text:
There has not been a full-scale commentary on the Iliad written in German since the beginning of the last century. Since then, the work of Parry and his successors has changed the face of Homeric studies; analysis has disappeared together with its twin sibling unitarianism; narratology has had a major impact; and the Lexikon des frühgriechischen Epos has appeared almost to completion. Finally, the work of Burkert, West and others have put Greek epic back in the wider context of Near Eastern culture to which it properly belongs. A new commentary on the Iliad must take all these developments into account. It seems to me that Latacz and his fellow contributors have not only done so admirably but have also added many interesting observations of their own.
Since my remit does not extend to the Prolegomena volume in which the scope and approach of the commentary as a whole are set out, I mostly restrict my observations to the second volume which covers book 1 of the Iliad. First, however, some words about the work's structure are in order. Each volume of the commentary consists of a Greek text, a facing translation into German and the commentary itself. The text is prefaced by a brief list of points concerning Homeric orthography ('Orthographisches' pp. x-xv, by M. West) and an introduction to the German translation ('Zur Übersetzung', by J. Latacz). The commentary is accompanied by 24 rules of Homeric diction ('24 Regeln zur Homerischen Sprache'). 'Orthographisches' and '24 Regeln...' are regularly referred to in the commentary, a measure designed to guard against cluttering the commentary with basic points of language.
The text has been constituted by Martin West on the basis of his own Teubneriana. Apart from some minor details, the Teubner text is reproduced unchanged.1 The critical apparatus has been slimmed down and the apparatus of testimonia left out. Perhaps the most important innovation is the editor's decision to set off speeches from narrative. This is in line with the commentary's overall narratological orientation and has the obvious advantage of alerting readers to the importance of focalisation through character speech (cf. vii). The possible side-effect that other, less direct, forms of focalisation might be obscured in the process was obviously found by the editors to be the lesser evil.
In view of the likely readers of this review I restrict my remarks on the translation to a minimum. The chosen medium is iambic verse of varying length. This can occasionally make for awkward German, especially where the need for a literal translation clashes with the exigencies of the metre.2 Generally speaking, the translation is accurate.3 Latacz makes a heroic attempt at rendering with precision any demonstrative pronouns that might be mistaken for definite articles.4 Italics are frequently employed to capture the precise nuance of a phrase.5 There are also many individual passages where Latacz offers compelling solutions.6 However, the reader must be warned that the translation does not always render the text printed by West.7 Discrepancies are usually, but not always, noted in the commentary;8 where the translators depart from West's text, they tend to translate the Oxford text of Allen.
One of the outstanding features of the commentary, with likely repercussions beyond the field of Homeric studies, is its sustained effort at presenting material in a reader-friendly fashion. To that end, comments are arranged into four typographically distinct categories: those directed at the reader with no Greek are printed in normal type. Smaller type is used for standard commentary on matters demanding some knowledge of Greek. A third, even smaller, type, is used to discuss points of a specialised nature. Finally, there is an elementary grammatical commentary at the bottom of each page. Users of the upper three registers are assumed to read English and French as well as German. This points to a fairly advanced audience, an impression that is borne out by the fact that even the first, non-philologically based register, is of a high standard of scholarly sophistication.9 A typical page might include a note on the geography of Phthia (normal type), the grammatical gender of βοῦς in the plural (smaller type), the verse structure of line 157 (smallest type), the prosody of Φθίηι ἐριβώλακι (bottom of page). It is not always easy to distinguish the different registers typographically. The two smaller types in particular look similar, and there may be something to be said for merging them in future editions. Naturally, there are also places where one might quibble with the editors' choice of register. Yet, whatever reservations individual readers may have in each case, the experiment as a whole works remarkably well and will give food for thought to future commentators.
The emphasis on presentation sits well with the commentary's self-professedly narratological orientation. Many of its best points are directly or indirectly inspired by de Jong's groundbreaking thesis.10 Narratology is a particularly effective tool for elucidating character speech, but the commentary has much to offer besides. Points which are particularly prominent include secondary focalisation and its effect on language, narrative foreshadowing, plot structure and the organisation of parallel narrative threads.11 From time to time, we sense the temptation to 'explain' by affixing a label.12 However, more often than not, the labelling is supported by close and perceptive reading. Indeed, it is above all the commentators' sensitive treatment of language that renders their narratological points convincing and useful.13
On the face of it, the editors' approach to Homer's traditional idiom may seem unpromising. References to the most up-to-date research in the field are disappointingly rare.14 Instead, we are treated to Parry-isms of the cruder sort,15 sometimes with the express purpose of showing off the superior insight of Parry's European, and especially German, forerunners.16 If the commentary's treatment of Homeric language nevertheless represents a quantum leap ahead of any of the existing commentaries, this is largely due to the influence of the Lexikon des frühgriechischen Epos, of which the editors have made ample use.17 In the best tradition of the Lexikon, Latacz and his team routinely combine metrical with semantic analysis. When discussing a word or phrase they cite the widest possible range of parallels from all over early hexameter poetry (a principle which is yet to take root in the English-speaking world). Above all, they combine close contextual scrutiny with in-depth lexical analysis. The points that emerge are invariably well-founded and interesting, and it is to the editors' credit that by no means all of them are borrowed from elsewhere.18
Grammatical problems are throughout treated in a helpful and concise way. I have particularly profited from the admirable discussions of particles, a notorious difficulty facing the reader of Homer.19 There are also very good explanations of points of ritual practice, and various other aspects of life in the Homeric world.20 Longstanding problems of interpretation, such as the nature of Homeric society, psychology, and the gods, are treated sensibly and even-handedly.21 The commentators are evidently no ardent supporters of the neoanalytical approach, but its findings are cited where relevant and occasionally recommended.22 Latacz et al. also respond to recent scholarship on the connections between Greek epic and Near Eastern culture.23 Entries on this topic tend to be of a rudimentary nature ('For possible parallels see...'), reflecting the fledgling state of this long neglected subdiscipline.
Overall, then, Latacz and his team have given us a fine volume which whets the appetite for more to come. In terms of clarity of exposition, precision, relevance and sheer breadth of learning, I have found their contribution to be superior to any existing Iliad commentary of a comparable scale. Graduate students, professional classicists and Homerists will all profit from their insights. As one might expect with a project as ambitious as the one under review, there are occasional lapses. Most of these are of an editorial nature and arise from problems of coordination which will no doubt disappear as the project proceeds.24 If reservations remain,25 this should not in any way detract from the editors' overall achievement. I have no doubt that the complete 'Latacz' will be a valuable tool for the advanced reader of Homer.
1. In his text for the commentary West indicates synizesis of vowels and prints ἀΤρεΐδης, Πηληΐδης etc. with diaeresis. I have found two typographical errors which are not in the Teubner text: for ἔι ταρ' v. 65 read ἔι ταρ; for ὂυ v. 86 read ὀυ; ἔι ταρ' reflects the vulgate's ἔι τ' ἄρ'. Throughout, the commentary presupposes τ' ἄρ where West prints ταρ. For further inconsistencies between text and translation and text and commentary see below nn. 7 and 24. 2. E.g. v. 23 (position of 'glanzvoll'); v. 28 (difficult syntax); v. 215 (the cumbersome 'hurtig' rather than straightforward 'schnell' seems to have been chosen partly for metrical reasons); v. 218 (word order); v. 386 (strained versification); v. 399 (word order); v. 403 (awkward periphrasis); v. 416 (word order); v. 467 (strained versification). 3. There are exceptions. At v. 200, Latacz opts for 'in seinen Augen' ['in his eyes'], explaining with Nörenberg that Achilles is 'annoyed about the interruption'. This is a minority view which should have been identified as such in the commentary. In v. 331 Greek βασιλῆαis translated 'Fürst' ['prince'] rather than 'König' ['king'], contrary to all other instances where the word appears. This glosses over the clash of allegiances experienced by the two heralds through whose eyes the scene is focalised (as noted in the commentary ad loc.). At v. 401, Achilles' address of his mother as θέα is not translated although the commentary rightly emphasises its importance. In v. 594 the German translation '... den jäh Herabgefall'nen' presupposes taking ἄφαρ with πεσόντα, as recommended by Ameis-Hentze-Cauer ad loc. More recent translators tend to construe with κομίσαντο, as indeed do the commentators of the present volume ad loc., without acknowledging the discrepancy. 4. Though they do acknowledge 'real' articles where they occur; see e.g. v. 54 and the commentary ad loc. 5. I must confess that I was unable to identify a single rationale which would account for all cases where this occurs. 6. Some favourites: v. 34 'im Brandungslärm des Meeres'; v. 53 'Neun Tage fuhren durch das Heer hindurch des Gottes Pfeile'; v. 89 '...schwer die Hände legen', elegantly capturing the prolepsis; v. 129 ἐξαλαπάξαι = 'restlos ausräumen'; v. 132 'So kommst du nicht an mir vorbei'; v. 144 'ein Mann des engsten Rates'; v. 173 'verzieh dich nur'; v. 201 'gefiedert', not 'geflügelt'; v. 295 'Mach das doch anderen zu ihrer Dienstpflicht'; v. 330 'Und freilich fiel als er die sah Achilles nicht in Freude'; v. 350 'blickte übers dunkle Meer hin in die Weite', combining the text of the vulgate and papyri, ὄινοπα, with Aristarchus' ἀπείρονα; v. 390 'für den Höchsten', cf. v. 444; v.462 'Das röstete im Holzscheitbrand der Alte'; v. 514 'uneingeschränkt'; v. 530 'So waren diese zwei sich eins und trennten sich'; v.561'Du Wunderliche! ahnst allweil!'. 7. The following list only includes discrepancies which become apparent in the translation. For ταρ vs. τ' αρ' see above n. 1. v. 5 οἰωνοῖσί τε πᾶσι 'und für die Vögel zum Bankett' West's text is that of Aristarchus; the translation presupposes that of Zenodotus, οἰωνοῖσί τε δαῖτα. In the commentary, the discrepancy is acknowledged and the text of the translators defended. v. 11 West daggers τὸν and notes 'mirum'; Latacz translates 'diesen Chryses' and emphasises the elaborate linguistic and rhythmic shape of the line (comm. ad loc.). West's position is acknowledged in the commentary v. 91ὃς νῦν πολλὸν ἄριστος ἐνὶ στρατωῖ εὔχεται εἶναι 'der jetzt ja von sich sagt, er sei der weitaus Beste der Achaier' West's text is that of the vulgate and papyri (novit Didymus). The translation presupposes ἀΧαιῶν for στρατωῖ, which is the text of Zenodotus, Sosigenes, Aristophanes and Aristarchus. The commentary seems to accept the text of the translation but does not note the discrepancy. v. 97 οὐδ' ὅ γε πρὶν λοιμοῖο βαρείας χεῖρας ἀφέξει 'Nicht eher wird er von den Danaern die ekelhafte Seuche nehmen' West's text is that of the papyri and vulgate and was known to ancient readers. It may also have been that of Zenodotus. The translation presupposes Δαναοῖσιν ἀεικέα λοιγὸν ἀπώσει, which is the text of Rhianus, Aristarchus, and the Massaliotica. The commentary ad 97-100 presupposes the text of the translation without acknowledging any discrepancy; the entry ad 97 argues against West's text; the following sub-entry once again simply assumes the text of the translation, this time quoting it as its lemma. v. 265 The verse is omitted from the Greek text (given in the apparatus) but printed with square brackets in the main text of the translation. The question of authenticity is discussed in the commentary. v. 447 The Greek text has κλειτὴν ἑκατόμβην with the papyri, ms. Z and the vulgate (novit Didymus). The translation 'heil'ge Hekatombe' presupposes the text ἱερὴν ἑκατόμβην (thus Zenodotus and Aristarchus). The discrepancy is not acknowledged in the commentary. 8. See above n. 7. 9. Some readers may find the amount of transliterated Greek quoted in the first register excessive, especially given that the other three registers are all heavily philological. However, granted that English speaking users of the commentary will be likely to share an active interest in Homeric Greek, the first register provides an excellent springboard for further forays into the world of Homeric philology. 10. See especially I. de Jong, Narrators and Focalizers, Amsterdam 1987. 11. 'Vorwort' p. IX; cf. p. 31 ad v. 16 (secondary focalization), p. 35 ad 25 (character language used by the narrator), p. 46 ad 52 (the narrator passes over events which are dwelt upon by the characters); p. 62 ad 94-95 (a character quotes the narrator), p. 67 ad 109, 110-12a, 110, 111, 112-17, 112 (Agamemnon's rhetorical manoeuvres); p. 68 ad 115 (narrator language vs. character language); p. 92 ad 203 (narrator language vs. character language); pp. 93-4 ad 211, 212-13 (narrator language vs. character language, prolepsis); p. 94 ad 214 (character language); p. 99 ad 232 (narrator language vs. character language); p. 101 ad 242 (an exemplary note: the difference between narrator language and character language safeguards the principle of formulaic economy); p. 105 ad 254-284 (Nestor's competence as a speaker); p. 116 ad 304 (formulae indicating a change of scene); p. 126 ad 348b-356 (narrative foreshadowing); p. 129 ad 354b-356 (character language); p. 129 ad 356 (Leitmotiv); pp. 129-130 ad 356 (narrator language vs. character language); p. 130 ad 356 (characters offer a different version of events from the narrator); pp. 133 ad 368 and 134 ad 376 (strategic employment of the person of verb); p. 134 ad 380-92 (pacing of Achilles' speech); p. 134 ad 383 (characters and narrator offer different versions of events); p. 135 ad 386 and ad 387 (Achilles' rhetoric); p. 141 ad 409 (Leitmotiv); p. 142 ad 412 (character language); p. 161 ad 493 (formula indicating a change of scene); p. 161 ad 496b-502 (mixture between arrival- and entreaty- scenes); p. 169 ad 531 (summary and change of scene). 12. E.g. in the comments on the proem, which, oddly enough, owe much to the universalising rhetoric of the Handbuch der literarischen Rhetorik by H. Lausberg. (See entries ad vv. 1-12a, 1, 5, 6, 7, 8.) 13. I can only give a selection of the many excellent points: p. 45 ad 48 (staging a cluster of epithets), p. 50 ad 57 (potential of formulaic language to encapsulate official parlance ['Amtssprache']; the same principle could have been applied at p. 53 ad 66, where Latacz et al. consider 'revitalisation'); p. 52 ad 63 (scenic realisation of a formula), p. 56 ad 74 ('Epitheton-Sprengung'), p. 79 ad 155 (context sensitive formula), p. 109 ad 272 (context sensitive formula), p. 120 ad 320-48a (strategic combination of two different kinds of type scene), p. 126 ad 345 (end-of-speech formula), p. 127 ad 351-357 (mixture of traditional registers at a moment of heightened intensity), p. 129 ad 355 (ironized formula); p. 142 ad 412 (formula effects analepsis); pp. 147 ad 430b-487 and 151 ad 447-468 (principle of 'appropriate representation' accounts for extended type scene). Occasionally, a good point is undermined by the commentators' outdated conceptual framework: e.g. p. 152 ad 451-452, where the 'besondere Bedeutung' of the scene arises not despite but because of the inherent dynamics of formulaic language and the typology of prayer. 14. Neither Albert Lord nor John Foley is listed in the bibliography. Other notable omissions include: G. Nagy's work (except for his 1976 article on the name of Achilles), M. Nagler's Spontaneity and tradition; J. Russo's and A. Kahane's work (including The interpretation of order, sorely missed ad vv. 1 and 75). 15. Note especially the commentary's occasional insistence on a--long discredited--opposition between 'meaningful' and 'formulaic' uses of language: e.g. p. 14 ad v. 1 (metrical 'fillers'), p. 23 ad v. 7 (words 'sinking' to the status of a formula), p. 28 ad 12b (Homeric epithets predominantly 'decorative'), p. 31 ad 17 (the adjective ἐυκνήμιδες solely used as a metrically useful 'heroic' epithet [!]), p. 44 ad 45 ('Formelzwang'), p. 60 ad 86 (authorial intention as a criterion for the semantic potential of a traditional phrase), p. 72 ad 129 (primarily metrical function of Troy epithets), p. 125 ad 344 (glossing over the Leitmotiv character of the formula 'by the ships'), p. 143 ad 416 (Leitmotiv character of 'sitting' is played down in favour of contextual meaning). 16. See 'Vorwort' pp. VIII-IX and cf. e.g. p. 23 ad v. 7; I would urge the editors to reconsider their policy on this point. Scholarly retrospective of this sort belongs in the history books, not in a text commentary. 17. See 'Vorwort' pp. VIII and X. 18. Some highlights: p. 44 ad 44, p. 64 ad 100, p. 69 ad 115; p. 75 ad 143; p. 105 ad 254 and 255-256; p. 107 ad 261; p. 127 ad 350; p. 131 ad 362; p. 142 ad 412; p. 173 ad 552; p. 175 ad 564; p. 180 ad 591. Very occasionally the tone can become overly didactic (e.g. p. 131 ad 362). Some cases where I found myself disagreeing: p. 96 ad 222 δαίμων (declared to be roughly synonymous with θεός; the reading is based on a misrepresentation of LfgrE s.v.); p. 119 ad 316 ἀτρυγέτοιο (one set of occurrences is dismissed as 'merely formulaic'); p. 157 ad 477 ('Eos' is stated to be poetic for 'day'); p. 158 ad 479 οὖρος (something more than 'der Wind zum segeln' is needed). 19. E.g. p. 51 ad 61 δή; p. 68 ad 113 γάρ ῥα; p. 73 ad 133 ἦ; p. 75 ad 140 ἀλλ' ἤτοι μέν; p. 79 ad 156 ἐπεὶ ἦ; p. 92 ad 205; p. 93 ad 208 δέ; p. 100 ad 237 αὖτε; p. 104 ad 249 καί; p. 106 ad 259 δέ; p. 108 ad 269 καὶ μέν; p. 128 ad 352 γε, περ; p. 129 ad 354b-356 οὐδέ; p. 129 ad 355 ἦ γάρ; p. 166 ad 518 ἦ δή; p. 167 ad 521 καί τε. 20. Sacrifice: p. 53 ad 66, pp. 151-5; soothsaying: pp. 55-6 ad 72; oathtaking: p. 60 ad 80; weaving: p. 38 ad 31; sailing: pp. 148-9, 158-9. 21. Homeric society: p. 22 ad 7 (the ἄναξ), p. 24 ad 9 (the king), p. 25 ad 10 (the people), pp. 26-7 ad 11 (honour), p. 29 ad 13 (the practice of ransom); p. 33 ad 19 (the city), p. 34 ad 23 (αἰδώς), p. 36 ad 26 (old age), p. 37 ad 30 (the house), pp. 37-8 ad 31 (the position of captive women), p. 42 ad 39 (the temple), pp. 47-8 ad 54 (the assembly), pp. 51-2 ad 62-3 (the priests), p. 68 ad 113-114 (the position of the legitimate wife), pp. 69-70 ad 118-129 (γέρας), p. 71 ad 122 (κῦδος), p. 76 ad 144 (the council), pp. 79-80 ad 159-160 (honour), p. 99 (the sceptre), p. 111 ad 278-279 (the king), p. 112 ad 286 (μοῖρα), p. 121 ad 321 and p. 123 ad 334 (the herald), p. 142 ad 412 (ἄτη). The psychology of Homeric man: p. 35 ad 24, p. 49 ad 55, p. 65 ad 103, p. 69 ad 115, p. 87 ad 188, pp. 92-3 ad 205, p. 135 ad 387. The gods: p. 49 ad 55, p. 176 ad 571-611. 22. E.g. p. 20 ad 5, p. 26 ad 11, p. 66 ad 106-8, p. 108 ad 265, p. 117 ad 307, pp. 137-138 ad 396-400, p. 171 ad 541-543. 23. E.g. pp. 32-3 ad 18, p. 43 ad 43-52, p. 45 ad 48, p. 72 ad 128, p. 77 ad 149, pp. 77-78 ad 149, p. 81 ad 162, p. 86 ad 188-222, p. 91 ad 201, p. 183 ad v. 611, p. 99 ad 234-239, p. 100 ad 238-239, p. 107 ad 263, p. 111 ad 278-279, p. 118 ad 313-318, p. 129 ad 354, p. 131 ad 362-363, p. 146 ad 425, p. 157 ad 477, p. 163 ad 500, p. 168 ad 525-527, p. 168 ad 530. 24. I have noted discrepancies between the text and the translation above at n. 7. There are also occasional discrepancies between the translation and the commentary. I have noted vv. 401 and 594 at n. 3, to which add v. 178, where the careful explanation offered in the commentary ad loc. leaves no trace in the translation. Occasionally, one would have wished for a better coordination between West's apparatus and the commentary. E.g. ad v. 183 West considers deletion (not discussed in the commentary); ad vv. 204 and 212 West notes Zenodotean variants that directly affect the point made in the commentary ad loc. (not discussed there); ad v. 299 Zenodotus' reading, noted by West, would again have thrown an interesting light on the narratological point made in the commentary (not mentioned there). 25. In addition to what has been said already, I should mention that the role of etymology--a notorious stumbling block in the study of traditional poetry--is never clarified. Latacz and his colleagues are capable of making excellent points on synchronically 'correct' but diachronically 'incorrect' folk etyma (e.g. p. 91 ad 202 αἰγιόχοιο). However, occasionally they slip into essentialist readings, dismissing the bards in favour of modern linguistics (e.g. p. 175 ad 567 ἀάπτους χεῖρας ['...tatsächlich handelt es sich um...']). The issue comes down to the more fundamental one of diachronic and synchronic aspects of traditional narrative, never explicitly addressed by the commentators.


text:
OSLO, Norway, July 3, 2018 – Thin Film Electronics ASA ("Thinfilm") (OSE: THIN; OTCQX: TFECY), a global leader in NFC (near field communication) mobile marketing solutions, today announced that Poorab Shah has joined the Company as EVP Software. He takes on the role previously held by Christian Delay, who was recently promoted to Chief Commercial Officer.
Mr. Shah brings extensive leadership and management experience to Thinfilm. As EVP Software, he will be responsible for Thinfilm's software and IT strategy/solutions, the CNECT™ Cloud Platform, and the Company's growing ecosystem of software partners.
Mr. Shah joins Thinfilm from AdBlock, where he served as Chief Technology Officer overseeing product, platform, and growth initiatives in support of tens of millions of users worldwide. Prior to AdBlock, he was SVP Product & Technology at Ask Partner Network, an IAC company, where he led the global search platform and a portfolio of desktop and mobile products that were integrated with, and distributed to, Fortune 500 clients & OEMs. Prior to APN, he held senior positions at Mindspark (an IAC company) and Priceline.com, building and scaling a range of products during the rapid growth phase of these businesses.
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+1 408-503-7312

subset: commoncrawl


text:
Magic mince pies
These mince pies are ready in 1 hour - use store-bought fruit mince, or make your own.
For fruit mince recipes, check out our Christmas mince collection.
Please note this mixture is very dry and crumbly.
|350 g
|Plain flour
|1 pinch
|240 g
|Unsalted butter, very cold
|100 g
|Caster sugar
|425 g
|Fruit mince
- Preheat the oven to 200 degC.
- Weigh the flour into a food processor mixer bowl.
- Using a cheese grater or the grater attachment, grate the butter into the flour, then rub it into a fine crumble with your hands or very lightly pulse the mix.
- Mix in the sugar, salt and pulse until combined.
- Taking the dry mix, form it into small balls and knead briefly. The dough will be firm and quite dry, but don't worry, that's good.
- Line your greased pie tins by pressing a walnut-sized piece of dough into each, ensuring you press the dough up the sides to the top.
- Fill the tarts three quarters with fruit mince, then take a smaller piece of pastry dough and flatten between your hands to create pie lids.
- Cover the pies with the lid and press the edges together to seal. Use the tip of a knife to pierce each pie top.
- Bake for 16 to 18 minutes until the pastry is golden. Remove from the oven and cool for 15 minutes before removing to a wire rack. Lightly dust with icing sugar before serving.
- These pies will store in an airtight container for up to five days.


text:
Google profits surge despite ad price slump
SAN FRANCISCO Google's (GOOG) earnings climbed 36 percent despite a deepening slump in its average ad prices as more people connect to its search engine and other services on mobile devices.
The results released Thursday exceeded the analyst projections that steer investors. Google's stock surged 6 percent to $943.90 after the numbers came out.
Google earned nearly $3 billion, or $8.75 per share, during the three months ending in September. That compared to income of $2.2 billion, or $6.53 per share, at the same time last year.
Google had another strong quarter with $14.9 billion in revenue and great product progress," said Google CEO Larry Page in a statement.
The Mountain View, California-based company's average ad price has declined from the prior year in each of the last eight quarters primarily because advertisers aren't yet paying as much for mobile ads.
Revenue rose 12 percent from last year to $14.9 billion.


text: Christmas is coming, and Market Finders is prepared to handle ALL the holiday festivities! We'll cover them inside — with Mall Santas, Gift-Wrap Kiosks, Office Parties, and Holiday Home Tours. And we will cover the outside festivities, too — Tree Lots, Light Shows, Winter Festivals, and even Horse-Drawn Sleigh Rides. Call one of our Commercial Lines underwriters today at (800)866-5660 for your quote.


text:
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text:
video premiere: Boy Friend – "Lovedropper"
Here's the dream-like, Amanda Joy-directed video for "Lovedropper," the new single from Austin's Boy Friend. The limited Lovedropper 7″ (first 300 copies on orange vinyl) is out today on Hell, Yes!; pick it up here, or from insound/iTunes in the States. Look for Boy Friend's debut full-length this October.


text:
Well what can I say about that performance? Awesome, just awesome 🙂
After the first break where Danny Buderus dropped the ball, I was thinking, oh no, it's gonna be one of those nights again. Well how wrong could I have been.
There was speed at play of the ball, slick passes, players backing up, even a second phase. Everything that hasn't been there in the last few weeks, was there. Even our discipline seemed much better, proven by Jamie Jones-Buchanan getting so so angry when the referee seemed to get a decision wrong, but he just closed his eyes & took a deep breath!
The play of the night for me, had to be the second try…Ben Jones-Bishop taking a bomb from Danny Orr. Then Danny Buderus setting Jamie Jones-Buchanan away, running over 40 metres before passing to Ryan Hall. Ryan then cut back inside and scored! Pure Class!
It was nice to see Leeds finally get some confidence going forward whilst still maintaining their pretty solid defence. If we carry on like this, it would be a great build up to Wembley.
Can we dare dream?


text: With spring right around the corner, we're constantly on the hunt for fun products to brighten up the home. That being said, we wanted to introduce you to an amazing design firm, Melodi Horne. Based in Notting Hill, London, this lampshade company creates stunning, colorful pieces, all handmade in England. They artfully play with texture without compromising softness and quality, expertly blending traditional and contemporary styles. Made with fabrics from around the world, their vibrant, one-of-a-kind prints are full of imagination, adding a youthful warmth to any space. Not into prints? No problem. Their monochrome collection offers a more simple, classic beauty for those who prefer solids. If you're looking for something rustic and natural, you can't go wrong with their Notting Hill items, composed of gathered hessian and Irish linen They also offer gorgeous accessories like lamp stands and cushions which make great gifts. Check out their collection below, and let us know your thoughts in the comments below! We like to hear from you!


text:
Ay Love!
I Dated An Older Man And Here's What I Learned
He was 15 years my senior yet acted like a 20 year old.
Dating an older man has always been on my dating bucket list. Mostly because I've had little success with guys my age. So when the opportunity arose to date my very own OG (Older Guy), I not only jumped at the chance, but I pulled out of the station full steam ahead.
I quickly learned that while we had more differences than just our age (he was 15 years my senior), he had more in common with the men of my generation than I particularly cared for. What exactly did I learn when it comes to dating an older man? Is age really just a number? The short answer – no! And here's why:
Older men will constantly remind you of your age.
Despite the fact that I was almost the same age of his two very grown kids, my OG seemed pretty cool with our age difference. At least that was the case at first. Eventually, he constantly pinpointed that I was "just a youngin," especially when referencing music, pop culture or history. And when we argued, he'd talk to me like I was one of his children. Which leads me to my next point…
Just because a man is older doesn't mean he is a better communicator.
Whenever me and OG would get into disagreements, he would literally make his point and simply cut me off. And that was the end of the conversation. There was no mature discussion or compromise. In fact, I found that I communicated better with my pre-schoolers than my man. My kiddies would sulk less than he did when he didn't get his way!
PLUS: 6 Ways Couples Communicated Before Social Media
Older men pull the same bullshit as young men.
Much like the youngin's I dated, my OG would not pick up my calls and would disappear for hours and sometimes days on end. He pulled the same annoying antics when dating that young guys do. I quickly learned that age ain't nothing but a number.
Just because he is older doesn't mean he has his "shit together."
My OG was no doubt a man. He brought home a paycheck, had a car and lived on his own. On the outside everything seemed copacetic, but after a few weeks I learned that my OG was also a chain smoker, loved watching bootleg stoner movies, and survived off of plastic silverware and takeout. He lived paycheck to paycheck in a studio apartment.
Older men have more confidence in bed.
Despite the misconception that the older you are the whacker the sex gets, my OG had a higher sex drive than a lot of the younger men I have been with.
An older man knows what he wants and you can't change him.
My OG was very much set in his ways. Along with that came a list of things he did not do, like going clubing and PDA. While he would much rather spend his free time at home with the TV guide and a beer, I did convince him to explore new things. Still, he would act like our fun outings were a chore. And who wants to go bowling with someone who complains the entire time?
MORE: My Year of Celibacy: The Good, The Bad, and The Ugly
Older men have just as much baggage as younger guys.
My OG had a damn near luggage rack full of baggage from past failed relationships. His issues with his baby mama and former exes put a strain on our budding romance and eventually led to our demise. No wonder he lived like a bachelor life for 5 years and counting.
So, older men have as many issues as younger men, proving that age doesn't matter when it comes to dating. At the end of the day, a succesful relationship has little to do with age and everything to do with maturity.


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Vermont is well known for its delicious maple syrup, but there's a lot more to this unique state than that. It has a rich history, beautiful scenery, and a small but vibrant population. People here appreciate the peace and open space -- in fact, Vermont's most populous city, Burlington, has only about 43,000 residents.
Owning a dependable car here is a necessity, since a good deal of driving is often required to reach various populated areas. But finding a used car in Vermont doesn't have to involve countless hours of driving and a slew of fruitless ad searches. With CarsDirect, you can cut out all the stress and find a used car in Vermont in no time using our advanced online search.
Educate yourself for free with our helpful car buying tips, head-to-head comparisons, and suggested resources. Plus, learn about any car you like through our in-depth model reviews.
We offer a huge database of used cars in Vermont so you don't have to hunt for them on your own time. Use our sophisticated search engine to find vehicles in your area that fit your criteria. We can even help you shop for low insurance premiums and get quick financing.
Skip the hassle of a traditional used car search, and get behind the wheel of your next car in no time with CarsDirect.
Please enter a valid email address.


text: This Oakland-based band is known for electrifying all-original funk and jazz tunes that get the people moving. Space out to the blistering solos or slip into the Socket-pocket and shake it to the tight lines. Featuring founder Taylor Heanue on Hammond Organ/Moog Bass alongside Bay Area music scene heroes Terry Branham (drums), and Matt Heulitt (guitar).


text: docgambee 0 Report post Posted March 2, 2011 Bought Platform Pro 2 days ago and love it! I'm setting up my graphic images for my Feature Slider. I use Jing to make my own graphics. Question- using Jing (on a blank Word doc) I can only make my graphics about 825 pixels wide (with blank white background). The Feature Slider graphics can be up to 1000 pixels wide. So my graphics have a black border on either side (which I'd like to get rid of, but the Word doc is only about 825 pixels wide, so that's the extent of my "white background".) Here's what my feature slide looks like (note the black borders on both sides) Any suggestions on where else I could get a "bigger white background" to make my own graphics? Thanks a million, Doc Seth www.ElevateEverything.com Share this post Link to post Share on other sites


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The Agency for Healthcare Research and Quality (AHRQ), the Centers for Disease Control and Prevention (CDC), and the Centers for Medicare and Medicaid Services (CMS) have all expressed interest in developing validated quality measures for inter-hospital comparisons of healthcare associated infections, including surgical site infections (SSIs). AHRQ's claims-based quality indicators have been applied to administrative data collected through the Healthcare Cost and Utilization Project. Medicare has begun implementation of a value-based purchasing program which will include deep incisional and organ/space SSIs reported by hospitals using the CDC's National Healthcare Safety Network (NHSN). Hospitals reporting higher SSI risks will receive lower reimbursement. Thus, there is a need for improved surveillance and validated quality measures targeting high-risk surgeries, both in major surgical centers and in hospitals with lower procedure volumes.
Cl aims data have been shown to provide more standardized and comprehensive capture compared to traditional SSI surveillance by hospital infection control programs. We propose to expand our prior work on the use of claims data for SSI surveillance by targeting procedures mandated by states for public reporting and proposed for value-based purchasing by CMS. We will 1) extend our previously successful claims-based surveillance following coronary artery bypass graft (CABG) surgery and hip arthroplasty to identify hospitals with an unusually high risk of SSI following knee arthroplasty, another high volume and high cost procedure, 2) identify and validate claims-based methods for estimating the risk of deep incisional and organ/space infections following CABG surgery, hip arthroplasty, and knee arthroplasty, and use these methods to determine year-to-year predictive utility of hospital rankings, 3) assess the generalizability of hospital SSI rankings using Medicare claims compared to hospital rankings derived from all-payer claims databases, and from rankings based on state mandated reporting to NHSN, and 4) evaluate statistical approaches to evaluate the performance of hospitals with low procedure volumes.
Many mandatory quality reporting programs and performance-based payment systems target post- operative infections that can be complications of surgery. These systems currently depend on hospitals'self reports, which are known to be incomplete. We are developing the evidence base and tools for a standardized, comprehensive detection and reporting system that uses administrative data to focus on the surgical procedures of greatest interest, the most serious infections, and is relevant to the large number of hospitals with low procedure volumes.
|Calderwood, Michael S; Huang, Susan S; Keller, Vicki et al. (2017) Variable Case Detection and Many Unreported Cases of Surgical-Site Infection Following Colon Surgery and Abdominal Hysterectomy in a Statewide Validation. Infect Control Hosp Epidemiol 38:1091-1097
|Calderwood, Michael S; Kleinman, Ken; Huang, Susan S et al. (2017) Surgical Site Infections: Volume-Outcome Relationship and Year-to-Year Stability of Performance Rankings. Med Care 55:79-85
|Calderwood, Michael S; Kleinman, Ken; Murphy, Michael V et al. (2014) Improving public reporting and data validation for complex surgical site infections after coronary artery bypass graft surgery and hip arthroplasty. Open Forum Infect Dis 1:ofu106
|Letourneau, Alyssa R; Calderwood, Michael S; Huang, Susan S et al. (2013) Harnessing claims to improve detection of surgical site infections following hysterectomy and colorectal surgery. Infect Control Hosp Epidemiol 34:1321-3


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Hello everyone!
I'm back today with an I'm sorry card.
I used the Altenew Wood Pallet background stamp and stamped it with Memento London Fog ink. I then used the Newton's Nook set Naughty Newton and stamped him with Memento black ink and coloured him in with copics and fussy cut him out. I stamped the image again on the background so I would have the scratch marks.
I used the Lawn Fawn stitched rectangle dies and cut out a frame. Them I popped it up with foam tape to give it dimension. I took a piece of black card stock and cut out flag ends and heat embossed the sentiment that comes in the stamp set with white SSS embossing powder.
I finished off the card with a few Doodblebug enamel dots in beetle black and lily white.
Thanks for stopping by, see you again soon!
Coralynn :)


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Know Before You Go
From Arzachena take the 427 to Calangianus: after 3 km turn right and take the road to Luogosanto. After 1.8 km turn left on the street to Capichera and travel another few hundreds meters.
Giants' graves, or Tomba dei giganti, are megalithic gallery graves that were used as public tombs during the Bronze Age. The tombs are made of a central stele, a stone or wooden slab, which has a hole cut into it that functions as the entrance. Walls extend from the door and form an interior corridor grave. Originally, the interior would have been covered.
So far, 321 such monuments have been discovered in Sardinia, including the one at Coddu Vecchiu. The massive gravestones were built by the Nuragic civilization, which existed in Sardinia from the second millennium BCE. to the second century CE. Despite the imaginative name, the sites were not the burial site of any giant; they were giant community burial chambers.
Though we know the tombs had a funerary purpose, more questions remain. Little is known about the rituals or traditional beliefs that motivated their construction. Were they mass graves? Were they built to facilitate the journey into the afterlife? Since their existence has yet to be justified by scientific research, they have been credited to the supernatural, which has only increased their mystery. For example, it is widely believed that positive energy infuses the air surrounding a Giants' Tomb and provides spiritual rejuvenation.
Legend also claims that yes, indeed, these were the tombs of powerful giants. It is the enormity of the slabs that feeds that theory; the largest is over 100 feet tall.
In part because of the presence of these imposing monuments, several journalists and researchers have argued that Sardinia is the site of the lost Atlantis. In 2002, journalist Sergio Frau published a book, "The Pillars of Hercules," arguing that the Nuragic civilization was destroyed suddenly by a tsunami, just like Atlantis. A recent exhibition at UNESCO was devoted to Frau's theory, Sardinian monuments, and the "imposing vanished civilisation of the Nuraghes." After all, all that remains of that lost world are enigmatic stone remnants.
From Arzachena take the 427 to Calangianus: after 3 km turn right and take the road to Luogosanto. After 1.8 km turn left on the street to Capichera and travel another few hundreds meters.
Join us as we go beneath Rome's streets and behind its locked doors to explore hidden and overlooked places, witnessing a capital city that most tourists rarely experience—strange, magical, and filled with intrigue.


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The Edelrid 9 Liter Tool Bag is an easy-to-organize and comfortable-to-carry pocket bag for tools, fancy tech gear, or whatever else you want to bring with you. The flexible, padded pockets allow transportation of delicate tools and equipment, and the exterior webbing enables you to organize your carabiners.
Weight: 1.52lbs
External Dimensions: 35cm x 24cm x 17cm
Capacity: 9 liters
- Flexible, padded pockets
- External webbing for carabiner organization
- Mesh top for quick identification of your items
- Comfortable shoulder strap included
- Product Type:
- Tool Bags
- Color:
- Black
- Country of Manufacture:
- Manufacturer Part Number:
- 721260090170


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The mayor of a small town in Florida drew intense criticism for allegedly making a derogatory comment toward a police officer while shopping in a grocery store in mid-January, referring to the officer as a "pig."
According to The Daily Caller, Eula Clarke is now the former mayor of Stuart, Florida, having resigned her post amid the controversy over her comment.
On Jan. 11, Clarke allegedly quipped, "I didn't know we were serving pig tonight," while walking past a Stuart police officer who was also in the store.
"Unfortunately, I made a mistake. We all make mistakes and I am truly and humbly sorry," Clarke said in a prepared statement before announcing her resignation. Despite relinquishing the mayoralty, she will retain her position on the city commission, at least for now.
That may not last for long, though, as WPTV reported that the city commission voted in favor of hiring an independent investigator to look into the matter and determine whether Clarke's remark violated any city policies or if she had a history of making derogatory comments toward police officers or other city employees.
As for Clarke's apology, she seemed to couch it it terms of an excuse that she wasn't even referring to the officer but merely talking about her dinner plans for the evening, an excuse that many found difficult to accept.
"You keep on bringing up the meat products. Is it that you said it or you didn't say it? I mean, we're all confused," said Sgt. John Kazanjian, president of the Police Benevolent Association, who attended the city commission hearing along with several dozen other residents.
While about 50 residents spoke in Clarke's defense and asked for compassion for her, city attorney Mike Mortell revealed that the commission had received at least 700 emailed complaints about Clarke's comment, prompting the vote on an investigation.
The Palm Beach Post reported that Clarke had met with and apologized to the officer she had insulted, which Kazanjian deemed a good "first step." He nevertheless called for Clarke also to meet with and apologize to the town's entire police force.
"I want to move on. I want the officers to work for our community," Clarke said, expressing an openness to the idea. "I want them to believe in what I do as mayor. To believe in what they do for their jobs. I just want to make sure that they know I have their backs."
However, a statement released by the police union made clear its expectation that Clarke be formally censured for the insulting remark, saying, "Comments such as the one by the mayor do nothing to improve (relations between police and citizens)."
"In fact, they only counteract the great strides made by men and women of the City of Stuart Police Department throughout the community," the statement added.
The investigation could take up to 30 days to complete, and if it concludes that Clarke was malicious in her intent or has a history of making similar remarks, she could end up losing her commission seat.
Please share this on Facebook and Twitter and let us know what you think should happen to this former Florida mayor.


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Remax Crossroads
Real Estate / Real Estate Agents
location on Google Maps.
in new tab.
on social media.
RE/MAX Crossroads is locally owned and operated with 7 locations in the greater Cleveland and Akron/Canton area. Serving our communities with about 150 licensed REALTORS®, RE/MAX Crossroads is the largest RE/MAX Company in Ohio. 100% of our sales partners choose to contribute a portion of each transaction to Children's Miracle Network Hospitals (CMN). Since the company's inception in 1993, RE/MAX Crossroads has contributed over $1,000,000 to CMN. Crossroads' outstanding partners closed over 4,000 transactions in 2016, making us the 2nd top Real Estate Company in the U.S. ranked by per agent productivity.
Business Hours
Monday 8:00 AM - 5:00 PM
Tuesday 8:00 AM - 5:00 PM
Wednesday 8:00 AM - 5:00 PM
Thursday 8:00 AM - 5:00 PM
Friday 8:00 AM - 5:00 PM
Saturday Closed
Sunday Closed


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I purchased the 52Teas 12 Days of Christmas sampler for two reasons: First, I can't afford to buy large quantities of all their teas I'd like to try, and this was a more affordable option. Second, I am trying desperately to finish up the Pageant of Winter Teas for my blog project, and I wanted to be able to get my hands on whatever holiday-themed teas may have been included.
Well, it turned out that this was the one and only holiday tea. When I didn't receive an email response, I guess I should have read the description a little more closely, because I was a little shocked to find the Halloween tea in there!
It's been interesting, and the maker's refusal to post any kind of steeping suggestions has been a consistent and rather aggravating headache. It's like a homework assignment any time you want to make a new cup of their tea.
I imagine when you buy larger quantities of their teas, you have more tea to waste trying to dial in the best cup. With the small size of the samples, however, it's more of a roll of the dice. I've got hints from other Steepsterites about how they generally approach the 52Teas guessing game, and I try to pick up hints from the notes of other people's reviews on here, but sometimes it's just not enough.
Like tonight. I dragged myself through all the homework, but the cup came out too weak and I just have to try to make the most of it. Joy.
Teaware: 16oz glass mug with ForLife infuser
Measured dry: 2 teaspoons
Temperature: 175º F
Steeping Time: 2-1/2min
Additives: 4tsp raw sugar
The dry blend did smell intriguing. Smooth and fruity with a delightful sparkle of lavender. It's starting to perk up a little as the tea cools, and the lavender is getting stronger, but at first I couldn't taste much at all.
Unfortunately, it's not doing anything for the headache caused by the 52Teas guessing game, and I'm having a difficult time finding my way around it to actually try to gain some enjoyment from this tea.


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Unlocking engaging ideas and angles at the beginning of a campaign
ContentPlay is fun and gets you in the mood. We design for you a set of games and play experiences that will familiarise your team with the audience, the competition and popular topics, while getting to know one another in an informal, barrier breaking environment.
Your ContentPlay experience will be one session. What matters is that, by the time we're done you'll have achieved:
- A shared understanding of the challenges you face
- Ideas and insights that to accelerate your project
- Fresh ideas and angles including an external perspective
- Content generation ideas
The hardest part of coming up with something new is letting go of something old. That's why ContentPlay starts out in the clouds and works it's way to something a little more down to earth, and not the other way round.
The problem is 'anchoring'. As soon as you set out what you know, what you know becomes the anchor against which everything is measured.
But what you don't know is where the creativity is. So, instead of starting with what you know we help you explore the unknown. And we do it with play. - We help you quickly assimulate target audience research, what competitors are doing, and how the brand wants to be perceived so you can use them as into creative inspiration.
We'll help you get your creative ideas in order and turn them into something useable. - If that happens to need information gaps being filled, or a survey designed we can help with that too. - Alternatively, it might give you enough to jump into your unique B2B or digital content marketing straightway with confidence.
Sapio Research delivers ContentPlay in association with creativity consultants Sabre Tooth Panda, with whom we've also developed the service DataPlay to help you come up with the narrative and killer insight.
Learn more about how this new service all began.


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Welcome to JuLi Creations Home Page!
We are a catering company that has been in business since December, 2004. From boxed lunches to catering hot meals, we can provide any service that you need!
On our site you will find menus, pricing, and photos.
So you can spend quality time with your guests - let us do the rest!


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About us
Mint Holidays are backed by one of the UK's largest independent travel groups. We are a truly independent travel agency, offering fantastic deals to holiday destinations all around the world. Our travel experience ensures we can give you first-hand knowledge and insights into wherever you want to go. We're so confident you'll be happy with us that we'll get in touch when you get back to make sure it all went just how you wanted it to.
We are completely independent – though we deal with big players like Thomas Cook, Thomson and Kuoni as well as the small, niche operators to make sure you get the widest possible choice. As an independent travel company, we can ensure you always get the best deal. We can search over 200 airlines and thousands of hotels in 76 different countries to allow you to take advantage of the many deals that airlines and hotels offer. This means we are able to design your holiday, your way. In effect, we're your one stop travel supermarket.
ATOL Protected
As members of award winning The Global Travel who hold an ATOL licence number 3973, your holiday is fully protected. An Air Travel Organisers Licence (ATOL) protects you from losing your money or being stranded abroad. Plus, our ATOL protection will ensure you'll also receive a refund and travel home if you're actually on holiday. We use a protected Client Account where your money is held until after your holiday. This means that your money is always kept safe and secure, no matter what happens. So you can book with confidence.
Our DIY package facility means you can book your flight and accommodation separately to get the best prices, but it is ATOL protected under our licence so you won't put any part of your trip at risk like you would if you booked them separately on the internet. So you can book with peace of mind that your holiday is secured and you have got the best price.
We have established relationships with the majority of operators featured who share our passion for quality and service. This direct contact ensures we can give you the personal touch and helps us to put you ahead of other guests. We are also able to add in all those extras you need just to make the trip complete including transfers, attraction tickets, insurance, airport hotels, car parking and airport lounges.
Doing the hard work for you
We pride ourselves on our consultants' travel knowledge and excellent customer service standards. Customers can speak directly to our friendly consultants so we can build a relationship with you to ensure you get exactly what you want. Let us know what you want and we'll do all the hard work for you, making it our personal responsibility for making sure you have the holiday you deserve. We'll design your holiday every step of the way from your initial call to us to planning your next holiday when you get back. We're a travel supermarket like no other.
We set ourselves high standards and are keen to be one of the best independent travel agents in the UK, without losing sight of the personal, individual needs of everyone of our customers. We want you to be part of our success. We aim to be the only travel agent you will ever want or need.
We're passionate about travel and have had the experiences we'll recommend for you. Our personal insights means we can make sure you go to the places only the locals know about and make sure you take everything you need for the holiday of a lifetime. If the holiday weather in Tenerife is what you're about, or stunning beaches on the idyllic Caribbean islands or anything else in between.


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Alloy wheels
The popularity of alloy wheels nowadays has extended not just in high-end autos but also with budget cars. These wheels are made from an alloy of either magnesium or aluminum. With the attractive look of these wheels shares a high cost if one were to purchase. Still, more car owners who prefer to have an eye-catching vehicle thinks there is more to than just the price tag associated with it. Here are some benefits of investing in an alloy wheel.
Advantages of Alloy Wheels:
• Lighter – When compared with steel wheels, alloy wheels offer the lightness any driver would want to have a smooth driving experience.
• Better fuel economy – Being it a lighter wheel would mean it will not need to pull on a bigger weight that directly adds up to improving the fuel economy of your car.
• Extends the lifespan of the tyres – With its lightweight, alloy wheels tend to increase the longevity of tyre usage. As a result, buying one will be more cost effective than going with a cheaper option. It drastically lessens the amount of money that will be needed for maintenance.
• Effective heat dissipation and conduction – Another helpful feature of alloy wheels is its ability to dissipate heat better than steel wheels. In addition, braking performance is found to be more efficient thus decreasing the brake failure.
If there are perks to the use of alloy wheels, there are also disadvantages one can encounter aside from its cost.
Disadvantages of Alloy Wheels:
• Prone to different damages – When parking, there are instances that the car's alloy tyre will be scraped against the curb. Clipping the curb is another problem with alloy wheels that will likely result in cracks or chips. Although chips can easily be repaired, larger cracks may need more attention. In that case, a new wheel will need to be purchased.
• Not the same strength as the steel wheels – When it comes to strength, the higher rating would still go with steel wheels. It is because it can hold much more impact before bending. If you are in a country that has a bad road, think twice before choosing an alloy wheel.
• Cost a lot to repair – Right from the start of the purchase, the cost of alloy will be more expensive than steel wheels. Up to the point that it would need repair, any car owner will be faced with a high cost.
There we have it! But, if you aren't into alloy ones, there are still other tyre options. To give you more information, they are as follows.
Other types of Wheels:
• Steel wheels
If you are on a budget, steel wheels are the way to go. Traditionally, it has been a popular choice until alloys were introduced in the market. Even though it can be heavier than alloy is, it has a hard metal among other wheels.
• Forged wheels
Looking for another type of strong wheels? Forged wheels is a primary option to go with. The art of forging aluminum is the process by which a billet of material is subjected to a high amount of heat and a bar pressure of 900. The metal was crushed creating a super concentrated and durable wheel.
In choosing the type of wheel to integrate into your car, there are still other factors that we think of. Whether you go with alloy, steel, forged wheels or any other type, just be prepared with enough knowledge on every aspect as much as possible.


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TFC captain Bradley believes the Reds have the chance to be more dynamic despite losing Giovinco and Vazquez
NEWPORT BEACH, Calif — Toronto FC captain Michael Bradley was talking about "the perfect storm" on Thursday at the team hotel, though the discussion had nothing to do with the rain that flooded parts of southern California earlier this week.
Bradley was looking back at last season and contemplating how he plans on using the disappointing second half (or MLS portion) of the 2018 season as motivation for the 2019 campaign.
"A lot of things (fell apart) in a perfect storm type of way last year," he said. "That's not an excuse.
"In the end, we weren't good enough in the league on enough days and you finish where you finish deservedly. Nobody will hide from that. But when you look at what we did in February, March and April, in terms of the (CONCACAF Champions League games), in terms of the travel, the altitude, the field at BMO — which took a real toll just in terms of how heavy and how taxing that was — it just meant that by the time we got to the end of Champions League (losing the final to Guadalajara in a penalty shootout on April 25) we were decimated. We were so thin, we had so many injuries and because of Champions League, we had put ourselves behind the eight ball in the (MLS) and we were forced to write off a few games in the league early on.
"And so it just meant that we were chasing it the entire season instead of being able to look at things one game at a time. Because we were so far behind the eight ball, there was this constant mentality of, 'Wow, if we win the next three then we'll back close to where we need to be.' And when you start having to do that, it takes a real toll."
Bradley acknowledged that after winning so many trophies in 2017, including the MLS Cup, it was "damned hard" to go through last season, though TFC did make the Champions League final and won the Canadian championship. But the Princeton, N.J. native said not qualifying for the MLS playoffs after winning the title the year before was a kick in the gut.
"When you have a 2 1/2 years like the 2 1/2 years that we had up until (the second half of 2018) of consistent success, of stepping on the field every single week feeling like you were going to win, of playing in big games, playing in finals. When you go through a period like that, then sure, that's not easy for anybody," he said.
"It's miserable. But the mentality at this point is that we've certainly learned a lot of things from it, we've learned a lot about ourselves. We've learned a lot about what we need to be about, we learned a lot about who needs to be with us. We've learned a lot about what it will take to get things back to the level that we all expect. But I still feel strongly that we're going to put things back on the right track this year and the MLS part of last season will be nothing but a blip on the radar."
The Reds lost all-time leading goal scorer Sebastian Giovinco and versatile midfielder Victor Vazquez in the off-season, but Bradley believes that TFC can be better this year.
"Our team will be different. There's no two ways about that," he said. "You don't lose guys like Seb and Victor and pretend that the team is going to be exactly the same. But that doesn't mean worse. Not in any way. I think the idea is that we can be a little bit younger, be a little bit more dynamic. Play in a different way and ultimately play in a way where with time and with work, the ceiling for our team is even higher than it was before.
"On a personal level, I'm very excited because of the opportunity to be a part of building a new team in some ways, building a younger team, being able to do certain things tactically that we weren't able to do before. I think that's exciting," Bradley continued.
"And that isn't taking away anything from Seb or Victor or what happened over the last couple of years. Nobody's more proud of everything that we did over the last few years than me. Nobody is more proud of what went into it, nobody is more proud of what we were about on some of the biggest days. But this is life. It's sports. The game doesn't stop for anybody.
"I think we all wish those guys the best. They'll always be a part of the club's history. But there's no fun in looking back at this point. Sure, the things that we accomplished, the big nights that we all shared together, that part will stay with me, that part will stay with our fans forever. But the exciting part now is looking forward. The exciting part now is the opportunity to build and put together a new group of guys, a new team, that can play in a different way, in some ways do things that we couldn't do before.
"I think that part's exciting."


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MacPorts Portfiles
The MacPorts Project currently distributes 23449 ports, organized across 89 different categories and available below for viewing. This form allows you to search the MacPorts software index, last updated on 2019-11-15 at 15:35:05 UTC.
Or view the complete ports list (23449 ports).
Query Results
1 Portfile Selected
- rb19-cucumber 0.7.3 (source)
- Behaviour Driven Development with elegance and joy
Licenses: MIT
Maintained by: nomaintainer
Categories: ruby www
Platforms: darwin
Dependencies: rb19-builder rb19-diff-lcs rb19-gherkin rb19-json rb19-term-ansicolor ruby19


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There's something very strange going down in Hardin Montana.
Three black Mercedes SUVs, occupied by American Police Forces, arrive in Hardin Montana displaying a logo on their doors, "City of Hardin Police Department".
The city has not had a police force for three decades. The city is now under the
jurisdiction of the Big Horn County Sheriff's Office.
Who is this American Police Force Corp.?
When and why were they formed?
Who is funding APF?
Here is the LOGO flown at the American Police Force Corp website; which you will note is also inside of the above City Police Emblem:
and now here we find that the this American? Police Force is using the small coat of arms of Serbia:
Serbians taking over a jail no one else wants?
What the SAM hill??
Hardin has tried unsuccessfully for 2 years too import prisoners from other states and so it has sat empty.
Where is this American Serbian Police Force going to get it's prisoners?
The town of Hardin did express interest in accepting Gitmo enemy prisoners last spring to be housed in it's newly built, and in bond default, empty prison. Could this be a SHhhhh transparent administration secret midnight op too move Gitmo prisoners while ignoring national protest against Gitmo terrorists being housed in the United States?
The company lists as its headquarters a building in Washington near the White House that holds "virtual offices." A spokeswoman for the building said American Police Force never completed its application to use the address.
They have a one room suite in Santa Anna, California.
Government contract databases show no record of the company.
Security industry representatives and federal officials said they
had never heard of it.
an Associated Press search of two comprehensive federal
government contractor databases turned up no record of American
Police Force.
Spokesmen for the State Department and Defense Department said
they could not immediately find any records of contracts with the
An attorney for American Police Force, Maziar Mafi, describes
the Santa Ana, Calif., company as a fledgling spin-off of a major
security firm founded in 1984. But Mafi declined to name the parent
firm or provide details on how the company will finance its jail
"It will gradually be more clear as things go along," said Mafi,
a personal injury and medical malpractice lawyer in Santa Ana who
was hired by American Police Force only a month ago. "The nature of
this entity is private security and for security purposes, as well
as for the interest of their clientele, that's why they prefer not
to be upfront.
Why all the secrecy?
Who's cutting that first check come Feb. 1, 2010?
Heya now here's a thought - APF hands over a check to the city and tells them, now this check is for a 2 million more than what we agreed on - so when you cash it you keep your part and give us the other 2 million...just kiddin'.
So they claim to be a spin-off of some big son company.
Whois - says APFO set their godaddy website up on May 15, 2009.
I'd take a flying guess at Triple Canopy as parent Co. but from what I read they came out of Chicago in 2003, not 1984. Ditto wrong year for Blackwater...hum
Why will this American Police Force Corp, according to this Captain Michael from Montengro, be spending 17 million to train police and military?
Don't we already have cadet agencies and boot bases that do those things?
Doesn't the National Guard train first responders?
I got the feeling, while thinking about people showing up in Mercedes SUVs all spiffed up as Police vehicles, that someone isn't on the same page as the town and seemed to have jumped the gun.
I thought maybe a language barrier if this is indeed a foreign entity - looking at the website it appears to be written by someone who misspells a lot, like yours truly. I thought maybe they could have made a search tracking mistake and pasted in portions of text from perhaps their parent company.
Take this sentence for example that I just plucked off their page; Police Officers are responsible for protecting and serving the public and are entrusted with substantial authority to carry out these responsibilities...
Well sonofagun if google doesn't tell me that APF just ripped that text right off of the pages of other police websites.
Here's some more text from American Police Force site which appears to be ripped from the XE-Blackwater website:
Our extensive tactical firearms training facility, the U.S. Training Center is capable of providing a wide range of instruction and training for all types ...note word for word text.
Well, can't say they are definitively from Blackwater either since we know for sure they aren't from the text-ripped police web sites.
Are these guys for real?
Where'd these guys come from?...and I don't mean California.
What's going on in Serbian paramilitary Baucus land?
see also:
The Billings Gazette Oct. 1, 2009
Investigating Obama
"The North American Police Force " Immigration??...The Security And Prosperity Partnership Of North America ...Maziar Mafi is also an immigration lawyer...hummm;


text:
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Joel Greene, III
Executive Director
Joel Greene III loves being a part of an organization that helps people and doesn't profit from it. "People should not profit from human kindness," Joel says. "I am tied to my neighborhood because I grew up here. It's shaped me. I have family and friends here who need help. I love Bridge because I am helping to revitalize a neighborhood that molded me as a young person. I have always been invested in the lives of my friends and family growing up."
Joel has a bachelor's degree in sociology; master's in psychology; and is a PhD candidate in human and social services, concentrating in community development. She is also an adjunct psychology instructor at SLCC. She has worked in social services since 1996. Joel has two children: Rodney Jr. and Breanna. She is also an adjunct psychology instructor at SLCC. She is inspired by her parents' undying love for the Church and Ministry, and her children's' commitment to family, even though both are in single-parent homes.
Joel cites her father as being her hero: "He's an amazing man of God, and I have been blessed to see his transition from a man in the world to a man of God. He is an amazing teacher and Bible scholar, a great family man, and has the best sense of humor." Joel loves to sing, play the piano, write poetry, dance, and try new recipes she finds on Pinterest. She's volunteered at Second Harvest, Food Net, and St. Joseph's Diner. Joel is also a Worship Leader and Children's Church Ministry Leader at Bellevue Street Baptist Church in Opelousas, LA.
Tanishia Niccole Carbins-Gray
Executive Assistant
Tanishia is married to Jason Gray of 17 years, with four beautiful children: Akeia, Kalil, Mikel, Rosemary, and Prince—her Shih Tzu. She has worked as an office manager and legal secretary for an attorney; secretary for the 15th JDC judges; CSR for a convenience store and fast food restaurants; and a doctor's assistant for an optical practice. Tanishia loves to read in her spare time. Her kids inspire her every day, and she says, "I have a big heart filled with love that I must share—and Bridge gives me that outlet. I love the purpose of Bridge. Coming together to help others right here in the community. I am here because God has a purpose for me and placed Bridge along that journey." Tanishia says her grandmother is her hero—a real Wonder Woman. She has also volunteered at Carencro Youth Sports, Inc. She attends services at Church of Christ, Morgan City, LA (Bro. Stanley Rankins serving as pastor) and the Family Church in Lafayette, LA, (with Pastor Jay Miller guiding the flock).
Jerrica Greene
Youth Assistant
Jerrica Janae Greene is currently working towards earning her Bachelor's Degree in Early Childhood Education. She's also CPR certified. Jerrica loves seeing young people like her be ambitious and want something in life. She began working in the non-profit sector because she feels it gives her a chance to influence children's lives and help them grow further into Christ. "I am attached to children and want to see them strive in life. I love working at Bridge because I love the children and the people who make this all happen. I am here because I have a bond with these children and people who really want something great in life." Citing Michelle Obama as her hero, Jerrica strives to live a life serving others. In her spare time, Jerrica loves to bake. She once hiked the Grand Canyon. She has also volunteered for Hope for Opelousas, where she was a student in their after-school program. Currently, she attends church at the Bellevue Street Baptist Church, Opelousas, LA, where her grandfather, Rev. Joel Greene Jr., is the pastor.
Karmyn Robertson
Youth Assistant
Karmyn, an original bridge kid, attends South Louisiana Community College and aspires to become a psychiatrist. She loves to spend time with her family and friends. "The people that inspire me are the ones that have the heart to help and the mind to succeed in life. I'm with Bridge because I love how Bridge takes the time to help the children and families in the community. I love being a part of the children's lives and building relationships with everyone." Karmyn also loves that Bridge is family oriented and says she's here "because not only are we trying to help build children's faith but we're strengthening our own faith as well." Karmyn cites her mother as being her hero. In her spare time, she loves to sing and write music. Even though she claims not to dance and professes to be clumsy, she still tries her best to join in with joyous praise whether at church or Bridge. She has volunteered at St. Joseph Diner, Goodwill, and Food Net. She currently attends Crossroads Church in Lafayette, Louisiana.


text:
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text:
Last night's Ornette Coleman concert was one of those rare experiences you could describe as profound. Just two years short of his 80th birthday his age showed as he slowly shuffled onto the stage, but that frailty did not show in his music. The 1 1/2 hour concert went from number to number almost without a break with no talking. Flanked by three basses, two electric and one acoustic, and his son Denardo on drums, Coleman punctuated their relentless rhythms with brilliant brush strokes of sound. It was demanding music and if you let your attention wander, if even for a second, you would find yourself desperately trying to catch up. While most of the music focused on Coleman's current, Pulitzer prize winning album, Sound Grammar, a scattering of his earlier works also graced the evening. It seemed over as soon as it began as the time evaporated as you concentrated on the experience. As abruptly as Coleman's music, the band suddenly put down their instruments, bowed and walked off the stage. As the crowd realized what was happening the applause became a roar and the musicians returned for an encore, after which Coleman slowly shuffled off the stage. The audience wanted more, but sensed it was too much to ask considering what they had already received and respectfully let Coleman take his leave. Genius deserves such respect.
At the end of the concert I was mentally spent from the intense concentration the music demanded. However, there is something about experiencing great art that is elevating and expands your mind. This was such an experience.
Ornette Coleman once said there was music before there was a word for it. Now I understand what he meant.


text: I am using this as a renewal of my request/suggestion that we revisit the decision to not supply a .NET 2.0 version of IronPython 2.7. The current shipping version of Ubuntu has the .NET 2.0 compatible version of MONO, and cannot easily be upgraded. It cannot be used to build IronPython, so users are under the necessity to cross-compile using another OS, then copy the result to their Ubuntu systems. (This also blocks the Ubuntu maintainers from releasing a current version of IronPython -- since their rules require that release packages be built on the release platform -- so the built-in software installer loads on obsolete IPy.) I am tracking the release process for Ubuntu 11.10 in an attempt to lobby them into using a more current MONO implementation, but even given the rapid release cycle of Ubuntu, it will be next year before that release is in general use. I know this sounds like noise to a Windows focused group. After all, how much market share of users run Ubuntu, you ask? Not many, I will admit. But the percent of Python *developers* who use Ubuntu was staggering even to me, a member of that group. In a meeting of the Utah Python Users Group a few months ago, I took an informal survey of operating systems on the laptops in the room. There were two Macs. My dual-boot Dell was the only thing with Windows on it. The rest of the room, about 18 units, was Linux -- mostly Ubuntu, which was surprising, given that this is the home of SUSE. I use Windows on two occasions: 1) when I am working on a contract where Windows is the only choice. 2) when watching movies on Netflix. The Netflix viewer is a Silverlight application, and there are versions which run on Linux -- both my smart phone and my set-top box run it on Android, which is a distribution of Debian Linux. Some dork in Hollywood refuses to license the viewer on general releases of Linux. This is frustrating to the development team, who are -- you guessed it -- Ubuntu users. Is my point getting across? -- Vernon On Wed, Jul 27, 2011 at 12:28 AM, Markus Schaber <m.schaber at 3s-software.com> wrote: > Hi, > > > > It seems that IronPython 2.7 beta 2 can only be compiled for .NET 3.5, but > will not work any more when the projects are converted to be pure .NET 2.0 > projects (using SharpSVN). > > > > Is this a known issue? > > Or is there an error on my side? > > > > Thanks, > > Markus >


text:
- Page 1 Vodafone Mobile Connect HSDPA Data Card Review
- Page 2 Vodafone Mobile Connect Review
- Page 3 Vodafone Mobile Connect Review
Key Specifications
- Review Price: £57.57
It was almost two years ago that I reviewed the first 3G data card from Vodafone and it quite literally changed the way I worked. Being able to get online from almost any location really did make my life easier when I was out of the office. Since then I rarely go anywhere without a notebook and a 3G data card with me.
Back then Vodafone ruled the 3G data card market, by choosing to use hardware from Option, which quite simply wiped the floor with competing hardware at the time. But eventually the other network operators caught on and switched to Option hardware as well, meaning that Vodafone lost its initial edge.
But things have moved on in the 3G data card arena, with the implementation of HSDPA. Vodafone was the first network operator to announce the launch of its HSDPA network back in June, but it wasn't able to get review hardware to me until a few weeks later. In fact, by the time that I received this Vodafone Mobile Connect Card, I had already tested and reviewed T-Mobile's HSDPA card.
It comes as no surprise to see that the Vodafone Mobile Connect card is pretty much identical to the T-Mobile Web 'n' Walk card. Both network operators have gone with the Option Globe Trotter hardware, which marries HSDPA connectivity with 802.11b/g Wi-Fi. Also just like the T-Mobile card, the Mobile Connect is good for a very healthy 1.8Mbit/sec download speeds. There are faster HSDPA standards on the horizon, with 3.6Mbit/sec due early next year and 7.2Mbit/sec following that, but for now, 1.8Mbit/sec is a significant jump from standard 3G at 384Kbit/sec.
The Mobile Connect Dashboard has improved a great deal since I looked at the last card. Vodafone has shrunk down the icons and improved the look and feel of the software. The window that the Dashboard runs in is still larger than the T-Mobile application, even when viewed in "small mode", but it's not overly obtrusive on your desktop. You can setup the Dashboard software so that 3G is your preferred connection method, but it will use GPRS if there's no 3G signal available. The Mobile Connect Dashboard also has separate connect buttons for 3G/GPRS and Wi-Fi, making it far easier to differentiate between the two connection options than it was with the T-Mobile Communications Center.
Unlike other sites, we thoroughly test every product we review. We use industry standard tests in order to compare features properly. We'll always tell you what we find. We never, ever accept money to review a product. Tell us what you think - send your emails to the Editor.


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First look: Penn State jerseys with names on back
Ever since Bill O'Brien announced Penn State would include last names on the back of its jerseys this fall, people have wondered what it will look like. On Saturday morning, a couple of hours before Penn State's season opener vs. Ohio, @PennStateFball tweeted a picture of the jerseys hanging in the Penn State locker room.
This is certain to be a sensitive issue for Penn State fans. Some will love it, saying it's time to move on from the Joe Paterno era, while others will say it goes against Penn State's rich tradition. After all, the program has never had names on the back of its jerseys.
Where do you fall on the issue?
And here's what the blue ribbon sticker looks like on Penn State's iconic helmet:
BTN.com web editor Brent Yarina writes the Clothes Call features. Send him your Big Ten fashion tips here, find all of his work here and follow him on Twitter at @BTNBrentYarina.


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H Region is on the Second Floor in the Caste Village Commons
Caste Village Shoppes Map is broken up into regions for you to be able to find areas of Caste Village quickly. It's also a way for you to discover what other places are close to your desired location. This is a great way to feature our other great merchants along with your target merchant. Here at Caste Village we want to best serve you the guest.
H Region at Caste Village
560 Barton, David J., District Justice
570 Berkshire Hathaway Inc.
590 Berkshire Hathaway Inc.
600 Berkshire Hathaway Inc.
620 Quality Hearing Aid Center


text:
Washington (CNN)The Justice Department revealed indictments versus 12 Russian nationals as part of unique counsel Robert Mueller's examination of Russian disturbance in the 2016 election, implicating them of taking part in a "continual effort" to hack Democrats' e-mails and computer system networks.
All 12 accuseds are members of the GRU, a Russian federation intelligence company within the primary intelligence directorate of the Russian armed force, who were acting in "their main capabilities."
The discoveries supply more information on the advanced attack on the United States election in 2016, consisting of the release of e-mails developed to harm Democratic governmental prospect Hillary Clinton.
familiar claim de su.


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StarCraft II: We're trying to create an e-Sport • Page 2
Dustin Browder on the RTS modding phenomenon.
Eurogamer: What about introducing some persistence? Could leaderboards and experience gain be added?
Dustin Browder: Dude, how fun would that be? Oh my God! Yeah, I'd love to be able to do that.
I can tell you two things. One, it's going to be a timing issue for us. I need to get people focused on Heart of the Swarm. That's where most of our effort's going to go, going forward. Some of our mod makers, as you can imagine, are pretty fanatical and they do want to keep balancing and patching these mods going forward and we'll definitely try to give them the time to do that. But we're probably not going to have time to introduce leaderboards in this pass. But it might be something we can address much further down the road once Heart of the Swarm is in full swing.
I will say this: we do have what's called our bank system, which allows you to save data to people's Battle.net profile. Our mod makers have already discovered this system and have already done a number of things with persistence in other mods. There is the ability to do persistence on Battle.net. It is a little complicated right now, but our fans have discovered the triggers to make it happen, and they are doing it on some of their mods.
You can definitely expect to see more and more done with that. Maybe RPGs where you get to carry your character from map to map, is something I believe is possible with our current system.
Eurogamer: These four mods, are they it for you guys, or will you do more?
Dustin Browder: We could definitely do more further down the line. I do not have a secret list of mods I'm not telling you about right now. DOTA's on the way. The mods we've released are going out there. We do have some more challenge maps we're planning to release in the next few months that are not really mods but they are more content for our community to expand on the challenge mode.
There's not a ton of mods in development at the moment. We probably will do more mods closer to Heart of the Swarm. Once Heart of the Swarm is looking really great we'll probably do a little bit more work on these, maybe do some additional mods. But there's not a hidden array of thousands more mods waiting to go out. All of that work is being done ultimately by the community.
Eurogamer: Have you come up with any games you'd like to riff off of as you have with the ones in beta?
Dustin Browder: We have not. I tell you, I really do like for mods to encourage the designers working on them to build them and own them. What's exciting about these mods is, I didn't do any lead design work. In fact, I almost did nothing. These guys did everything on their own. These are really talented developers who get a chance to stretch and show their skills and come up with some original and creative content. We try to make sure the individual designers, like mod makers in the community, are empowered and running their own show, that they are the lead designers of their own efforts.
I don't know what the next ones will be and I don't want to know. I want them to be empowered to come up with their own work. That approach has proven itself with these mods. They've come up with stuff I never would have come up with that was spur of the moment and inspired.
Eurogamer: Where are we at with the marketplace idea and players being able to charge for created levels and mods?
Dustin Browder: Struggling. We are moving forward. We are working on it actively now. As you can imagine there is an immense number of challenges for us to overcome. We're trying to deal with those issues. I don't know how we're going to solve some of the player rights issues. How do players protect their own maps so they don't get ripped off by other players? What are the rules of how much you're allowed to charge? There's just a ton of work for us to figure out.
We've never, ultimately, built anything like this before. Some of our competitors have and more power to them. But we haven't done it yet. So there's going to be a bunch of work for us to figure out how to get this done. But it's something we're working on. It's definitely a distance down the road. It's not in the next month. It's going to be some distance before we get this in the hands of the fans.


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CSN Stores: Fast, Easy, and Cheap!
CSN offers such a wide range of items at competitive prices, you will be amazed at what you can find. Are you looking forward to spring and summer so the kids can start playing outside again? Check out the swing sets for kids - Yes, you can buy them online from CSN! It's your one-stop shop for all of your shopping needs, and you don't even have to step foot in a dreaded mall. CSN Stores was my go-to shopping place for Christmas gifts this year! Check it out today!
Disclaimer: I was given this product free of charge for the purpose of this review. All opinions are my own experiences with the product. Individual results may vary. No other compensation was given.


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NBA 2K16 is packed with enhancements, new features, updated rosters, and more opportunities to earn Virtual Currency. NBA 2K16 also includes the popular MyCAREER mode as well as a new soundtrack curated by pop super-producer DJ Mustard, renowned producer and rapper DJ Khaled, and legendary hip-hop producer DJ Premier. With enhanced graphic and player models, new animations that provide smoother movement and more realistic articulation combined with new controls and expanded device support, it's certain to be the most authentic NBA mobile gaming experience yet!
Download Link
NBA 2K16 v0.0.21 APK (13.5 MB) / Link 2
NBA 2K16 v0.0.21 MOD APK (13.5 MB) / Link 2
NBA 2K16 v0.0.21 DATA (1.9 GB) / Link 2


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I had a eye-opening financial experience at the bank a few weeks ago. This encounter led me to ask the question:
Is a having a mortgage financially superior to renting for life?
Here's the story: I went to see a financial advisor about getting a short-term loan for a project. Soon after this discussion, we got talking about home ownership. "Have you thought about getting in to the real-estate market?" she asked. I told her I'm happy renting for the time being. She replied, "well you're currently just losing money to rent! I highly recommend getting in to the market." All the cool people were in this market, apparently.
I said "sounds great, but I don't have enough to put 20% down on the house I'd want to buy right now. I want to save up enough to avoid that tax you pay with a down payment less than 20%." She told me, "well, it's best to get in to the market as soon as you can, and really, the extra tax paid compared to the financial benefits of getting in right away is not a big deal in the long run."
She then told me, that with the savings I have, I could actually put down just 5-10%, and with our salaries we'd likely be "pre-qualified" (a dangerous phrase, in my opinion) for a larger mortgage than I initially thought!
Now I'm no financial expert, but I know one thing: a house is no miracle financial investment, and the fact I was told that renting was an inferior financial path, and that I should go for a larger mortgage with a smaller down payment made the tiny office fill up with red flags. Are all these financial advisors really telling young couples my age to not save first and put down as little as possible as soon as they can on as big of a mortgage as they 'qualify' for? This worries me.
Now keep in mind, buying a house is about a lot more than just money. It's a core cultural value that we hold, as it represents your physical place in the world- a safe shelter that you can raise a family in and alter as you please without the permission of a landlord. But a house solely as a means of a retirement investment or creating equity is not such a black-and-white clear winner.
The common reason I hear for ditching the landlord and buying property is, "I'm just burning my money paying rent, I'd rather be paying it to myself!" Sure, but keep a few things in mind when you say this:
- A mortgage of $100,000 amortized over 25 years at 5% interest will cost the borrower about $214,000 by the time it's paid off: so you pay more than the entire house's value to the bank just in interest!
- As your primary residence where you live, you don't make any money until you sell it. The only thing that happens if your house goes up 600% in value is you pay more property tax.
- Remember it's not just a mortgage: there's tax, utility bills, repairs, renovations, and strata fees if you're in a condo. This can add several thousand dollars per year to your total annual cost.
So that being said, even with all these costs surely it still must be better than sending money to your landlord's pocket, right? Actually, if you crunch the numbers, renting can be sometimes be the superior financial investment, even after the other guy has paid off the house in 25 years. In the end, shelter always costs you money. There's no way around it; it will either go to the bank and to taxes, or it'll go to a landlord.
So there's absolutely nothing financially inferior with renting your entire life, if it suits your lifestyle. The housing industry and banks have a vested interest in propagating this myth that renting is a financially unwise way to live. That's why you shouldn't always take a financial advisor's advice at face value: they want you to have a mortgage.
And of course there's also absolutely nothing wrong with owning a house. It suits millions of people just fine. And renting out part of your house or owning a second income property can be very lucrative. Just ensure you do your due-diligence and remember all the other costs on top of a mortgage.
Not convinced about renting as a solid financial option? Here's a little test case if you don't mind some quick number crunching:
You and I both decide to spend $2,500 per month on living expenses. I decide to rent, and you get a mortgage, and we agree to meet up in 25 years to see who's better off.
You Buy A House
Let's say your monthly costs are: mortgage $2,000, property tax $300, utilities $100, repairs $100. This uses up your $2,500 limit, and gets you a $350,000 mortgage. Here's the chart of your 25-year mortgage adventure:
Now 25 years from now, you're house has risen to a value of $1.2 million! (assuming historical real-estate growth). Woohoo!!! However, you've spent $610,700 on interest and the principle, plus a total of $150,000 in utilities, property tax and repairs. You sell the house and head over to my place to tell me about your grand total of $439,300 net profit.
I Rent for My Entire Life
I ended up finding a rental that's roughly the same as your house for $1,900 per month (including utilities). That leaves me with an extra $600 per month, which I stick in some stocks and funds. With the historical growth rate of 6.5%, after 25 years and the glorious phenomenon of compound interest, I have $451,700 net profit.
The renter takes the win in this (very specific and highly variable) case.
But then you say: wait, what about after 25 years, I don't sell the house, leaving me free and fancy livin', while the poor renter still has to fork out rent! Well don't forget, you still are paying for tax, utilities and repairs each month, and second, remember that $451,700 in my pocket? With that money invested in funds with a 3% dividend yield, that provides me with $1,370 per month that I can put towards rent. In the end we come out pretty much dead square, even after you've paid off your mortgage.
This is one very specific case, and with just the slightest change in one of many variables, either could come out on top. The result really depends on how much less your rent is than a mortgage for an equivalent home.
Regardless, the point I'm trying to make is that in certain cases, renting can be a superior financial decision (so don't rule it out as some inferior financial decision), and buying a house to live in should not be as much a financial plan as it is a personal lifestyle choice. The non-financial pros and cons of home ownership vs. renting should be carefully considered before entering a mortgage.