspect of real estate for me is that fact that there is a process. There's a, there's a kind of an implied count to 10 when you're thinking about being impulsive with real estate. Mark (33m 17s): So actually, okay. So tokenize, that's what I said. Oh Jesse (33m 20s): Yeah, absolutely. Mark (33m 22s): So when we start to tokenize real estate, I think that's going to help free up this, you know, the ability to liquidate our investments much easier. So, yeah, that's, that's very interesting. And I know some groups that are starting to work on that as well, Jesse (33m 41s): Right on, well, mark, we're coming up to the time here. There's a couple of questions we'd like to ask our guests before we wrap up, and then we can connect people with yourself and just basically give them a somewhere to go online. So if that works for you, I'll kick it off. Mark (34m 0s): Yep. Sounds good. Jesse (34m 2s): Awesome. What's something mark. And your career now that you know, that you, you wish you knew when you were first starting out, whether that's in senior living or just a real estate in general, Mark (34m 15s): That's tough. I mean, certainly, especially in audit where I got to see all different types of days and, you know, and the inner workings of, of these big companies, small companies, I, I really appreciate the amount of diversity I've had with my background, but man, I also see folks who who've been in senior living this whole time and, you know, the level of that, the, the speed of how they've gotten to where they are today is, is great. So I, I'm not going to say that I have any regrets. I think it's been a fun journey and I like where I'm at today, but it would be interesting to know if, if I had known about senior living at the time and, and focus on that from the beginning, you know, were how, how things be different. Oh, well, Jesse (35m 7s): Yep. A couple words on mentorship, your view on mentorship and how important is, is something like that for somebody getting into our industry. Mark (35m 17s): Oh man, it's, it's huge. And, you know, especially since I just wrapped up getting my masters at USC in senior living, you know, from that I learned about the vision center, which is a leadership development program that we're trying to get, get great people into the industry and giving them a pathway for growth. And so, you know, the, the program programs that we're doing at empower living are, are similar to that, right? We want to empower our employees or we call them team members to give them a path for growth. And so we're, we're, we have, we're, we're working on partnerships with the local colleges, if there's gerontology programs, especially, you know, just ways that we can help develop them. So that'll help us attract top people, people who want to grow, who have growth mindset. And so we think, you know, that's just gonna continue to be a, something that is mutually beneficial. So, so it's very important. Jesse (36m 23s): That's great. A couple of resources, one or two that you could recommend that could be a podcast. You're listening to a book you're reading a for listeners, Mark (36m 33s): I would say senior living foresight is very interesting. And you know, Steven ran is this, he's been around the industry for awhile. He's got a lot of views and he, he challenges the industry. So it's very good. And he's got, you know, he's got a, a podcasts, there's a, what's it called and, you know, emails that come off. And so it's, it's fun to listen to that senior housing news and McKnight's both have very good news. So you're staying up to date with that NIC NIC national investment center is, you know, my go-to for, you know, learning trends in the industry. And then I'm also a member of Asha American senior housing association, which is a little more on the advocacy side, but great data as well. So, you know, those are combined, I think, you know, w what I do to keep up and yeah, I think those are good sources. Jesse (37m 57s): Yeah. We'll put a, we'll put the links in the show notes. All right. My favorite question, first car, make and model. Mark (38m 3s): I can't tell you that because that's like half of my security questions, but they don't make that car anymore. Jesse (38m 9s): That's amazing. We've never gotten that one before, but, but I respect it. Mark (38m 15s): I will say it was baby blue with blue Huck hubcaps and blue vinyl. And I inherited it from my grandma. Jesse (38m 23s): Well, you're, you're, you're a classy guy, mark. I could tell that already mark, for, for people that want to learn more about yourself or senior living or the companies that, that you're associated with, we send them my guest today is Thank you so much for listening to working capital the real estate podcast. I'm your host, Jesse, for galley. If you liked the episode, head on to iTunes and leave us a five star review and share it on social media, it really helps us out. If you have any questions, feel free to reach out to me on Instagram, Jesse for galley, F R a G a L E, have a good one take care.
Following his Epic Win At Ultimate Madness 5, Pontiac's Own JC comes thru to address the tournament, Loaded Lux, Tsu Surf, Aye Verb and More Find out who he thinks are the best pens in battle rap and why he would rematch Tay Roc. Follow JC: @ThekidJ_c on Twitter #BattleRap #BlackCompassMedia #HipHop #2022 Follow Black Compass Radio @BlackCompassBCM OIN BLACK COMPASS DISCORD - https://discord.gg/RX9YMfR - ALL ARE WELCOMED!!! https://www.patreon.com/THEREALBLACKCOMPASS - FOR OT AND EARLY/EXTENDED CLIPS!!! CONTACT US VIA EMAIL: email@example.com Black Compass Media is a platform dedicated to bringing you the latest in Battle Rap, Culture, Sports and News. The members include Posey, Polo, Drizzy, Cola and Tony Bro. Come thru, subscribe, comment and be interactive for the culture!
We connect with 6x Pro-Bowl NFL Defensive Tackle Gerald McCoy on NOME XII presented by the Ultimate Rap League. Run down his history as a fan of battle rap starting at the DVD era. Find out who he thinks won between Goodz and Eazy, Why he Dropped an Extra 20k on Swamp vs. JC, predictions on Loaded Lux vs. JC. Gems and anecdotes on professional sports including Manning & Brady Stories, NFL Defensive GOAT Talk. #battlerap #BlackCompassMedia #HipHop #2022 Follow Black Compass Radio @BlackCompassBCM OIN BLACK COMPASS DISCORD - https://discord.gg/RX9YMfR - ALL ARE WELCOMED!!! https://www.patreon.com/THEREALBLACKCOMPASS - FOR OT AND EARLY/EXTENDED CLIPS!!! CONTACT US VIA EMAIL: firstname.lastname@example.org Black Compass Media is a platform dedicated to bringing you the latest in Battle Rap, Culture, Sports and News. The members include Posey, Polo, Drizzy, Cola and Tony Bro. Come thru, subscribe, comment and be interactive for the culture!
#BattleRap #BlackCompassMedia #HipHop #2022 Follow Black Compass Radio @BlackCompassBCM OIN BLACK COMPASS DISCORD - https://discord.gg/RX9YMfR - ALL ARE WELCOMED!!! https://www.patreon.com/THEREALBLACKCOMPASS - FOR OT AND EARLY/EXTENDED CLIPS!!! CONTACT US VIA EMAIL: email@example.com Black Compass Media is a platform dedicated to bringing you the latest in Battle Rap, Culture, Sports and News. The members include Posey, Polo, Drizzy, Cola and Tony Bro. Come thru, subscribe, comment and be interactive for the culture!
#BattleRap #BlackCompassMedia #HipHop #2022 Follow Black Compass Radio @BlackCompassBCM OIN BLACK COMPASS DISCORD - https://discord.gg/RX9YMfR - ALL ARE WELCOMED!!! https://www.patreon.com/THEREALBLACKCOMPASS - FOR OT AND EARLY/EXTENDED CLIPS!!! CONTACT US VIA EMAIL: firstname.lastname@example.org Black Compass Media is a platform dedicated to bringing you the latest in Battle Rap, Culture, Sports and News. The members include Posey, Polo, Drizzy, Cola and Tony Bro. Come thru, subscribe, comment and be interactive for the culture!
Arnaldo Ribeiro, Eduardo Tironi, Juca Kfouri e Mauro Cezar Pereira analisam a vitória do Corinthians sobre o Flamengo, com gol contra de Rodinei, para colar na liderança do Brasileirão em rodada com apagão do Palmeiras contra o Fortaleza, empate entre Galo e São Paulo, com polêmica e reclamações de Hulk sobre o árbitro Anderson Daronco, o Fluminense de Fernando Diniz no G4 e a despedida de Fred
Photo: #Scotland: #UK. PM Johnson exits slowly; & What is to be done about COLA? Simon Constable, WSJ.com, Edinburgh https://www.reuters.com/world/uk/uks-johnson-digs-ministers-desert-government-2022-07-07/ Simon Constable, Forbes Edinburgh; economist, journalist, currently based in Scotland; and author, The WSJ Guide to the 50 Economic Indicators That Really Matter: From Big Macs to "Zombie Banks," the Indicators Smart Investors Watch to Beat the Market.