text:
A city board on Thursday could consider revoking or suspending beer permits, or levying fines, on a restaurant and local organization that have previously had their permits suspended and sold beer or alcohol to a minor during a state sting in June, officials said.
The two businesses, Lincoln's Sports Grille and Oak Ridge Moose Lodge #1316, are among five that sold beer or alcohol to a minor during a compliance check by the Tennessee Alcoholic Beverage Commission in June, officials said. The Oak Ridge Beer Permit Board plans to have show cause hearings for all five.
Thursday's special meeting will be the fifth show cause hearing for Lincoln's and the second for Moose Lodge, according to the Beer Board agenda.
Lincoln's sold beer, a 16-ounce Bud Light, to a 19-year-old on June 9 after checking the person's identification, according to the TABC records. It's the second violation at Lincoln's for sale to a minor by the TABC, the Beer Board agenda said, and the case is still pending.
Meanwhile, the Moose Lodge sold alcohol, a mixed drink vodka cranberry, to a 19-year-old on June 26 after checking ID, the state records said. It's also the second violation at Moose Lodge for sale to a minor by the TABC, the Beer Board agenda said. Moose Lodge paid a $2,000 civil penalty for the violation and agreed to a 15-day suspension of their liquor-by-the-drink license. That suspension was in effect from July 13-27.
The Beer Board can revoke or suspend a beer permit during a show cause hearing. The board can also accept a civil penalty in lieu of a suspension. The maximum civil penalty is $2,500 per violation for selling beer to a minor, and $1,000 for all other offenses.
During a show cause hearing, the business is allowed to explain to the board why "negative action should not be taken against the beer permit."
TABC Special Agent Derrick Dalton will be at the hearing to answer board questions.
The alleged violation at Lincoln's occurred the same day the Beer Board agreed to suspend Lincoln's beer permit for two weeks, starting June 10, in a 4-3 vote. During that meeting, Beer Board members said they weren't satisfied with the remediation plan presented by Lincoln's following a May show cause hearing after an April fight at the restaurant and bar.
Lincoln's also faced a one-week beer permit suspension in September 2013 for selling beer to a minor in March, but the suspension was lifted after the business proved that all servers and bartenders had received TABC certification. Lincoln's paid a $1,500 fine in May 2013, according to state records.
No action was taken against Lincoln's during two other show cause hearings, one in March 2013 and the other in December. Concerns in those hearings included reports of a fight or disturbance and two arrests for public intoxication.
The previous show cause hearing for Moose Lodge, held in October 2013, was called after the March sale of beer to a minor during a state compliance check. That show cause hearing led to a seven-day beer permit suspension in October.
The Thursday meeting starts at 6 p.m. in the Oak Ridge Municipal Building Courtroom. See the agenda here.


text:
Customer Reviews
- Reviews (1)
11/18/2017Brenda J.
United States
Organic EO Set
I am very pleased with this set. I have already started using a couple of the oils in blends I make up for my skin care. It's very nice to have Organic Essential Oils for that purpose especially. And, the order arrived so fast and in perfect condition. Thank you.

subset: commoncrawl


text:
The focus of my practice is on peaceful resolution to legal disputes. When possible, I empower my clients with knowledge to help them to avoid costly legal mistakes and litigation. If there is no alternative but to resolve a matter in court, my focus is on preserving relationships and the best interest of the parties and the children.
I carry these same values into all areas of practice, and offer confidential, compassionate legal defense in criminal matters, mediation centered resolution to family law matters and win-win solutions to various types of legal disputes. My special interest is in assisting juvenile offenders to seek alternative programs to get back on track and I've taught the Williamson County Teen Court Program for more than a decade.
Our firm embraces core values and is dedicated to providing compassionate service to our communities. I am always delighted to meet a new friend. Please call me if you have any questions. Blessings!
Family: 18 years
Divorce, Divorce Alternatives; Separation Agreements, Marital Property Agreements, Reconciliation Agreements; Family Contracts; Property Divisions; and all related family matters.
Mediation: 23 years
Family Law; Landlord/Tenant Disputes; Victim/Offender Restitution Agreements; Community and Neighborhood Disputes; and all related pre litigation and post litigation disputes.
Criminal defense: 19 years
Juvenile Criminal Defense, MIP, PI, Family Safety Plans, Drug Possession, Theft, DWI, and all related offenses.
University of New Mexico
J.D. | Contract Negotiations
1995 – 2000
University of New Mexico
MBA | Human Resources Management
1995 – 2000
University of Texas – El Paso
B.B.A. | Marketing
1976 – 1979
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Williamson County
Round Rock, TX 78665
Telephone: (512) 468-7824
Fax: (866) 311-4007
Cofty Law PC
3000 Joe Dimaggio
Suite 18
Round Rock, TX 78665


text:
Father's Day at Birdland in Bourton-on-the-Water
Birdland Park and Gardens is paying tribute to some of finest feathered fathers as part of a weekend celebration for Father's Day (June 16th-17th).
In addition to daily talks and feeding programmes visitors can also find out more about some of most hard-working avian dads.
For some bird species, it is the males that actually end up doing most of the hard work when it comes to looking after the babies.
"For rheas, cassowaries and emus after the females lay eggs in their nests it's the males who will then incubate them for 40 or so days and be responsible for protecting the chicks once they hatch out," said head keeper Alistair Keen.
"King penguin parents share incubation of their single egg – taking it in turns to keep the egg warm on top of their feet.
"Many other male birds also help incubate the eggs during the day, when the chicks need lots of food and predators may be about," he added.
Birdland Park and Gardens, in Bourton-on-the-Water, is home to one of the largest collections of exotic birds in the UK.
Located in the heart of the beautiful Cotswolds, the park's magical combination of wildlife, woodland, riverside and gardens makes it the perfect day out.
Birdland cares for more than 500 birds, ranging from the UK's only breeding colony of king penguins and awesome birds of prey to parrots, cassowaries and cranes in a mix of free-flying and aviary displays.
The park also incorporates indoor enclosures for a variety of exotic birds and other wildlife alongside a host of other features and attractions; including the dinosaur-themed Jurassic Journey.
There's a host of fun, entertaining and informative events and activities for visitors of all ages to enjoy taking place throughout the year.


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Hanging Plant Cosy in white British Jacob Wool
Your hanging plants deserve to be cosy too, and these hand made pots from Pilto designs are one of the best solutions I've found for displaying trailing plants so they are happy and they look beautiful in your home too.
Using a leather strap and hand forged metal ring these hangers are sure to last whilst your trailing plants make their way to the floor. Simply take your plant out of the cosy to water, let it drain and then pop back in it's hanging cosy to make sure they stay in top condition.
The small cosy has a 8cm internal diameter x 8.5cm internal height.
The medium cosy has a 10cm internal diameter x 10cm internal height.
The large cosy has a 13cm internal diameter x 11cm internal height.
*Plants not included
Hanging Plant Cosy in white British Jacob Wool


text:
- $9.99
Welcome to the Dura-Block Line! HIGH END PROFESSIONAL SANDING BLOCKS FOR SHOW CARS AND PERFECT FLAT FINISHES (THE BEST SANDING BLOCK MONEY CAN BUY). The Dura-Block and Dura-Scrub enhance any project you're working on. Dura-Block and Dura-Scrub are the ideal solution for Classic Car Custom Restoration, Boats, Planes, Trucks and many other projects requiring absolute perfection.


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There's nothing like a game against the Miami Heat's junior varsity team to remind you just how shallow this Wizards team is. John Wall has become brilliant, Bradley Beal is going to be a good one and the four veterans (Emeka Okafor, Martell Webster, Nene and Trevor Ariza) are competent.
Beyond that? It gets ugly. Nowhere was this more apparent than in a demoralizing 103-98 loss to a Heat team resting LeBron James, Dwyane Wade, Chris Bosh and Udonis Haslem. The Wizards never seized control of the game with their depleted starting unit, then saw their bench of failing recent draft picks fall apart on both ends of the floor in a deplorable early stretch in the fourth quarter. That was enough to seal the deal for Miami.
What a way for the nine-game home winning streak to end.
That first half wasn't exactly a thing to remember. The Wizards came out flat, allowing Miami to jump to an 8-0 lead. Washington eventually rallied back early in the second quarter, but general ineptitude from their reserves prevented them from building a lead. (Chris Singleton? Kevin Seraphin? What was that?). Things improved a bit by the end of the half, and led by the brilliance of Wall (what's new?) and the shooting of Webster, the Wizards clawed their way to a four-point halftime lead.
The third quarter began just as frustratingly. The Heat kept clanking open threes, but the Wizards couldn't take advantage. Wall's improved jumper deserted him and he even got confused a couple times in transition by the Heat's coverages. A Shane Battier three with just over three minutes remaining tied the game at 65, and the Heat managed to stay within 72-69 after three quarters.
And then, the fourth quarter happened.
Just in case you thought the second unit couldn't get any worse, it did. The Heat hit a couple threes, and the Wizards' offense resembled Butler in the 2011 title game. On one play, Garrett Temple beaned Jan Vesely with an easy pass. On another, Kevin Seraphin accepted a double team, moved back to the three-point line and threw it away to Ray Allen. The Heat eventually completed their 14-2 run to take a nine-point lead with just over seven minutes left.
Wall returned and the Wizards finally started to get their act together. The defensive effort picked up and Price got hot, allowing the Wizards to cut Miami's lead to one with just under five minutes left.
But the rally ended when Allen posted up Price, got Wall in the air on the help and kissed the layup off the glass while drawing a foul. After a Wizards turnover, Allen nailed a wing three to put Miami back up seven, and Rashard Lewis followed with another three from the left corner to make it an eight-point game with three minutes left.
That was pretty much it. The Wizards never rallied again.
Just a horrible loss. I have nothing more to say. Well, there's also Martell Webster getting hurt. So, great.


text: Published 11 July 2009 · Main Posts American Flag Bikini Moments: What's YOUR Favorite? Jeff Sparrow In the search for an online model to replace the deadtree newspaper, too much of the discussion focuses on the technology and not enough on the way that the technology actually gets used. Case in point is the Huffington Post, the phenomenally successful group blog which gets namechecked in all such discussions, largely because it actually makes money and now ostentatiously funds the kind of progressive investigative journalism dying in traditional newspapers. But here's something a little sobering: But if political coverage gets the most attention in Washington, more than half Huffington Post's traffic is driven by gossip and entertainment stories. The day the Froomkin news broke, for example, the site's most popular story wasn't about health care – it was "American Flag Bikini Moments: What's YOUR Favorite?" Indeed, the Washington City Paper's Amanda Hess called attention to the sometimes schizophrenic nature of the site in a recent piece: "Liberal Politics, Sexist Entertainment." Similarly, columnist Simon Dumenco, last month in AdAge, wrote that the Huffington Post "likes to pretend that it's a respectable voice in the mediasphere, but it shamelessly pumps up its traffic by being just as trashy as, say, Maxim." If you look at Fairfax's online content, you see something very similar. The headlines might be worthy stories about politics or the environment; the featured links are about nude celebs. If this is a strategy to drive traffic, why does it work? If Age readers are satisfied with the tone of the print edition, why do they seek something more racy on the site? I suspect it comes down to the different ways news gets consumed online as opposed to in print. The traditional broadsheet was designed for reflective reading during a leisurely middle-class breakfast. You sip your tea; you ponder the weighty issues of the day. Online news, I would guess, gets skimmed much more quickly, often during often hours. Cubicle drones quickly scanning the headlines in between tasks are not in a position to absorb an in-depth analysis of the budget. But a picture of a drugged-up celebrity might provide a moment of diversion, something to quickly email to a friend. In other words, even had the internet not been invented, traditional journalism would have been in trouble since it no longer suits the patterns of consumption fostered by neo-liberalism. We live, now, in the age of American flag bikinis. Jeff Sparrow Jeff Sparrow is a Walkley Award-winning writer, broadcaster and former editor of Overland. More by Jeff Sparrow › Overland is a not-for-profit magazine with a proud history of supporting writers, and publishing ideas and voices often excluded from other places. If you like this piece, or support Overland's work in general, please subscribe or donate. Related articles & Essays First published in Overland Issue 228 10 November 202311 November 2023 · Subscriberthon 2023 On the final day of Subscriberthon, Overland's most important members get to have their say Editorial Team BORIS A quick guide to another year of Overland, from your trusty feline, Boris. I liked the ginger cat story, though it made my human cry. I liked the talking cat, too, but I'm definitely in the "not wasting my time learning to talk" camp. But reading is good. And writing is fun, though it's been challenging […] 1 First published in Overland Issue 228 9 November 20239 November 2023 · Subscriberthon 2023 On the second-last day of Subscriberthon, Overland's co-chief editor Evelyn Araluen speaks truth to power Editorial Team To my friends and comrades, I'm not sure if there's language to communicate how this last month has utterly changed me. This time a few weeks ago the busyness and chaos of bricolage arts and academic labour had so efficiently distracted me from my anxiety about the upcoming referendum that I forgot to prepare myself for its inevitable conclusion.


text:
With tomato soup, beans, and and leftover turkey. (Just in case you have any.)
Tag Archives: beans
Hunter's Stew
Can anybody read Betty's last name?
Baked Beans
With ketchup and bacon.
Bourbon Boston Beans
With maybe too much liquid. Or maybe not.
Baked Beans
Starting with six cans of beans.
Bean Soup
Using whatever kind of white beans you like.
Louise's Chili Beans
Hope you brought your can opener.
Timetable For Canning Vegetables by Cold Pack Method
For historical interest only.
Chuck Wagon Casserole
Let's talk a bit about the chuck wagon, a cross between a kitchen and a roll-top desk.
Lobster Cantonese
The traditional Manhattan recipe.
Bean Soup
With honey, turmeric, and paprika.
Some recipes need more love than others.


text:
How To Use FameChain
Click on any name in red.
Then explore..... or search again.
Michael Hutchence
Partners of
Michael Hutchence
Michael Hutchence
Member of INXS
Michael Kelland John Hutchence
22 Nov 1997
Michael Hutchence Bio Details
Full name
Michael Kelland John Hutchence
Date of birth
Birth place
Sydney, Australia
Date of death:
22 Nov 1997
Place of death
Sydney, Australia
Cause of death
Took His Own Life
King George V High School, Kowloon, Hong Kong S.A.R.
Davidson High School, Belrose, Sydney, New South Wales, Australia
North Hollywood High School, Los Angeles, California, United States
Beacon Hill Primary School, Kowloon, Hong Kong S.A.R.
Killarney Heights High School, Belrose, Sydney, New South Wales, Australia
Glenealy School, Hong Kong S.A.R. (1965)
Brit Awards
1991 - Best International Group 1991 - Best International Male
Michael Hutchence Siblings
other parent: Unknown
Partners of
Michael Hutchence
Michael Hutchence
relationship began Feb 1995
Paula Yates
relationship began 1991
until 1995
Helena Christensen
relationship began 1989
until 1991
Kylie Minogue OBE
relationship began about 1980
until about 1987
Michele Bennett
Kym Wilson
Alleged Romance
April Ashley MBE
Elle Macpherson
Alleged Romance
Belinda Carlisle
Kristen Zang
Michael Hutchence Children
born 1996, age 25
with Paula Yates
Daughter of Michael Hutchence and Paula Yates
Michael Hutchence Partner(s) Other Children
Michael Hutchence Family
View Michael Hutchence's Family Tree and History, Ancestry and Genealogy
Michael Hutchence's parents:
Michael Hutchence's father was Kell Hutchence Michael Hutchence's mother was Patricia Glassop
Michael Hutchence's former step-parents:
Michael Hutchence's former step-mother is Susie Hutchence Michael Hutchence's former step-father was Ross Glassop
Michael Hutchence's children:
Michael Hutchence's daughter is Tiger Lily Hutchence-Geldof
Michael Hutchence's current partners:
Michael Hutchence had a relationship with Paula Yates
Michael Hutchence's former partners:
Michael Hutchence had a relationship with Helena Christensen Michael Hutchence had a relationship with Kylie Minogue OBE Michael Hutchence dated Elle Macpherson Michael Hutchence allegedly had a romance with Belinda Carlisle Michael Hutchence allegedly had a romance with April Ashley MBE Michael Hutchence had a relationship with Michele Bennett Michael Hutchence dated Kym Wilson Michael Hutchence dated Kristen Zang
Michael Hutchence's siblings:
Michael Hutchence's brother is Rhett Hutchence Michael Hutchence's half-sister is Tina Hutchence
Michael Hutchence's nieces and nephews:
Michael Hutchence's niece is Zoe Hutchence
Michael Hutchence's grandparents:
Michael Hutchence's grandfather was Frank Hutchence Michael Hutchence's grandmother was Mabel Hutchence
Michael Hutchence's uncles and aunts:
Michael Hutchence's aunt was Iris Magee
Michael Hutchence FameChain Links
1977 - 1997
Other people in this association:
Kirk Pengilly 1977 - 2012
Tim Farriss 1977 - 2012
Andrew Farriss 1977 - 2012
Famous Scouts
Other people in this association:
HRH Catherine, Duchess Of Cambridge 2012
Brit Award Winners 1991 - The 11th
Other people in this association:
George Michael 1991
Elton John CBE 1991
Kirk Pengilly 1991


text:
very nice buddy, i was considering the 33GTR before I got my FQ Evo IX.... Prefer the 33s tbh. looks tidy, what will be the BHP after a stage 1?
Great stuff, hope you don't mind if I end up copying you here and there,
what do you rub the finish down with?


text:
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"The 21st Century Workplace is a world of volatility, uncertainty and ambiguity. It demands an employee who is prepared for opportunities he doesnt fully understand, with capabilities whose importance he is not fully sure about. Our universities will succeed only if we can equip our graduates with education for this constantly evolving business world, one that equips them with specific business and soft skills that make them employable from Day 1, yet gives them a generalist education and broader thinking skills that will help them re-invent themselves for new roles and new jobs as the world around them changes".
Mr. Sajith Pai oversees all key business initiatives, including Corporate & School Relations, Marketing and Digital for Bennett University, Times Group's upcoming higher education initiative. In the past, Sajith has worked across roles in Sales, Product / Brand Management and Strategy across Music, Print and Brand Capital, Times Group's media investing arm. He joined the Times Group in '98 after his PGDM from IIM Ahmedabad.
Sajith maintains a nerdy blog on Higher Education and News Media at sajithpai.com. He is also an online columnist for INMA - the newspaper industry's leading trade site. Every monday, he sends out a weekly newsletter on all things interesting he finds in Higher Ed. You can find him on twitter @sajithpai.


text:
I recently flew to Mazatlan via Mexico City on Aeroméxico, Mexico's national airline. Though I was upgraded to Clase Premier from Vancouver to Mexico City (and back), my flights to and from Mazatlán were in economy class.
Note that my first flight was after midnight, so it mostly consisted of checking in, boarding and getting to the business of sleep.
Aeromexico's Clase Premier is offered aboard Boeing's 737-800, 737-700, Dreamliners 787-8 and 787-9, as well as the Embraer 190.
SkyTeam Lounge
Our overnight flight departed out of YVR's Gate 53, right below the SkyTeam Lounge, perfect for a pre-boarding snack, drink and some reading time.
SkyTeam Lounge access is included with a Clase Premier ticket.
Cabin Layout
There are 16 business class seats aboard this Boeing 737-800, configured 2×2, each offering 39 inches of seat pitch.
A pillow, blanket and ear buds are provided at each seat. Overhead circular lights are dimmed a soft blue — easier on the eyes, especially late at night.
Behind each seat (and on the wall in row 1) are multi-language personal touch screens with a USB port.
There's a standard plug-in outlet below each twin seat as well as a pull-out remote for the music and gaming system.
Note: When booking this particular aircraft, I would highly advise against reserving seats 1B and 1E (check Seat Guru for seat maps on your flights). The curtain continually whacks against your feet in both seats. It's a design flaw that can certainly benefit from a quick rethink.
The Clase Premier seats on this medium-haul flight to (and from) Mexico City have footrests in place of lie-flat seats.
In-flight WiFi is provided via gogo.
We're offered a glass of orange juice or water prior to take off. Once we're airborne, dinner is served (unexpected at that hour, especially the Aeromexico app mentioned a snack and breakfast service during our flight). I was amazed to see the majority of the passengers eating dinner at nearly 1 am!
I didn't opt for dinner (too late at night) however the two choices were between salmon, salad and veggies or a ham and cheese croissant.
[Onboard meal service en route to Vancouver]
From Mexico City to Vancouver, we had a choice of chicken or cheese ravioli. Portion sizes are decent; we were offered beer, Cabernet Sauvignon, Chardonnay or spirits to pair with the food and snacks.
Luggage, Check-in
As can be expected in business class, Aeromexico offers priority check in, boarding, luggage handling at both ends of the flight, plus an extra bag allowance.
Salón Premier Mexico City
Bustling with a coffee/drink bar, buffet dining, seating, TV screens, shower room and massage services, Aeromexico's Salón Premier is a haven for long layovers.
For more details about Clase Premier service, visit Aeromexico online.


text:
Rejecting a Tenant
Although the specifics of the Fair Housing Act can differ from state to state, the general theme of the act is the same. You can not reject a tenant based on any discriminating reasons.
This means that you can't reject a tenant based on their race, religion, sexual orientation, religion, nationality etc. The Fair Housing Act generally dates back to the late 1960s when it was passed in Congress in 1968, although the Civil Rights Act also made references to it.
In this article, I wanted to talk about rejecting a tenant, reasons to reject them, reasons you can't reject them, how to proceed in certain situations, and what to do when rejecting a tenant.
The Interview Process:
There are many things you can't ask a tenant during the interview process, because even if you reject them for a completely different reason, they can still use the interview process against you.
I've written an article on What You Can't Ask During Interviews that you may find helpful. If you are unsure, always err on the side of caution because you don't want any legal issues to occur simply from rejecting a tenant.
No Social Security Number:
You are allowed to reject a tenant if they do not have a social security number or card. However this is something that you have to tread carefully on, because the majority of prospective tenants that do not have a social security number are immigrants or foreign students.
Therefore, if you are going to reject someone because they don't have a social security number – it is recommended that you reject EVERYONE for the same reason. You can't accept a tenant even if they don't have a social security card, but reject another tenant for the same reason.
False Information:
You can reject a tenant if they provide ANY false information on their application. Therefore for every application you receive, you need to put your "detective" hat on and look through the information thoroughly. Verify all the information that they provide. Check everything in their application, and also be sure to look for things that aren't there.
Credit Reports:
When you request a credit check on a prospective tenant, you can reject them based on their credit report. However please bear in mind that by federal law, you reject a tenant based on their credit report you must provide them with the name and address of the credit bureau that provided the information to you.
Insufficient Income:
If the tenant can't provide to you enough information to convince you that they will be able to pay rent, then you have the right to reject them. You need to confirm that the applicant isn't getting any rent subsided however, before deciding to reject them based on their income.
Poor References:
You can reject a possible tenant based on a bad reference from a prior landlord.
Criminal Record:
You can refuse to rent to a person if they have been convicted of a criminal offense and have a criminal record. Key word: convicted. This also does not cover drug use criminal offenses, as under the Fair Housing Act the prospective tenant is protected.
Rental Application Information:
If the applicant did not fill in the whole rental application, or provided incorrect information, you can reject them based on that.
Can't Meet Terms of Contract:
That's what your residential lease is – a contract. Therefore the tenant must be able to meet the terms that you outline in the lease. For example if it is a 12-month lease but the tenant is only wanting to stay for six months, you have the right to turn them down.
Pets & Smoking:
Within your rental agreement form, you can outline whether or not your property accepts pets or smokers. If the answer to either of these is no, you can reject any tenant who would violate this. Please note that this does not apply to disabled people who have an animal assistant.
Put everything in writing. If you are rejecting an applicant, write it down. If they file a discrimination complaint, you can use that against them at a later date.
Origins of the Fair Housing Act (Wikipedia)


text:
I am no math wizard, but I think the stress factor and measly monthly cash flow strongly argue in favour of selling at least one of the properties. Possible unemployment stresses me out greatly and I don't even have debt to service. Do your mental health and marriage a favour and sell at least one. The kids will get used to a new house.
- The Cult of Breastfeeding - November 27, 2023
- Having a Baby After FIRE - November 13, 2023
- Pathfinders Book Review - October 30, 2023
TGIF 'cause it's time for another Friday Reader Case! This reader writes to us from the GTA, Canada, and is having a dilemma about whether to sell her house and rent, or stay in her house. Without further ado, Take it away ScaredInGTA!
"Hi Firecracker,
Hope all is well. I have been following you and find you very inspiring. My husband and I own 2 properties; one is being rented and the other is our main residence. We are planning to sell our rental property in the near future and are open to selling our house and rent. The problem is that we looked intensively for 1 year and couldn't find anything that would make sense for us to sell. We also love our area, good school for the kids and very nice community. We love our house, not for pride of ownership but because we love to have a place to call home and stability.
Without being on the market we have people come to knock at our door to take a look at our house and we actually got a decent offer. I know it is probably the thing to do at this time because all the arrow is pointing towards the direction of real-estate going down. There is always a possibility that the opposite can happen. I am scared to take the kids away from the house they grew up in for leaving such a great community. I guess what I am asking since you are so good at it, is to help me calculate and show me that selling my house now is the way to go vs keeping it and view it as a long-term investment. We plan to rent for less than our current allocation for housing expenses.
Property #1: value $1.5m mortgage $680K weekly payment $735 for another 24 years at a variable interest rate of 2.9% property tax $7K
Property #2: value $700K mortgage $300K after all fees, we have a positive rental income of $150
We have some RRSP, RESP, TFSA ($100K). Some company stocks that are worth about $150K and one of us have a pension plan
Summary of our finances:
Monthly Family income (after-tax): $11K/month
|Phone Bill:
|1881 (car lease + gas + insurance + maintenance)
|Life Insurance
Debt: $980K mortgage for 2 properties
Investible Assets: $100K (RRSP, RESP, TFSA). $827 for RRSP and $416 for RESP each month.
Please let me know what your thoughts are. We just want to make sure that we are going to be able to retire in 20 years if we want to.
Thank you,
Good God, ScaredInGTA, with a spending of $9636.81/month, you are spending 88% of your income! Which is fine when times are good, but what if one of your were to lose your job? If you've never lived through a recession, you have NO IDEA how painful that would be. It's not fun. Trust me.
Looking at your housing situation, I can see that you have $680K + $300K = $980K in mortgage payments. So you're in debt to the tune of almost a Million dollars! And given the new B20 rules, when it comes time for renewal, you may have to re-prove that you can afford the current Bank of Canada 5-year benchmark rate (5.14%) or 2% above your contractual mortgage rate.
Since you're spending almost everything you make, so much of your wealth is locked in housing, you owe almost a Million dollars, and with tightened mortgage rules now in play, I can see why you're scared. I'd be scared shitless too.
And now you have someone willing to take it off your hands for $1.5 Million? And you're hesitating on this?
So you want to see the numbers? Okay, let's see what happens if you were to sell both properties.
Property 1: $1.5 Million * 0.95 = $1,425,000 (after 5% agent fee). After paying off your mortgage: $1,425,000 – $680,000 = $745,000
Property 2: $690,000 * 0.95 = $655,500 (after agent fee). After paying off your mortgage: $655,500 – $300,000 = $355,500
Total net: $745,000 + $355,000 = $1,100,500
So all of a sudden you'd go from being almost a Million dollars in debt to a net worth of over $1.1 Million!
When you add your investible assets of $100,000, you'd get $1,200,500, which by the 4% rule would support a yearly living expense of $48,020/year!
But given your yearly spending of $9636.81 * 12 = $115,641.72, you'd need at $2.9 Million to retire. And at your current savings rate of 12%, that would take you almost 50 years!
Even if you kept your primary residence for emotional reasons–to keep your kids in the same school district, etc–just by freeing up the $355,500 you have trapped in the rental property, that would generate a yearly income of $14,220, or $1185/month using the 4% withdrawal rule. Right now, your cash flow is a measly $150/month. That's only $1800 for the whole YEAR, which means you're getting a return of $1800/$355,500 = 0.5%. I could get a higher return digging around in my couch.
This is exactly why I say people need to MathShitUp when they invest in rental properties. Seriously, do not do this if you have no idea what you're doing. The cash flow on this rental property is abysmal. Invested in a diversified portfolio, your return for just one month is 8X what you're getting in cash flow from the rental property.
Hell, even if the markets tank, just the DIVIDENDS of 3% on $355,500 gives you $10,665! And right now you're taking a huge risk by locking $355,500 in one asset without diversification. If the housing market tanked or you get a bad tenant that screwed up your house, you'd be shit outta luck. THAT much risk for a measly gain of $150/month in cash flow? WHY, SIGTA? WHY?
So the choice is yours. Be almost a million dollars in debt or end up with $1.2 million in your pocket.
But the thing I really don't get is why you need to spend $1881 on transportation AND $5762 on housing? If you're spending that much on housing, you're already close enough to everything you wouldn't NEED a car—that's what the subway is for. Either move farther away and spend on transportation or stay where you are and cut it. Don't do BOTH.
Also, $469 a month for life insurance? If you sell the house and get passive income from a portfolio, you won't need life insurance because your portfolio IS your life insurance. So that gets rid of the $469/month.
If you can cash in on the houses, and move to a less expensive area (I'm seeing 3 bedroom homes for rentals for $1900/month in Mississauga—near the airport) or downsize to a smaller house, that would cut $3800/month or $45,600/year, dropping your yearly costs from $115,641.72 to $70,041.72.
Drop the transportation costs by going down to 1 car, and you could save another $11,286/year. Replace the insurance with the portfolio, and save another $5628. Now, we're looking at $70,041.72 – $11,286 – $5628 = $53,128! This would raise your savings rate from 12% all the way to 59%.
Now let's combine that with the money you'd raise selling sell your properties. All of a sudden, you'd have $1.2 Million!
This brings your TTR down to:
|Starting Balance
|Annual Contribution
Holy crap. You'd be done in 1 year!
This one's a no brainer guys. Would you rather keep spewing money, freak out about the housing market and be 1 Million in debt? Or cash out now, downsize to a lower cost area and be retired in a year? I know which one I'd choose.
What do you guys think? Chime in below!
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53 thoughts on "Friday Reader Case: Would You Rather Have One Million in Debt or One Million in Assets?"
Canadians don't need to pay capital gains taxes? Wow, time to move to Canada!
As a Canadian, you're tax-exempt only for your live-in property. They would have to pay capital gains for the "investment" property.
Wow that is a huge tax advantage! I am sitting on $2M in gains for my live-in property in the US, tough to sell.
Don't forget that we don't get to deduct our mortgage interest from our taxes.
So, it appears the US looks at buying a house like a business – you can deduct the interest like in a business loan, but you pay capital gains tax as if you made income upon selling.
In Canada we treat our primary residence like normal consumption – you pay with your full after tax dollars and it's just an item you own, not considered an income generator upon selling.
The Canadian approach makes more sense to me when dealing with our primary residence – it is a lifestyle purchase after all.
There are capitol gains taxes in Canada but not when you sell a primary residence (as far as I know)
CanadianLawyer is absolutely right — kids are super adaptive, and seem to key off parents' feelings an awful lot… so treat it as an exciting new adventure rather than a frightful uncertain future.
Man, I wish I had this "problem". I'd sprain my finger pulling the FIRE trigger.
Would that be your middle finger?
Wow, this one seemed pretty obvious! A perfect example of people overleveraging themselves into real estate "because it's a good investment".
The reality is they're mortgaged to the hilt and not seeing good returns on the properties. Any tiny little economic blip that results in a job loss will have them in the poorhouse.
I'm with you FIRECracker — they need to sell at least one property.
Myyy…loved it FC. Again you killed everyone who things buying a house is a good deal. It just buries you alive in debt!!!
I wish I had this problem. I'd be selling both properties and FIREing today and live the good life!!!!
I love real estate but in this case there is no balance whatsoever, they need to sell at least one if not both!
I don't get the transportation cost! That's huge!
And lastly, the only thing I don't agree with is that with two young kids, they may not want to eliminate the life insurance entirely. Piece of mind is really important too!
Agreed for the insurance for peace of mind with kids but it's probably so crazy expensive because they are doing whole life or something that offers "benefits" they don't need/understand/isn't really a benefit instead of term insurance which is way cheaper! We are a little older and pay about 10% of that!
And their car expenses are crazy high!! Hello transit!
Sell both and rent in an area that's relatively close to work & school district (atleast within biking distance) & you're all set. Maybe after you reach you FI number both can retire or atleast one of the parent to focus on the children if they want to
0.5% return? – SIGTA is better off putting it in U.S. Treasuries with hardly any risk.
Spending that kind of money on a car lease sure seems like a waste when one car is just spending a good amount of time sitting in parking at Pearson, and only going to work a couple of times per week. Flight attendants really don't need to do a lot of mileage for work unless they live very far from the airport, and with that kind of mortgage debt, I would sure hope that they could live close to work.
I drive about 5,000 km per year with my airport car, and that includes using it for non-work stuff.
At the very least I would sell one of them (preferably the 1.45 million dollar house). Having $1 million in debt would probably make my heart stop.
Hey! First time commenter, but I've been lurking for awhile and your blog helped me figure out what my husband and I wanted to do with our finances once we finished paying down all of my student debt, so thank you! (I was starting to get house horny and you helped clarify that, if we do ever buy a house in the future, it'll be AFTER we're FI and it's NOT an investment).
With regards to Scared in GTA, I actually have a compromise position to suggest – why not sell the rental with the bad cash flow and use the $355,500 to pay down the primary home's mortgage? Now, this would in no way make them financially independent and it's a strictly worse position if you're just looking at the math. However, if SiGTA is that attached to the house and neighborhood, it would at the very least put them in a much better position in terms of just how much debt they're carrying, when that 5-year refinance comes around. $225k vs. nearly a million – granted, if both of them were to lose their jobs, it could still crush them, but they could also snowball their payments until their next refinance too, to try to get that balance even lower or paid off completely, leaving them with annual housing costs of about $7k per year in the future.
The reason I'm even suggesting this is because I'm wondering if SiGTA would do any better right now if the stock market were to correct. Look at her language when she says;
"We now have a buyer that is ready to present an offer. The thing is the offer will probably look like something that was sold in dec 2017. That means $300k less than back in feb 2017. I know that we can't look back but still we can't help but at least compare."
Will having $1.1 million in an index fund really help her, if she's looking at that index fund and sees it drop to $800k and can't help but compare? If SiGTA is confident she could look at that and not sell, then go ahead, sell the properties and rent – it's absolutely the better mathematical choice. But, unless we hear otherwise from her, there's a possibility that she's more comfortable with housing correction than market corrections – at the very least, she's watched the house's potential price drop $300k and she's still reluctant to sell, due to simply liking where she lives.
Basically, if she and her husband want to keep the primary residence for whatever reason, then they're at the beginning of their FI journey, not the end.
To play devil's advocate a bit – OP seems to indicate that they would spend pretty much the same amount on rent as they do on the current mortgage if they sell. If that's true, then they are better off keeping the house. At least they are building equity as the mortgage reduces over time and the property (most likely) increases in value.
Also, if people are knocking on the door with offers, don't just take the first one that sounds halfway decent – list it with a good agent and get top dollar!
Regarding the rental, I might be tempted to keep it. Sure they are just breaking even pretty much so it's not a stellar investment. But you're completely discounting the appreciation on the property and the monthly decrease in the mortgage balance that the tenants are paying for them. So the return is MUCH greater than 0.5% or $150 a month. Then again, if they aren't counting ALL deferred maintenance and expenses in the calculation (meaning their cash flow is probably actually negative) then dump that thing.
I think the point is they are way over leveraged in Real Estate, all eggs in one basket, and stuck to service the debt on both properties. And combined with other ridiculous expenses?
cars, life insurance? (Universal Life Policy ?) the paycheck is spewing out the door.
you can move assets around in a Balanced Portfolio, can't do that when its all tied up in debt in 2 properties. And yes, we are at the top of a housing bubble, and probably an Equity bubble as well, so its time to diversify.
So the 5762$ Expense in housing, does this include the rental cost? And does the 10925 include the rental income? Otherwise how on earth are they spending 5762$ a month? Also if someone knocked on her door to buy, are there any realtor fees to pay? Transportation expenses are outrageous, life insurance fees at their age are crazy. What kind of policy would cost that much?
So I think sigta is attached to rental property not because of the cash flow but because they have likely seen historic increases in property value. And I get that mindset. However as a rental investment you should be doing soooooo much better. Your rental property is over 50% owned and you are positive cash flow $150. Sell it. I calculated what I am getting after operating expenses, on approximately every 390,000 I have invested in real estate, it's 2900$.
I also agree that the principle property should be sold and invested. So rent costs the same as your house carrying costs, but investing the proceeds from the sale of your property would more than pay your rent in same area. So in my opinion you could be in a great situation by selling.
You could also sell your main residence and enjoy the principle residence exemption, then move into your rental…….if you wish to avoid paying capital gains when and if you choose to sell the rental.
It is interesting how differently we look at the rental properties! This is actually the path we have taken in our retirement path. We buy properties with cash, increase their value (in case we want to resell at some point), and we rent them with 6.5-6.7% net revenue.
We have diversified our portfolio, from having all of the properties in Kraków, Poland, and bought a house in the US, cash also, that gives us 4.2% net, plus we also increased the properties value since purchase.
We invest in markets with heave lacks of properties for rent. We never needed to wait more than to beginning of next month to rent.
Overall, we average above 4%, and we won't need to sell them to get our retirement paycheck.
But: I would NEVER go into it if I had to take a mortgage!
Mortgage is just a leverage. It helps you get higher % but adds more risk
If you had cash, and bought when the US market crashed, you are laughing now. Even Warren Buffet said he regretted not going out and buying a few dozen homes and holding them. He saw the value.
So where is the Value in Real Estate today? Is there one?
You forgot to add the mortgage repayments into monthly profit on rental property. It will add to the percentage you calculate. Also one should invest in something he knows, not everyone knows where you take your risk-free 4+% from.
I don't understand what they spent money on under the housing category. $5762-mortgage is $5000. What do they do with it? Electricity, heating, internet and Netflix? Surely it's not $5k?!
Hi, late to the party here.
I'm siding with FC middle-ground suggestion of ditching the rental only and investing the money, using the dividends to help pay for life a little bit.
The reason I think it is a good solution for SiGTA is that we tend to assume on this blog that everyone want's to retire early and become a digital nomad, but this isn't often the case. It sounds like SiGTA wants to give a stable environment for her children to grow at – meaning a house they can call their own, trees they can carve their name on, childhood memories of knowing every shortcut in the neighborhood, every basement of their friends etc. You just don't get that as a renter. I am a renter with kids, I know how it feels… I am extremely happy to be debt free and have reasonable portfolio, but there is a cost to everything in life – the cost of being a renter is emotional when it comes to raising kids in a rental.
(By the way, thinking of it now, as a kid we did move to a rental for a few years. I don't recall ever caring that it wasn't our house. Kids really are very adaptable!)
Additionally, much like what RJ mentioned, SiGTA may not have the right investing psychology to jump all they way from from a house-owner to a live-on-my-portfolio in one swoop move of selling both properties and constructing an income-generating portfolio. It is too much of a jump.
Even for FC (based on your own blog posts) it took years of building savings in the hope of buying a house, and then years of investing and slowly seeing the portfolio grow and generate income, before you were ready. going from one extreme to the other is too much.
So – I think that selling the rental and learning to constructs a portfolio, seeing it grow, and seeing the income it can generate passively will be a good learning excercise for SiGTA. At the same time, she can stay in her neighborhood that she loves and give her kids the life she wants to. If at some point she finds that she likes the passive income from the portfolio she can always sell later. In fact, when the kids are older, have moved out, and it is time for thinking about downsizing, she will be mentally prepared to sell and live of her portfolio thanks to having the small one she built from selling the rental.
SiGTA still needs to figure what to do with her car and insurance expenses. We have 2 life insurances, one is a full on disability and income coverage in case of injury, for less than half of theirs, and we have 2 cars which combined are less than half of their expense. Not sure why they spend so much.
hopefully SiGTA will chime in at some point with her thoughts about our comments and what she decides to do.
In my opinion, I think that the couple has the easiest decision to make in respect of the current circumstance. Liquidate these two house assets and use the proceeds to invest in the shares. etf and bonds ect. The dividends are enough to pay for their housing rentals for life. They can live their life on their own terms.


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Princess of Lieven
Dorothea, Princess of Lieven, a Russian diplomatist. Her mother was a favorite of the empress of Paul I, and Dorothea received a brilliant education.
At an early age she married the Prince Christoph Lieven, who was ambassador in 1811 – 1812 at the court of Prussia. Here the remarkable aptitude of the princess in dealing with public affairs, and her eminent social qualities found full display, and she not only controlled the main springs of political action in Berlin, but succeeded in shaping the opinions of the court of St. Petersburg by her extensive official and private correspondence.
When her husband was transferred to the court of St.James, she became as conspicuous as she had been in Berlin, and until 1834 held a leading position in the highest social and political circles of England.
After the death of her husband, she took up her residence in Paris, and her house became a favorite resort of the chief political, literary, artistic and social celebrities of that metropolis. The principal business of the Russian embassy was done in her boudoirs, and she was on terms of personal friendship with almost every eminent statesman of her time.
Reference: Famous Women; An Outline of Feminine Achievement Through the Ages With Life Stories of Five Hundred Noted Women By Joseph Adelman. Copyright, 1926 by Ellis M. Lonow Company.


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- Poster presentation
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The role of the large-conductance calcium-dependent potassium channel, BK/Slowpoke, in shaping motor neuron firing during rhythmic activity
BMC Neuroscience volume 12, Article number: P217 (2011)
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Rhythmic muscle contractions underlie a number of crucial motor behaviors, such as respiration and locomotion. The timing of contractions is determined by the intrinsic activity and synaptic interactions of neurons within what are called central pattern generating (CPG) networks [1, 2]. In many systems, motor neurons (MNs) are not part of the classically-defined CPG. However, research suggests that ionic currents in MNs may shape the timing of the final motor output [3, 4]. A lot of work has focused particularly on the role of potassium currents in shaping responsiveness and firing of MNs [3, 5]. Large-conductance calcium-dependent potassium (BK) currents, encoded by members of the Slowpoke (Slo) gene family, can contribute to action potential repolarization, regulation of firing frequency and interspike interval, repetitive firing, and burst termination [6]. Mutations of Slo genes also lead to a variety of motor disturbances [6]. We developed a biophysical model of bursting activity in MNs to explore the circumstances under which a BK/Slo current expressed in MNs can shape the timing of motor output underlying locomotion. We identify mechanisms by which the BK/Slo current changes the bursting output of MNs, and describe the different behaviors that are observed for varying membrane densities of the underlying channel. We also present preliminary data consisting of electrophysiological recordings from larval Drosophila showing that the changes in motor output predicted by the model are indeed observed when genetic manipulations of Slo channel density (RNA interference constructs) are targeted to MNs [7]. Our results not only further understanding of the specific role of BK/Slo channels in MNs, but contribute more generally to the growing knowledge on the role intrinsic MN properties play in shaping rhythmic motor output.
Harris-Warrick RM: Pattern generation. Curr. Opinion Neurobiol. 1993, 3 (6): 982-988. 10.1016/0959-4388(93)90171-T.
Marder E, Calabrese RL: Principles of rhythmic motor pattern generation. Physiol. Rev. 1996, 76: 687-717.
Harris-Warrick RM: Voltage-sensitive ion channels in rhythmic motor systems. Curr. Opinion Neurobiol. 2002, 12: 646-651. 10.1016/S0959-4388(02)00377-X.
Heckman CJ, Gorassini MA, Bennett DJ: Persistent inward currents in motoneuron dendrites: Implications for motor output. Muscle Nerve. 2005, 31: 135-156. 10.1002/mus.20261.
McLarnon JG: Potassium currents in motoneurones. Progr. Neurobiol. 1995, 47 (6): 513-531. 10.1016/0301-0082(95)00032-1.
Salkoff L, Butler A, Ferreira G, Santi C, Wei A: High-conductance potassium channels of the SLO family. Nature Reviews Neuroscience. 2006, 7 (12): 921-931. 10.1038/nrn1992.
McKiernan EC: The role of specific voltage-activated and calcium-activated potassium currents in shaping motor neuron firing output during rhythmic motor activity. Doctoral Dissertation Physiological Sciences, University of Arizona. 2011
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Cruz-Aponte, M., Smith, A., Herrera-Valdez, M.A. et al. The role of the large-conductance calcium-dependent potassium channel, BK/Slowpoke, in shaping motor neuron firing during rhythmic activity. BMC Neurosci 12 (Suppl 1), P217 (2011). https://doi.org/10.1186/1471-2202-12-S1-P217
DOI: https://doi.org/10.1186/1471-2202-12-S1-P217


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SNIS Annual Meeting poster abstracts
024 Dominance of anterior cerebral artery: a CT angiographic study
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Objective: Dominance of arteries has been studied in different tissues/organs of body. Diagnostic, therapeutic and prognostic implications are hypothesized to be related to symmetry or asymmetry of circulation. One major implication in the case of the brain is the hypotheses that asymmetry exists …


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Women are intelligent, powerful, and pretty much full of magic,
I don't really know how to explain this so I'm just going to start with a little background history.
One thing about me is the fact that I love slang. It makes our general everyday diction a lot more interesting & just adds simple fun to our conversations. I like to have a good time & certain slang can bring a certain attitude to any situation. Some people might think it's immature to use so much slang but truthfully — I don't care about those people. Another one of my favorite things about slang is the fact that it's a trend; words come & go, sometimes they recycle. Just like any trend, it shows age or a time period. For example if you hear the word "groovy", instantly you're going to think of the 60's-70's. It's intriguing to me that just a simple word can put you in a timeframe or take you back to a moment. I may be only 20 years old but there have already been tons of words, phrases, & even acronyms that have come & gone. Especially since I grew up during the golden age of internet where the lifespan of trends seems to get shorter & shorter.
Currently, "IT'S LIT" is on the rise. IT'S LIT doesn't have to be used in caps but that's just how I say it in my head. Anyway, IT'S LIT is pretty much code for approving of anything that you like with the utmost level of excitement. For example if someone calls you to ask how the party is & you're having a good time you would say, "Yeah the party is fun. There's tons of people here & the DJ is playing Future, IT'S LIT." At this point in time, your friend would probably have the motivation driven by FOMO to head out to the party. IT'S LIT isn't only used to describe lituations though, IT'S LIT can be used to describe anything that you want to approve of with the utmost level of excitement.
So, IT'S CLIT. WTF is IT'S CLIT?
Do me a favor & add these two words together for me:
So it's obviously no secret that "clit" is a nickname for clitoris. The clitoris is a sex organ that ONLY FEMALES have. What's that got to do with IT'S LIT though?
Well as you are all aware of, it's 2015. I feel that now, more than ever, is a time for change. Now, more than ever, is a time for equality. Society has come far but we have still not reached full equality yet. Full equality is within reach & full equality starts with you.
Today I am focusing on gender equality which is why I am presenting to you, IT'S CLIT.
IT'S CLIT is not a movement to say that women are superior but it is a movement to remind you how majestic females really are. My vision for IT'S CLIT is to highlight women around the world who are doing things of progression — whether it be to better the world or to promote girl power. I want to live in a society where women can embrace any type of lifestyle without having to deal with stereotypes or inequality. That all starts with you & with the way you approach your everyday life. Everyone should live in a forward state of mind that desires to better the world in hopes of a equal earth for everyone to enjoy. Do what makes you happy & never be ashamed of who you are — male or female.


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Last week, I needed to play fifteen minutes of solo classical piano music as a prelude before a university's Baccalaureate Ceremony. Because of my performance schedule during the last month, along with all my teaching, I had to wait until just a week before to begin preparing. I chose some appropriate music which I knew but hadn't looked at in twenty-plus years (I'm not kidding.) But since I knew the pieces, they came back quickly. However, the night before I was informed that I also needed to play a postlude.
A postlude is a completely different thing!
Preludes are generally slow and contemplative, helping people to settle and prepare for the coming ceremony. Postludes are usually quick and energetic, motivating people to leave their seats. While I was told that I could just replay something from the prelude, I knew that wouldn't be the best choice.
I looked through the "wedding music" book I had chosen the other pieces from to look for something more upbeat. I found a piano transcription of a Minuet and Trio from Luigi Boccherini's string quintet Opus 13, No.5. It was the perfect choice!
Here are two quick tips for choosing a perfect last-minute piece:
First, choose something from the Classical Period. Why? Here's a description of Classical Period music in a series of two words: Predictable Harmony; Few Accidentals; Alberti Bass; Scale Patterns; Simple Rhythms; Parallel Motion. All of these make Classical Period music the easiest to sight-read.
Second, choose a Minuet and Trio. The form of a Minuet and Trio has a lot of built-in repetition which means there is less to learn. In a postlude setting, it also means you can choose to repeat or not repeat sections, depending on how fast people are leaving their seats.
And here are two quick tips for performing that last-minute Classical Period piece:
First, you don't have to play something at full tempo. No one in the audience will be paying enough attention to criticize you for bringing the tempo down a few notches, if they even know the piece well enough to notice.
Second, if you must, play only the top notes (along with the bass). All the parallel motion in the Classical Period music means you can get away with playing only the top notes to keep the musical idea flowing without losing your place.
The other day, I followed these two tips. I didn't play the Boccherini at FULL speed. I could play most of the parallel motion, but I wasn't going to sight-read sixteenth-note octave runs. So, I played just the top notes in those spots.
I finished just as the last of the attendees were trickling out.


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Best Investment Tips for 2017
In the current scenario where almost all the predictions are on the verge of failure, the investment market is facing a high degree of challenges. Although the situation shall not mould the long-term investing decisions of the investors, the short-term goals will be highly affected. Hence, it has become crucial to take every keen step with due care. Let us have a look at the various investment tips that one needs to follow for making a worthwhile investment in 2017.
All of us are well aware of the happening in the Indian economy due to a sudden decision of Prime Minister regarding abolishment of the high denomination notes. The nation is facing the challenge of lack of cash, which has reduced the demand factors and hence affected the demand supply chain. It will take the same considerable time to cope up with the situation in order to attain the stable position once again. But the investors have the best opportunity right now to plan their future investments in the best manner. Thus, we have provided the best investment tips to the investors that would assist them in taking a worthy decision in 2017.
- Educate Yourself: It is quite important to know well in advance where we are investing our money. The market ups and downs can affect investments to a great extent but if we know beforehand what shall be the implications of a sudden event on our capital, we would be in a better position to take the respective steps. So first of all, you must learn the market trends and how you can make most of them in every situation as we cannot rely on some third party to take care of our money.
- Go Through Proper Research: Before investing the hard-earned money into any scheme or programme, it is crucial to do proper research and analyse its track records so as to confirm the right selection. This would assist in designing a productive portfolio for oneself and gain substantial income in the long run.
- Calculate Your Risk Profile: We all know our risk-bearing capacity according to which we take the financial decisions. At present, due to a sudden change in the economy regarding demonetisation, the risk profile of the investors has also been affected up to a great extent. Hence, for the coming year prior to taking an investment decision you need to calculate the risk appetite so that you could make a better choice for your future.
- Get Predictions for Market Fluctuations: The stock market is facing great ups and downs these days. And it has been expected that the same shall continue for a certain period in the future as well. Hence, we need to take a strong decision in its regard so that we do not lose our money in any context. Mutual fund SIPs offer a simple way of making a smart investment irrespective of the market volatility which ensure higher profits to accomplish the goals if investing.
- Don't Be Emotional: Sometimes we make wrong assessment and worst selection for our portfolio which ruins our entire investment. But we must maintain high level of patience to yield greater returns in the future. And therefore, the market fall by even 1000 points cannot affect our capital if we wait for the right moment to let it hold back its position.
- Take a Review of Your Investment Mix: You must take a proper review and track the performance of the schemes and portfolio in which you have invested our money. This would help you in knowing how much you are earning and what are the chances of getting the desired yield in the future. Furthermore, by doing so, you would be in a better position to take the required step towards switching and redeeming the funds as well.
- Go Cashless: In the current scenario, everyone has learnt to be independent of cash. We must focus on dealing with non-cash transactions by using Internet Banking, Credit and Debit Cards. Investments can also be made using the same by availing the online solutions of investing. We too provide online cash payments solutions to the investors for making a worthy and easy investment.
These important investment tips are the must-to-be-considered while taking an investment decision in 2017. So you must go through them to give high worth to your portfolio irrespective of the market situations.
We, at MySIPonline, are always ready to help you in making a worthy investment in mutual funds. You can avail our services anytime to get the best advice and tips for investing in the year 2017.
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Storage switch maker Brocade Communications Systems Inc. will announce its first low-end 2GB product this week, officials said.
On Tuesday, the San Jose, Calif., company will debut the SilkWorm 3200, an eight-port version of its flagship 128-port SilkWorm 12000, said Steve Beer, director of volume hardware platforms.
Except for the size and the lack of the 12000s high-availability and failover features, the products are essentially the same inside, he said. But the 3200 device is not a response to the recent industry criticism of Brocade for its limited success with the 12000, he said—in smaller organizations and even in large enterprises, "youll always need an edge switch," he said.
Brocade also hopes some customers will buy the 3200 and then grow into its higher-end products, he said.
The new product will cost "well under $1,000 a port." Channel partners, such as Compaq Computer Corp, Dell Computer Corp., Hewlett-Packard Co. and IBM, will determine the exact pricing, he said. There will be nine channel partners in total; the final street price will be competitive to rival Qlogic Corp.s eight-port 2GB product, which is in the $600-to-$700 range.
Brocade will gradually phase out its 1GB series, but the new products are backward compatible, Beer said.


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I find it really extremely funny as I read through some of the opinion pieces that some in Maine and outside the state have offered to news media in support or opposition to next Tuesday's bear hunting referendum. It is laughable and in some cases really phoney as a three dollar bill.
But I'll not go down that road because, well, to be honest, I think people are sick and tired of reading how somebody doesn't have facts because they disagree or there is no proof and claims of false advertisements. Yes, and now we have lawsuits. We are in a campaign and campaigns provide multiple platforms in which all sides can lie, cheat and steal, make promises and get away with it like thieves in the night. Puke!
But in this one instance, I really feel badly for the bears. They don't get no respect! A letter to the editor writer, in an attempt to paint his opposition as a bunch of fear-mongering liars, actually paints a picture of bears as being nothing but a bunch of sissified panty-waists.
In rational discourse we might learn about where certain predators fall in the hierarchy of who's on top and who's on bottom. In Maine, not including man, I think a black bear is probably considered top dog….or in this case top bear, the apex predator, the one animal that others don't want to mess with very often, if at all. (Note: I put man as top predator because there are some who have enough sense to get in out of the rain.)
I guess for the ignorant, the question should be, how did a bear obtain the distinction of top killer? After all, that's what predators are notorious for. Does "hungry as a bear" have any meaning for you? Does the idea that a hungry bear kills deer fawns and moose calves, help in gaining that distinction? A well-fed bear is of little concern to humans; a damned hungry one and you best get the hell out of the way! I/we have no control over food supplies for bears. Talk to Mother Nature about that.
In this opinion piece, linked to above, the author describes bears as: gentle, elusive, intelligent, timid and peaceful. If this is true then the hundreds, perhaps thousands, of previous scientists, who labeled the black bear a top predator, much have been wrong. Can that be?
The poor bear.
In perceiving bears in the manner of them being gentle, elusive, timid and peaceful, one has to wonder….no, not really. I wonder – I doubt all that many others do actually wonder – if this is what is often described as "new understanding" or "new knowledge" and "shifting the paradigm" and how we discuss wildlife issues.
The poor bear. What a wuss!


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The French Linguistics web site offers a competitively priced translation service that strives to strike the appropriate balance between cost and quality for your project. But please note it is intended for clients whose primary focus is the quality, accuracy and effectiveness of their translations.
This is not the cheapest service you'll find anywhere on the Internet. If you just want any old rubbish churned out at the cheapest price possible, there are plenty of other agencies and web sites where you'll find that service.
The French Linguistics translation service is competitively priced. State of the art electronic databases and reference materials are used to ensure that the translation process used is productive without compromising quality. Indeed, given the quality and level of service offered, you are unlikely to find a more cost-effective solution from other providers. However, you still need to be realistic about the cost of a translation that will actually be suitable for your purposes.
If you are looking for a service that is focussed on the quality, accuracy and effectiveness of your translations and the needs of your business, while remaining as cost-effective as possible, then this is the right service for you. However, if you are simply looking to cut corners and translate large volumes as cheaply as possible irrespective of the quality and usefulness of the end result, then the services offered elsewhere will be more appropriate for you.
Page last updated 24 May 2015.


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Most cars and light duty trucks have timing belts. The transverse mounted engines, or known as front wheel drive, can be tricky with removing and replacing a timing belt.
There are three types of timing belts
- Single overhead cam timing belt
- Dual overhead cam timing belt
- Dual overhead cam twin head timing belt
Single overhead cam timing belt
Single overhead cam timing belts can be a little tricky to replace. Some vehicles have brackets, pulleys, or cooling hoses in front of the timing cover. Keeping the camshaft and crankshaft in alignment are pretty simple on single overhead design when replacing a timing belt.
Dual overhead cam timing belt
Dual overhead cam timing belts can be tricky as well. Most vehicles today on the market have a cylinder head design that has the valve train enter the combustion chamber at an angle of forty to eighty degrees. This is critical when removing the timing belt due to the alignment of the valve train. When removing a timing belt on a dual overhead camshaft, the two camshafts are preloaded with springs. One camshaft may have a load on shaft resulting the camshaft staying put during the belt removal. However, the other camshaft will not have a load on it and the shaft will turn under spring pressure. This can cause a valve to make contact with a piston allowing the valve to bend.
To prevent a camshaft from rotating when the timing belt is removed a cam lock tool is to be used. a cam lock tool locks between both camshafts and keeps them together from rotating.
Dual overhead cam twin head timing belt
The most complex type of timing belt replacement that can be very tricky to perform is a dual overhead cam twin head timing belt. This type of belt is a single belt that is used on a v configured engine with dual overhead camshaft heads. Most v-6 engines with overhead timing may have this type of belt. When replacing this type of belt it is important to have two cam lock tools for there are two sets of cylinder heads on the engine.
On transverse engines, the timing belt can be tricky to remove for there is limited space to access the belt. Some vehicles it is easier to remove the belt from the top of the engine, but on most vehicles, the wheel and tire assembly must come off along with the inner fender, if it is a bolt on design, to access the lower bolts to the timing cover. Most timing covers are now one piece resulting in removing the harmonic balancer located on the crankshaft.
Some engines will have engine mounts in the way of removing the timing belt and making it difficult to extract the belt. In this case, supporting the engine and keeping it from moving will help aid in removal and installation of the engine mounts, commonly known as dog bones.
Timing belts are to be changed based on the manufacturer's recommendation time frame. It is ok to change a timing belt earlier than normal but not recommended.
- Note: If a timing belt has broken off, be sure to check the engine to see if it is an interference or non interference engine. Plus, realign the timing, install a new belt, and perform a leak down test to ensure that the engine is indeed ok for normal operations. YourMechanic has services available to replace your timing belt.
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Autodesk continues the August flood of the Civil 3D 2019.1 release cycle products. When the blitz happens it feels like we're installing a new Autodesk update for something else every day. This is a good news bad news thing. It's good the updates come out and mostly make our work easier. It's bad that we still have to pay a bit more attention than we'd like to all of this.
Does your Civil 3D Ribbon menu now look like the filing tabs in an IRS auditor's briefcase?
How Many Autodesk Apps Do You have to Know?
I was kidding around on the phone with another Autodesk software guru this week that now we have to learn AutoCAD, Map3D, Civil 3D, Infraworks, ReCAP, Revit (or at least Revit Structure, Bridge and Rebar), and a good bit of Inventor just to remain competent. Oops. I did not forget. We need to know the Subassembly Composer too. What about the Infrastructure Parts Editor? For all users this can be daunting prospect to say the least.
Some of this code diversity is the nature of specialized engineering and design applications. Some of it is the mere fact that Autodesk drops a lot of the core production customization onto our heads as though our individual and organizational needs and wishes are actually all that particular and special.
Here's a question: Are these particulars so diverse simply because we feel doomed to do it that way?
"Civil Engineers need to do engineering not customize software.
Surveyors need to gather data and analyze not recreate interfaces."
For many these days Civil 3D Customization means –
Make the software we pay for perform… productively.
Because we are engineers and design professionals we do want to mess with stuff to make it better. That is why we get up in the morning. Do we really have to reengineer the tools too?
Maybe a little (grin).
It always amazes me how many of the Autodesk University sessions are dedicated to this pursuit.
Managed Resources Produce Better Results
This real-world, man-hour quandary led to the birth, adaptability, and success of the Framework for Civil 3D. Meaningful, practical, and productive content matters almost as much as code. You spend a ton of time on it. You spend way more effort than you want to admit.
Put another way – the better books in a library are the reason for the library in the first place. Maybe you'd prefer to substitute movies or shows for books and Netflix or Prime for library. Can collections of better items from lots of folks be curated into a more productive whole? You bet.
If you employ Civil 3D, the Framework for Civil 3D can make you and your organization more productive. The Framework is an affordable, competitive advantage, if you put it to work. That's easier than you think because the Framework is built with neuroscience and human users in mind.
Autodesk's Tim Yarris did a recent webcast on the details of the Civil 3D 2019.1 Upgrade goodies. Maybe you missed it. I included a timeline so you can skip to the parts of the webinar that seem to mean the most to you.
Watch the new LandXML section in the webinar recording. Published surfaces to your grading contractors can get better if you pay attention. Oh Ok. You do have to do a good surface too.
Autodesk's Tim Yarris and Ben Wardell demo and outline in-depth and detail the latest improvements to Civil 3D 2019.1.
- Start
- Introduction to What's New in Civil 3D 2019.1
- System Efficiency and Design Improvements
- Rail
- Civil 3D Demo Begins with Rail
- DREF Sample Lines
- Surface Collaboration with Revit
- Drainage Structures
- LandXML Import/Export Improvements
- Best Fit Profile and Alignment Tools
Civil 3D 2019.1 Module Upgrades
As of this post we have yet to see the Vehicle Tracking Update for 2019.1. Will Autodesk surprise us and license more of Transoft's intersection technology for use in Civil 3D? We hope so.
The Geotechnical 2019.1 and River and Flood Analysis 2019.1 modules were released last week. The updates also included a River and Flood Analysis Civil 3D 2018.1 module for backwards compatibility.
The Autodesk MicroDrainage Utility 2019 Extension was also released this week.
Speaking of Civil 3D 2019 interoperability and Microstation - the Import and Export Extension for GENIO for Civil Civil 3D 2019.1 – aka the Civil 3D Bentley InRoads interoperability app was also released.
What do you know? The Framework for Civil 3D has been helping folks publish more easily into raw AutoCAD and DGN environments for ages. There's a video and entire post series and video courses about that.
Productivity Powers
Get the Framework for Civil 3D


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Today i'm talking one of my go to weekday styles, rocker tee's and statement flats. I am all about practicality when i'm running around with my babes during the weekdays but that doesn't mean you can't still be stylish too. I think it's funny how once you have kids everyone kind of expects you to immediately put on your mom jeans and throw your pre-kid style out the window. I think it's still so important to keep your sense of self (and style) so I continue to rock the same things I have always worn but sometimes just a more modified (kid friendly version). Flats and comfy tees are definitely no brainers around here. I receive a lot of questions regarding my rocker tees (and I have a TON). There are few different brands I love and JunkFoodClothing is one of them! The have vintage style tee's that are super soft, comfy and great prints. So here's a look from last week along with a round up of some of my current favorite rocker tees for you girls !
I'm wearing a size Small (this style is a little oversized so I probably could have done the XS too)
THESE FLATS are the COMFIEST pair I own!
TaylorCole photography
Rocker Tee c/o JFCLOTHING // Distressed Skinnies (I've repurchased these skinnies for a second time because they are the most flattering pair EVER.) // Leopard Print Lace Up Sandals // Chanel Bag (Look for Less version HERE) // Flat Top Sunglasses (been wearing these for almost two years now and still LOVE!) Look for Less version HERE and HERE.
and a few more of my favorite rocker style tees….
Hope you ladies are all having a great week!


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When I tell people at parties that I'm a Product Manager at a software company, the response is usually: "Oh, that's nice … what exactly is a Product Manager?"
That's only natural, but what's pretty unusual is that you're just as likely to get that question from a software company colleague. I suppose this stems from the nature of the product – software, in an industry that is not mature. I don't think this is the same issue in other, much more mature, industries like household products.
So I find myself explaining what a Product Manager is for, and I try not to launch into an article-length speech. My answer always boils down to something along these lines:
"A Product Manager fills in the gaps between different functions and departments in order to make sure that the product develops and makes progress, with the aim of making the product perform better relative to the competition."
So what are some of those gaps? Read on for a list of potential gaps you'll encounter at your company.
Gap Analysis
The first thing a Product Manager needs to do is his or her own little "gap analysis" to identify those gaps in the product or the organization, gaps that need to be bridged in order to move the product to the next level. The mix and match of gaps is different at every company.
The Gap Between Development and Direction
The Product Manager sets and clarifies the direction of the product as part of the Product Roadmap. This direction is usually a panoramic description of the landscape where you find yourself and the place where you want the product to go.
Compare the product direction with the nuts and bolts of software development for this day, this week, and this release. If the product direction is the forest, development work takes place down among the trees. When you're developing, you need to focus on the individual trees. Because of this, it's easy for software engineers to forget the overall forest view. And Sales and Marketing often never get down to descriptions of individual trees.
So the Product Manager can help guide discussions between these two perspectives, as needed. Marketing could use some good, concrete examples of upcoming functionality, so that collateral and other materials reflect solid, practical details. And Development could use a view of the bigger picture when making choices and judgment calls that will inevitably have a more far-reaching impact than the engineers are first aware of.
The Gap Between Marketing and Usefulness
Marketing is promoting. It is the nature of marketeers to tout the many features of the product. "Is that a feature? Well then, let me figure out how to say how wonderful it is." It's a great quality.
But when you promote something, it's easy to go too far in digging up benefits and potential results. While a product may have many capabilities, any given prospect or customer will find that some of these are much more useful to their situation than others.
Product Managers can describe very concretely how a given capability can be used to cut costs or make more money. While marketing collateral tends to talk about "squeezing costs out of your supply chain," a Product Manager can be much more specific with: "You can see orders in the pipeline and estimate inventory needs more precisely, then time orders from your suppliers to arrive just in time, eliminating delays in shipments and speeding up invoicing." The Marketing version sounds great and is important at a macro level. But the Product Manager version is concrete and highly useful.
The Gap Between Sales and Reality
It's always a temptation for Sales to describe the product in glowing terms that sometimes go beyond the actual capabilities of the software. On the one hand, the Product Manager needs to reel in some of those explanations to make sure that they focus on reality.
On the other hand, the Product Manager should listen carefully when the sales rep is reaching a little too far, and put some of those inspired ideas into the requirements for future releases.
And remember, those ideas are much more if they come from the prospects themselves.
The Gap Between Future and Present
One of the most non-technical statements I ever heard about software was that "software is squishy." It's also one of the most technically accurate statements I've encountered. Software can be maddeningly hard to pin down as far as what it does today versus what it will do six months from now.
The Product Manager is right at the nexus of current and future functionality. He or she is clearly aware of what the software does today, because they have had to define exactly what it does as part of defining how it needs to change for the future. So a Product Manager can be extremely helpful during discussions with prospects and teammates when the difference between past, present, and future must be made crystal clear.
The Gap Between Revenues and Profits
Product Managers usually find themselves engaged in a variety of supporting activities for Sales. The primary focus of Sales is the top line price, in other words the revenues that will come in with a signed contract. The goal is to bring in as much money as possible.
But the Product Manager ends up involved in, and often primarily responsible for, the profitability of the product. And they see that while the product could be used to do a whole lot of things, some uses are more cost effective than others. Some uses cost the company more in terms of customer training, internal processes, customer support, and services provided but not charged for.
Because of this, it's important for the Product Manager to use an understanding of which uses are more profitable and ensure that the product positioning and sales training are focused on the most profitable ones. During proposals, demos, and discussions with prospects, a Product Manager can steer the conversation towards the most profitable uses and build the vision around those.
The Gap Between Managing and Doing
A Product Manager is officially a manager. At least, the word is in his or her job title. Like a manager, he or she must obtain results by influencing and guiding others to produce those results.
Unlike some managers, the Product Manager may also be the only person who can actually do some of the hands-on work, such as crafting requirements, defining demos, and providing collateral or press release content.
So a Product Manager stands in the middle between the management team, who obtain results mostly through others, and the non-managers who produce results directly. This fills an important gap where ideas are translated into action, and difficulties encountered completing certain actions can trigger improvements to the ideas that brought them about.
So That's What a Product Manager Is For
There are no doubt other important gaps that the Product Manager tries to bridge or fill. And of course there are other, much more specific, things that a Product Manager does. While this role is hard to explain to others concretely, it can make all the difference in the effectiveness of a product and a company.
— Jacques Murphy, Product Management Challenges