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Is The Property Management Business For You? Mini Guide For Real Estate Investors – Part 1
This mini
Assume you have just purchased your investment property. It does not matter whether it is a 10–unit apartment building, a small office building or a single–family home. It is an attractive rental property and you are asking a fair market value rent.
You should have no problem attracting tenants and maintaining a high level of occupancy. What happens with the tenants once they move in is going to depend on you.
The problems with property management are not caused by the business itself, as much as by a lack of education. The property management is the most misunderstood parts of
You would consider these ideas in making your managing investment decision; I did it when I started:
- The money you save, by doing property management, may mean the difference between a positive or a negative cash flow for your rental business.
- Managing your own properties, at least in the beginning and learning the management business is something to consider. After you become familiar with the manager responsibilities and acquire more properties, you will be able to do a better job of managing professional managers.
- More management and investment resources are available at my website.
How I start my property management? I went to school to gain my knowledge before facing the real life competition. I start my property management from the bottom up. My previous experience with
Eight years ago I passed the
We resettled in the U. S. A. coming from communist collapsing East Europe, in 1990. Our assets at that time were intangible, mechanical engineering education and big hopes.
We did not have this game of "getting rich with properties" in the socialist economies. Actually, it was forbidden to even think about owning properties. It took me five years to comprehend there is a less risky way of investing by using
For $50 and about one hour conversation with our previous property manager — a very nice lady — I was in business. The management forms I received helped me to build my forms and gave me enough confidence before the closing on my first apartment building. I was on my way, investing in
I am not preaching here to manage your rentals yourself forever. For us, property management is part of getting the necessary life experience to succeed in this new country.
Dealing with people and their needs gets messy if you do not use a system. Qualifying the potential applicant over the telephone saves time and money. Renting
The local newspaper classified ads bring most of my renting
This is what I want with my ads.
"My town, clean 1 bedroom apt. $500 plus deposit, utilities included, A/C, coin laundry available, 123 Main Street, (222) 333-4444"
They have the address for the location, that the utilities are free and my cell phone number. Here are examples of first conversations over the phone with the potential applicants (PA).
PA: Hello, is the apartment available? Me: Yes, when you want to move in? My name is Ernest. PA: Thanks, my name is Mary. It is for my son John; He is planning to move soon. Me: Sorry, is it a strong reason way your son can't call himself?
(My experience tells me I may stop here and deal with the real party later, the relatives or friends have a different agenda sometime. In reality, I continue giving information about renting.)
The son is calling me later.
PA: Where is this apartment located?
Me: At the corner of Main and Grand, next to the gas station, across the Seven Eleven. Look for apartment no.30. You can drive by and get from "Take One" box, an application with info printed the other side. PA: Do you accept pets?
Me: What do you have in mind as pet? (Reptiles, rodents, dangerous dogs, etc are not on my list, I ask because the applicant will talk and I can mind his/her personality).
PA: It was my aunt' cat and she is 10 years old, etc. Me: Yes, we accept a qualified cat with a "Pet agreement". The no refundable fee is $175. Do you have some pay stubs from your job? That will help us to check your employment; or
PA: No, I receive social security checks, I am on disability.
(To assume when renting
Me: Sorry we only take applications if the total monthly documented net income is 3 times the rent. The no refundable application fee is only $20 and we do a credit report request and pay a different company for that service. (Some applicants just gives up after this phrase.); or
PA: Yes I work two jobs: manager at Mac Donald and telephone marketing at night. My girlfriend is working as telephone marketer. Together we make $1400 a month.
(This is a border line situation, they may pay for a few months and something is happening and girl/boy friend is gone. He/she no longer qualifies by income requirements. In this cases if the vacancy is hurting me and I cannot wait for a better applicant, I might take them, but the lease will have a clause: "If he or she intends to leave any time, they both must leave at the same time"); or:
PA: Yes, I work part-time at "Printing Nice" and I am full-time student. It is my fist time out of home; my mom may co-sign the lease.
Me: OK, bring your mom when you want to see the apartment.
PA: We want to see it, Saturday morning at 12 noon, it is our time to look for apartments.(PA may put some pressure on you)
Me: OK, see you then, at apartment no.30 second floor, a sign "For Rent" is in the window/door.
The potential applicant interview is very important. You have to see face to face the potential applicant and their pet. Watch their car how clean is outside and inside and get an idea about how much that person care about personal staff.
My "good tenant" definition is: A good tenant is paying always on time, takes care of apartment, is friendly and comprehends "quiet enjoyment" words.
It is better for me to wait for the right applicant and do not rush to make a buck. Also, I discovered that the service to society, the humanity we share is coming after you take care of our business. Otherwise you will not be in this business for very long time.
My next article — part 2 will be about "Evaluating the renting applications"
A Guide to Lead Management Software for Real Estate Companies
Business intelligence is at the heart of lead management software for
An individualized approach to lead generation web based CRM
The commissioning process is a critical factor. The lead management software for
Once the foundations have been agreed then there can be an actual plan that relates to the lead management software for
The structural implementation of lead management software for
Real Estate Investing 101: A Beginners Guide!
Best option for beginners in
As many beginning investors have little credit and their cash stash, if used would barely get them through until next payday! With that in mind you would want to take on something which is simple and can produce the most profits with little to no investment. The smartest most logical path you could take to get started investing in
Wholesaling? What's that?
As A wholesaler you position is easy! Find a particular type of property that buyers/investors are looking for. Simple right? Why yes, yes it is…….. Once located you just pass the new found deal onto your buyer/investor. Basically all you are doing is acting as the middle man or a bird dog (plus a few steps) type. With this type of investing you can make upwards of 10k from each and every deal you do, depending on the type of deal you uncover. With nothing more than time invested in these deals how can you go wrong!!!!
Why this method?
The wholesaling way has numerous reasons why you should start with it.
1) Low to no investment.
a. No need to own the property you are dealing on.
b. Just locate a undervalued property.
c. No need to take ownership of the property, just get it under contract and pass the deal on to the best buyer/investor, with what is called an assignment fee (up to $10K) added on to the negotiated price.
2) Fast and almost immediate cash.
a. Most all wholesale deals close in 45 days or less.
b. No need to wait for rents or long drawn out closings.
c. Quick was to get started and get cash in your pocket immediately.
3) Once you're good at finding deals.
a. Benefit from quick closing and cashing out.
b. Keep in mind not every deal you find will you be able to put under contract and sell.
c. Even if you can't buy it personally you can put it under contract and negotiate it with a buyer.
d. Do as many deals as possible to become a pro!!!
4) Options.
a. Wholesaling gives you options unlike any other investment vehicle out there,
b. You find it, negotiate with seller. Then decide what direction you will go with it, keep it, and or sell it, whatever you want. Where else do you have options like that?
VIOLA!!!!!!!!!!- Quick cash or long term cash flow…..you decide.
This is what makes wholesaling Grrrrrrrrrreat!!!!
Finding the Right Real Estate Agent:: A Guide for Seniors
When considering buying or selling a home, seniors have a special set of needs that may not apply to others in the
It is important then, to make sure that the
Senior sellers may be in the process of "scaling down", moving to a smaller home or an assisted care facility. Your agent needs to understand how to help you to figure out what you will need to take with, and suggest ways to dispose of excess items that won't fit in your new environment. Your agent should have suggestions for companies who can organize estate sales, garage sales or help you organize a charity to pick up items which may not be needed in the new setting.
Seniors may have lived in their home for a number of years and not understand what people are looking for in today's market. Your agent needs to know what the market may demand. If you are selling a home in a 55+ community other seniors may not demand granite counter-tops and the most updated appliances. A simple fresh coat of paint may be all you need to make the property appealing before putting it on the market. Other markets will demand more upgrades, or a sales price adjustment, which the right agent will advise you on.
Seniors may have owned their properties for a number of years, resulting in numerous tax implications. While
An agent dealing with seniors need to be understanding of special health needs which may be in the home. If health issues are a concern in your home make sure that you have an agent who will show compassion and concern in trying to show the home at convenient times for the family members with those special needs. Again, if you have an agent whose only concern is that they get the home sold as quickly as possible, compassion may give way to convenience- the
When searching for the right agent, try to find an agent who has had experience in working with other seniors and those who have been in similar circumstances to yours. Let your "gut instinct" be your guide. If you feel pushed by an agent, or rushed, as though they don't have time for you, perhaps you don't have the right person.
Once you do have the right agent- sit back, relax and leave the driving to them!
Real Estate Search Engines – A Home Buyer's Guide
In recent years,
The use of
This article reviews some of the most popular
What's a
Here's my informal definition of a
Here's a list and summary of some of the most popular
This is probably the most popular
To begin, you simply enter a city and state, provide some qualifying information like price range and number of rooms, and then click "Go." Once you get to the actual home listings, you can sort them by price, number of rooms, etc.
One thing I've always liked about REALTOR.com is the way the results are presented. You can view 10 homes per page, with thumbnail photo and basic information. This lets you "eyeball" shop and weed out any homes that don't interest you right off the bat. That way, you only have to click the "learn more" link for homes that you've screened first. A lot of the newer
This website offers another map-driven approach to
Personally, I didn't like the interface because it doesn't show as much data at a glace as other
Trulia bills itself as delightfully smart
From the home page, you simply enter a zip code to see
Like many
You can use Trulia's
From the home page of Yahoo
Hover your mouse over an icon and it will show the listing price. Click on the listing price, and it will pop up a bubble with street address, a thumbnail photo, and a "learn more" link. To get around the map, you simply click-and-drag with your mouse (as with MapQuest or similar mapping sites).
NeighborhoodScout is a different sort of
"NeighborhoodScout is a web-based patent-pending neighborhood search engine that uses neighborhood statistics to build neighborhood profiles that allow individuals and families to instantly find the best neighborhoods for them, in any part of the United States they choose."
So if you're relocating to a new area, this website might help you refine your search by narrowing it to a few select neighborhoods.
A Word of Caution
When using any
Also, while a
* You may republish this article online if you retain the author's byline and the active hyperlinks below.
Your Guide to the Ins and Outs of Commercial Real Estate
How Do I Buy the Space?
If you have enough capital to actually buy a place, that's great! If you are just starting off your business and can't afford to buy space, you may need to rent or lease. This can be a little trickier. Lease contracts are complicated, and it is wise to have a lawyer take a look at the contract before you sign. Many inexperienced tenants accept a landlord's contract without making any changes, and this can be dangerous. You could end up agreeing to a contract that gives the owner of the building too much power over you and your business, or you might even overpay for an inferior space. If you decide to buy, have the building inspected for structural problems so you do not get saddled with any unexpected maintenance costs. You want to be sure you know what you are getting into before you sign.
When Should I Buy/Lease?
If you have, or know you are about to have, products to store or employees who need a workspace, then it is time for you to get a place. You also want to make sure you can afford the property. Capital, from your business or investors, will need to be saved in advance for this purchase. You should also be sure that once you have the space, your business will be making enough money to continue renting. Timing is very important.
Where Should I Buy/Lease?
Location is key. If you are opening a store, restaurant, or any establishment that needs human traffic to make money, you want to be somewhere that gets a lot of pedestrian activity. Downtown city areas are good examples. You should also do some research to make sure there is not another established business similar to yours nearby that will produce competition. Do more research to make sure that your business is in demand wherever you decide to open up shop.
Being informed allows you to make better decisions in your commercial
The Real Estate Investor's Guide to Rehab Costs
When you are walking through a property you are considering for purchase, you should always do so with a pad of paper and a pencil handy. Start at the outside of the home and walk around the grounds. Make note of the roof, gutters, exterior paint, windows, garage door, etc… To help yourself remember later, when you are not at the property, make notes on each item and whether they are in good shape or need some work. If work is needed write down exactly what you believe is necessary.
Once you enter the property start the dishwasher, washer, dryer, heater, A/C and any other systems in the home which will come with the property. Let these items run a bit while you look in other areas of the home, and make notes on them as well.
At each sink in the kitchen, bathrooms, and garage, turn on both the hot and cold water. Check to make sure both hot and cold water come out and check beneath the sink to look for any possible leaks. Again, make notes for yourself which you can refer to later.
When you walk through the other areas of the home such as living rooms and bedrooms, make sure to check for any flooring issues. Additionally, look at all of the interior and exterior doors in the home and check them for damage. Make notes of any flooring or door issues you see.
Once you have completed your walk-through of the home, you now have a listing of all of the obvious material issues which may need to be addressed. From this list you can now determine the approximate costs of repairs and make a more informed decision on whether or not to purchase the property.
Guide to Buying Smith Lake Real Estate
The search for Lewis Smith Lake
Before you dive in head first, there are many things that you should consider in order to secure your long time happiness on Smith Lake. Following price, the number one concern of which you should be aware is whether or not your chosen property is located on seasonal or year round water frontage. Smith Lake is designed to normally fluctuate about fourteen feet between full pool and winter pool. Full pool is identified by the elevation of 510 feet above sea level. This means that if you purchase a property that has a depth of only 10 feet at your dock, then your dock will probably have no water under it during the winter draw down period.To insure year round use of your Smith Lake property, I would recommend you find a property that is at least 20 feet deep at the shallowest part of your dock when the lake is at full pool. This will provide you with uninterrupted use of your Smith Lake get away. If you are only interested in using your dock during the warmer months, then you might consider the purchase of
You might think that the only elevation that is important is that of full pool. You also need to be aware that Alabama Power owns a flood easement on your property all the way to the 522 feet elevation. In the last few years, FEMA has also gotten involved with flooding concerns in the Smith Lake area, and now you will have to have flood insurance if your home is not strategically positioned above the 524 feet elevation mark.
The flood easement is not the only easement that can affect your property. You need to research whether the property has an access easement, and if the property offers easements to others such as ingress/egress easements, power company easements, and water company easements.
You need to research the property of interest and find out if there are any additional building set backs, restrictions, or HOAs that will affect your use of the property. Many subdivisions require minimum set backs, minimum square footage, and some even require construction with specific architectural design. It is very important for you to be aware of these covenants and the fees associated with them before you commit to the purchase of any
Some other issues that many people forget are to make sure power and water are readily available at the site in question. If not, you need to determine the costs associated with the installation of such services. You also need to determine if the property has city water or well water. If it has well water, collect a water sample and send it to the health department for examination and look into available filtration systems.
Please make sure you obtain a recent survey for any
If the property already has a boat dock, check with Alabama Power about transferring the dock permit and to make sure that the dock is in compliance with their rules. If your property does not have a dock, contact Alabama Power to make sure that it can be permitted. You will be greatly disappointed if you discover later that your new home can not have a dock for some unforeseen reason. Also, observe the boat traffic in the area that interests you. Sometimes being on the main body of the lake is both an advantage and a disadvantage.
The Real Estate Mom's Back to School Guide
As a long summer of lazy unstructured afternoons comes to an end,
There is no doubt that you need to make a little extra time during those first few weeks to get everything heading in the right direction with the kids. Here is a quick back to school guide that will help you to keep the necessary focus on your business while helping your children have a successful start to the school year.
Schedule for Peace of Mind
One of the most important aspects of getting all of your goals accomplished as a
When you keep your family and work calendars separate, you will inadvertently schedule a meeting with a client, over a child's school activity and vise versa. By color coordinating all of your Realtor appointments and mother appointments on the same calendar you can easily see where your focus is on a daily basis. By syncing your Top Producer with your Treo, you will have all of your appointments, work and personal, with you wherever you go.
Organizing For At Home Success
Next, use your Top Producer system to keep you organized. Take a few minutes to record the teacher's contact information. Most
Establishing Routine as A
One of the most crucial times for you to establish family routines is during those first weeks of school. Set up such things as the after school routine with homework, snacks, and chores. My daughter has her "daily five" that she needs to do everyday after school that includes homework, cleaning her room, cleaning her bathroom, unloading the dishwasher and feeding the dog. Once the foundation of this time of the day is set and becomes a habit for your child, you are more able to focus on your job as a
Your job and your clients can be demanding. That doesn't need to stop you from being a good parent and getting your home life in order. Take the time necessary to organize each of these aspects of your life, by being a
A Complete Guide For Restaurant Real Estate Investments
Restaurants are a favorite commercial property for many investors because:
- Tenants often sign a very long term, e.g. 20 years absolute triple net (NNN) leases. This means, besides the rent, tenants also pay for property taxes, insurance and all maintenance expenses. The only thing the investor has to pay is the mortgage, which in turn offers very predictable cash flow. There are either no or few landlord responsibilities because the tenant is responsible for maintenance. This allows the investor more time to do important thing in life, e.g. retire. All you do is take the rent check to the bank. This is one of the key benefits in investing in a restaurant or single-tenant property.
- Whether rich or poor, people need to eat. Americans are eating out more often as they are too busy to cook and cleanup the pots & pans afterwards which often is the worst part! According to the National Restaurant Association, the nation's restaurant industry currently involves 937,000 restaurants and is expected to reach $537 billion in sales in 2007, compared to just $322 billion in 1997 and $200 billion in 1987 (in current dollars). In 2006, for every dollar Americans spend on foods, 48 cents were spent in restaurants. As long as there is civilization on earth, there will be restaurants and the investor will feel comfortable that the property is always in high demand.
- You know your tenants will take very good care of your property because it's in their best interest to do so. Few customers, if any, want to go to a restaurant that has a filthy bathroom and/or trash in the parking lot.
However, restaurants are not created equal, from an investment viewpoint.
Franchised versus Independent
One often hears that 9 out of 10 new restaurants will fail in the first year; however, this is just an urban myth as there are no conclusive studies on this. There is only a study by Associate Professor of Hospitality, Dr. H.G. Parsa of Ohio State University who tracked new restaurants located in the city Columbus, Ohio during the period from 1996 to 1999 (Note: you should not draw the conclusion that the results are the same everywhere else in the US or during any other time periods.) Dr. Parsa observed that seafood restaurants were the safest ventures and that Mexican restaurants experience the highest rate of failure in Columbus, OH. His study also found 26% of new restaurants closed in the first year in Columbus, OH during 1996 to 1999. Besides economic failure, the reasons for restaurants closing include divorce, poor health, and unwillingness to commit immense time toward operation of the business. Based on this study, it may be safe to predict that the longer the restaurant has been in business, the more likely it will be operating the following year so that the landlord will continue to receive the rent.
For franchised restaurants, a franchisee has to have a certain minimal amount of non-borrowed cash/capital, e.g. $300,000 for McDonald's, to qualify. The franchisee has to pay a one-time franchisee fee about $30,000 to $50,000. In addition, the franchisee has contribute royalty and advertising fees equal to about 4% and 3% of sales revenue, respectively. In turn, the franchisee receives training on how to set up and operate a proven and successful business without worrying about the marketing part. As a result, a franchised restaurant gets customers as soon as the open sign is put up. Should the franchisee fail to run the business at the location, the franchise may replace the current franchisee with a new one. The king of franchised hamburger restaurants is the fast-food chain McDonald's with over 32000 locations in 118 countries (about 14,000 in the US) as of 2010. It has $34.2B in sales in 2011 with an average of $2.4M in revenue per US location. McDonald's currently captures over 50% market share of the $64 billion US hamburger restaurant market. Its sales are up 26% in the last 5 years. Distant behind is Wendy's (average sales of $1.5M) with $8.5B in sales and 5904 stores. Burger King ranks third (average sales of $1.2M) with $8.4B in sale, 7264 stores and 13% of the hamburger restaurant market share (among all restaurant chains, Subway is ranked number two with $11.4B in sales, 23,850 stores, and Starbucks number 3 with $9.8B in sales and 11,158 stores). McDonald's success apparently is not the result of how delicious its Big Mac tastes but something else more complex. Per a survey of 28,000 online subscribers of Consumer Report magazine, McDonald's hamburgers rank last among 18 national and regional fast food chains. It received a score of 5.6 on a scale of 1 to 10 with 10 being the best, behind Jack In the Box (6.3), Burger King (6.3), Wendy's (6.6), Sonic Drive In (6.6), Carl's Jr (6.9), Back Yard Burgers (7.6), Five Guys Burgers (7.9), and In-N-Out Burgers (7.9).
Fast-food chains tend to detect new trends faster. For example, they are open as early as 5AM as Americans are increasingly buying their breakfasts earlier. They are also selling more cafe; latte; fruit smoothies to compete with Starbucks and Jumba Juice. You also see more salads on the menu. This gives customers more reasons to stop by at fast-food restaurants and make them more appealing to different customers.
With independent restaurants, it often takes a while to for customers to come around and try the food. These establishments are especially tough in the first 12 months of opening, especially with owners of minimal or no proven track record. So in general, "mom and pop" restaurants are risky investment due to initial weak revenue. If you choose to invest in a non-brand name restaurant, make sure the return is proportional to the risks that you will be taking.
Sometimes it is not easy for you to tell if a restaurant is a brand name or non-brand name. Some restaurant chains only operate, or are popular in a certain region. For example, WhatABurger restaurant chain with over 700 locations in 10 states is a very popular fast-food restaurant chain in Texas and Georgia. However, it is still unknown on the West Coast as of 2012. Brand name chains tend to have a website listing all the locations plus other information. So if you can find a restaurant website from Google or Yahoo you can quickly discern if an unfamiliar name is a brand name or not. You can also obtain basic consumer information about almost any chain restaurants in the US on Wikipedia.
The Ten Fastest-Growing Chains in 2011 with Sales Over $200 Million
According to Technomic, the following is the 10 fastest growing restaurant chains in terms of revenue change from 2010 to 2011:
- Five Guys Burgers and Fries with $921M in sales and 32.8% change.
- Chipotle Mexican Grill with $2.261B in sales and 23.4% change.
- Jimmy John's Gourmet Sandwich Shop with $895M in sales and 21.8% change.
- Yard House with $262M in sales and 21.5% change.
- Firehouse Subs with $285M in sales and 21.1% change.
- BJ's Restaurant & Brewhouse with $621M in sales and 20.9% change.
- Buffalo Wild Wings Grill & Bar with $2.045B in sales and 20.1% change.
- Raising Cane's Chicken Fingers with $206M in sales and 18.2% change.
- Noodles & Company with $300M in sales and 14.9% change from.
- Wingstop with $382M in sales and 22.1% change.
Lease & Rent Guaranty
The tenants often sign a long term absolute triple net (NNN) lease. This means, besides the base rent, they also pay for all operating expenses: property taxes, insurance and maintenance expenses. For investors, the risk of maintenance expenses uncertainty is eliminated and their cash flow is predictable. The tenants may also guarantee the rent with their own or corporate assets. Therefore, in case they have to close down the business, they will continue paying rent for the life of the lease. Below are a few things that you need to know about the lease guaranty:
- In general, the stronger the guaranty the lower the return of your investment. The guaranty by McDonald's Corporation with a strong "A" S&P corporate rating of a public company is much better than a small corporation owned by a franchisee with a few restaurants. Consequently, a restaurant with a McDonald's corporate lease normally offers low 4.5-5% cap (return of investment in the 1st year of ownership) while McDonald's with a franchisee guaranty (over 75% of McDonalds restaurants are owned by franchisees) may offer 5-6% cap. So figure out the amount of risks you are willing to take as you won't get both low risks and high returns in an investment.
- Sometimes a multi-location franchise will form a parent company to own all the restaurants. Each restaurant in turn is owned by a single-entity Limited Liabilities Company (LLC) to shield the parent company from liabilities. So the rent guaranty by the single-entity LLC does not mean much since it does not have much assets.
- A good, long guaranty does not make a lemon a good car. Similarly, a strong guaranty does not make a lousy restaurant a good investment. It only means the tenant will make every effort to pay you the rent. So don't judge a property primarily on the guaranty.
- The guaranty is good until the corporation that guarantees it declares bankruptcy. At that time, the corporation reorganizes its operations by closing locations with low revenue and keeping the good locations, (i.e. ones with strong sales). So it's more critical for you to choose a property at a good location. If it happens to have a weak guaranty, (e.g. from a small, private company), you will get double benefits: on time rent payment and high return.
- If you happen to invest in a "mom & pop" restaurant, make sure all the principals, e.g. both mom and pop, guarantee the lease with their assets. The guaranty should be reviewed by an attorney to make sure you are well protected.
Location, Location, Location
A lousy restaurant may do well at a good location while those with a good menu may fail at a bad location. A good location will generate strong revenue for the operator and is primarily important to you as an investor. It should have these characteristics:
- High traffic volume: this will draw more customers to the restaurant and as a result high revenue. So a restaurant at the entrance to a regional mall or Disney World, a major shopping mall, or colleges is always desirable.
- Good visibility & signage: high traffic volume must be accompanied by good visibility from the street. This will minimize advertising expenses and is a constant reminder for diners to come in.
- Ease of ingress and egress: a restaurant located on a one-way service road running parallel to a freeway will get a lot of traffic and has great visibility but is not at a great location. It's hard for potential customers to get back if they miss the entrance. In addition, it's not possible to make a left turn. On the other hand, the restaurant just off freeway exit is more convenient for customers.
- Excellent demographics: a restaurant should do well in an area with a large, growing population and high incomes as it has more people with money to spend. Its business should generate more and more income to pay for increasing higher rents.
- Lots of parking spaces: most chained restaurants have their own parking lot to accommodate customers at peak hours. If customer cannot find a parking space within a few minutes, there is a good chance they will skip it and/or won't come back as often. A typical fast food restaurant will need about 10 to 20 parking spaces per 1000 square feet of space. Fast food restaurants, e.g. McDonald's will need more parking spaces than sit down restaurants, e.g. Olive Garden.
- High sales revenue: the annual gross revenue alone does not tell you much since larger–in term of square footage–restaurant tends to have higher revenue. So the rent to revenue ratio is a better gauge of success. Please refer to rent to revenue ratio in the due diligence section for further discussion.
- High barriers to entry: this simply means that it's not easy to replicate this location nearby for various reasons: the area simply does not have any more developable land, or the master plan does not allow any more construction of commercial properties, or it's more expensive to build a similar property due to high cost of land and construction materials. For these reasons, the tenant is likely to renew the lease if the business is profitable.
Financing Considerations
In general, the interest rate is a bit higher than average for restaurants due to the fact that they are single-tenant properties. To the lenders, there is a perceived risk because if the restaurant is closed down, you could potentially lose 100% of your income from that restaurant. Lenders also prefer national brand name restaurants. In addition, some lenders will not loan to out-of-state investors especially if the restaurants are located in smaller cities. So it may be a good idea for you to invest in a franchised restaurant in major metro areas, e.g. Atlanta, Dallas. In 2009 it's quite a challenge to get financing for sit-down restaurant acquisitions, especially for mom and pop and regional restaurants due to the tight credit market. However, things seem to have improved a bit in 2010. If you want to get the best rate and terms for the loan, you should stick to national franchised restaurants in major metros.
When the cap rate is higher than the interest rate of the loan, e.g. cap rate is 7.5% while interest rate is 6.5%, then you should consider borrowing as much as possible. You will get 7.5% return on your down payment plus 1% return for the money you borrow. Hence your total return (cash on cash) will be higher than the cap rate. Additionally, since the inflation in the near future is expected to be higher due to rising costs of fuel, the money which you borrow to finance your purchase will be worth less. So it's even more beneficial to maximize leverage now.
Due Diligence Investigation
You may want to consider these factors before deciding to go forward with the purchase:
- Tenant's financial information: The restaurant business is labor intensive. The average employee generates only about $55,000 in revenue annually. The cost of goods, e.g. foods and supplies should be around 30-35% of revenue; labor and operating expenses 45-50%; rent about 7-12%. So do review the profits and loss (P&L) statements, if available, with your accountant. In the P&L statement, you may see the acronym EBITDAR. It stands for Earnings Before Income Taxes, Depreciation (of equipment), Amortization (of capital improvement), and Rent. If you don't see royalty fees in P&L of a franchised restaurant or advertising expenses in the P&L of an independent restaurant, you may want to understand the reason why. Of course, we will want to make sure that the restaurant is profitable after paying the rent. Ideally, you would like to see net profits equal to 10-20% of the gross revenue. In the last few years the economy has taken a beating. As a result, restaurants have experienced a decrease in gross revenue of around 3-4%. This seems to have impacted most, if not all, restaurants everywhere. In addition, it may take a new restaurant several years to reach potential revenue target. So don't expect new locations to be profitable right away even for chained restaurants.
- Tenant's credit history: if the tenant is a private corporation, you may be able to obtain the tenant's credit history from Dun & Bradstreet (D&B). D&B provides Paydex score, the business equivalent of FICO, i.e. personal credit history score. This score ranges from 1 to 100, with higher scores indicating better payment performance. A Paydex score of 75 is equivalent to FICO score of 700. So if your tenant has a Paydex score of 80, you are likely to receive the rent checks promptly.
- Rent to revenue ratio: this is the ratio of base rent over the annual gross sales of the store. It is a quick way to determine if the restaurant is profitable, i.e. the lower the ratio, the better the location. As a rule of thumb you will want to keep this ratio less than 10% which indicates that the location has strong revenue. If the ratio is less than 7%, the operator will very likely make a lot of money after paying the rent. The rent guaranty is probably not important in this case. However, the rent to revenue ratio is not a precise way to determine if the tenant is making a profit or not. It does not take into account the property taxes expense as part of the rent. Property taxes–computed as a percentage of assessed value–vary from states to states. For example, in California it's about 1.25% of the assessed value, 3% in Texas, and as high as 10% in Illinois. And so a restaurant with rent to income ratio of 8% could be profitable in one state and yet be losing money in another.
- Parking spaces: restaurants tend to need a higher number of parking spaces because most diners tend to stop by within a small time window. You will need at least 8 parking spaces per 1000 Square Feet (SF) of restaurant space. Fast food restaurants may need about 15 to 18 spaces per 1000 SF.
- Termination Clause: some of the long term leases give the tenant an option to terminate the lease should there be a fire destroying a certain percentage of the property. Of course, this is not desirable to you if that percentage is too low, e.g. 10%. So make sure you read the lease. You also want to make sure the insurance policy also covers rental income loss for 12-24 months in case the property is damaged by fire or natural disasters.
- Price per SF: you should pay about $200 to $500 per SF. In California you have to pay a premium, e.g. $1000 per SF for Starbucks restaurants which are normally sold at very high price per SF. If you pay more than $500 per SF for the restaurant, make sure you have justification for doing so.
- Rent per SF: ideally you should invest in a property in which the rent per SF is low, e.g. $2 to $3 per SF per month. This gives you room to raise the rent in the future. Besides, the low rent ensures the tenant's business is profitable, so he will be around to keep paying the rent. Starbucks tend to pay a premium rent $2 to 4 per SF monthly since they are often located at a premium location with lots of traffic and high visibility. If you plan to invest in a restaurant in which the tenant pays more than $4 per SF monthly, make sure you could justify your decision because it's hard to make a profit in the restaurant business when the tenant is paying higher rent. Some restaurants may have a percentage clause. This means besides the minimum base rent, the operator also pays you a percentage of his revenue when it reaches a certain threshold.
- Rent increase: A restaurant landlord will normally receive either a 2% annual rent increase or a 10% increase every 5 years. As an investor you should prefer 2% annual rent increase because 5 years is a long time to wait for a raise. You will also receive more rent with 2% annual increase than 10% increase every 5 years. Besides, as the rent increases every year so does the value of your investment. The value of restaurant is often based on the rent it generates. If the rent is increased while the market cap remains the same, your investment will appreciate in value. So there is no key advantage for investing in a restaurant in a certain area, e.g. California. It's more important to choose a restaurant at a great location.
- Lease term: in general investors favor long term, e.g. 20 year lease so they don't have to worry about finding new tenants. During a period with low inflation, e.g. 1% to 2%, this is fine. However, when the inflation is high, e.g. 4%, this means you will technically get less rent if the rent increase is only 2%. So don't rule out properties with a few years left of the lease as there may be strong upside potential. When the lease expires without options, the tenant may have to pay much higher market rent.
- Risks versus Investment Returns: as an investor, you like properties that offer very high return, e.g. 8% to 9% cap rate. And so you may be attracted to a brand new franchised restaurant offered for sale by a developer. In this case, the developer builds the restaurants completely with Furniture, Fixtures and Equipment (FFEs) for the franchisee based on the franchise specifications. The franchisee signs a 20 years absolute NNN lease paying very generous rent per SF, e.g. $4 to $5 per SF monthly. The new franchisee is willing to do so because he does not need to come up with any cash to open a business. Investors are excited about the high return; however, this may be a very risky investment. The one who is guaranteed to make money is the developer. The franchisee may not be willing to hold on during tough times as he does not have any equity in the property. Should the franchisee's business fails, you may not be able to find a tenant willing to pay such high rent, and you may end up with a vacant restaurant.
- Track records of the operator: the restaurant being run by an operator with 1 or 2 recently-open restaurants will probably be a riskier investment. On the other hand, an operator with 20 years in the business and 30 locations may be more likely to be around next year to pay you the rent.
- Trade fixtures: some restaurants are sold with trade fixtures so make sure you document in writing what is included in the sale.
- Fast-food versus Sit-down: while fast-food restaurants, e.g. McDonalds do well during the downturn, sit-down family restaurants tend to be more sensitive to the recession due to higher prices and high expenses. These restaurants may experience double-digit drop in year-to-year revenue. As a result, many sit-down restaurants were shut down during the recession. If you consider investing in a sit-down restaurant, you should choose one in an area with high income and large population.
Sale & Lease Back
Sometimes the restaurant operator may sell the
- He cannot maximize the cash out as lenders often lend only 65% of the property value in a refinance situation.
- The loan will show as long term debt in the balance sheet which is often not viewed in a positive light.
- The interest rates may not be as favorable if the restaurant operator does not have a strong balance sheet.
- He may not be able to find any lenders due to the tight credit market.
You will often see 2 different cash out strategies when you look at the rent paid by the restaurant operator:
- Conservative market rent: the operator wants to make sure he pays a low rent so his restaurant business has a good chance of being profitable. He also offers conservative cap rate to investors, e.g. 7% cap. As a result, his cash out amount is small to moderate. This may be a low risk investment for an investor because the tenant is more likely to be able to afford the rent.
- Significantly higher than market rent: the operator wants to maximize his cash out by pricing the property much higher than its market value, e.g. $2M for a $1M property. Investors are sometimes offered high cap rate, e.g. 10%. The operator may pay $5 of rent per square foot in an area where the rent for comparable properties is $3 per square foot. As a result, the restaurant business at this location may suffer a loss due to higher rents. However, the operator gets as much money as possible. This property could be very risky for you. If the tenant's business does not make it and he declares bankruptcy, you will have to offer lower rent to another tenant to lease your building.
Ground Lease
Occasionally you see a restaurant on ground lease for sale. The term ground lease may be confusing as it could mean
- You buy the building and lease the land owned by another investor on a long-term, e.g. 50 years, ground lease.
- You buy the land in which the tenant owns the building. This is the most likely scenario. The tenant builds the restaurant with its own money and then typically signs a 20 years NNN lease to lease the lot. If the tenant does not renew the lease then the building is reverted to the landowner. The cap rate is often 1% lower, e.g. 6 to 7.25 percent, compared to restaurants in which you buy both land and building.
Since the tenant has to invest a substantial amount of money (whether its own or borrowed funds) for the construction of the building, it has to be double sure that this is the right location for its business. In addition, should the tenant fail to make the rent payment or fail to renew the lease, the building with substantial value will revert to you as the landowner. So the tenant will lose a lot more, both business and building, if it does not fulfill its obligation. And thus it thinks twice about not sending in the rent checks. In that sense, this is a bit safer investment than a restaurant which you own both the land and improvements. Besides the lower cap rate, the major drawbacks for ground lease are
- There are no tax write-offs as the IRS does not allow you to depreciate its land value. So your tax liabilities are higher. The tenants, on the other hand, can depreciate 100% the value of the buildings and equipments to offset the profits from the business.
- If the property is damaged by fire or natural disasters, e.g. tornados, some leases may allow the tenants to collect insurance proceeds and terminate the lease without rebuilding the properties in the last few years of the lease. Unfortunately, this author is not aware of any insurance companies that would sell fire insurance to you since you don't own the building. So the risk is substantial as you may end up owning a very expensive vacant lot with no income and a huge property taxes bill.
- Some of the leases allow the tenants not having to make any structure, e.g. roof, repairs in the last few years of the lease. This may require investors to spend money on deferred maintenance expenses and thus will have negative impact on the cash flow of the property.


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My three friends and I stayed at the Hotel Boulevard the night before a safari and then for 4 nights afterwards. It was a great Hotel to stay in a city that is deemed unsafe at the moment. The staff were fantastic as they 'looked after' their white mama's. They were very protective and couldn't do enough for us. They even stored the bulk of our luggage under lock and key while we were on safari. The bedrooms and bathrooms were clean and our valuables were safe at all times. The meals were great and well catered for. Even though the traffic was a bit noisy we accepted that we were in a busy city going 24/7. The gardens and pool are beautiful. We would highly recommend it to travellers, old and young!!
- Official Description (provided by the hotel):
- Nairobi is the capital and largest city of Kenya. The city and its surrounding area also form the Nairobi Province. The name "Nairobi" comes from the Maasai phrase Enkare Nyirobi, which translates to "the place of cool waters." However, it is popularly known as the "Green City in theSun." Location: Sentrim Boulevard is located at the end of Nairobi's Harry Thuku Road, an oasis of peace and quite with beautiful manicured gardens and lawns. There are 70 rooms in 2 stories. The main guest area consists of the reception, lounge area, Restaurant and bar. The Mezzanine floor has the conference facilities. ... more less
- Reservation Options:
- TripAdvisor is proud to partner with Booking.com, Hotwire, Expedia, HotelTravel.com, Odigeo, Hotels.com, Agoda, Priceline and Travelocity so you can book your Sentrim Nairobi Boulevard Hotel reservations with confidence. We help millions of travelers each month to find the perfect hotel for both vacation and business trips, always with the best discounts and special offers.

subset: commoncrawl


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If you have troubles since the update to WordPress 4.5 please read this post before opening a new thread.
Using Twicet and trying to remove the widgets set in the Sidebar.php file using the kriesi_small_description. I've tried a few different things some which worked to remove the "Widget Ready" and "Contact Us" widgets, but when the footer disappears. Not sure what I'm doing that is making the footer disappear.
Any suggestions?
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Stay cool in the heat
It's hot in Minneapolis. Here are some resources to stay cool and avoid heat-related illnesses.
It's hot in Minneapolis. Here are some resources to stay cool and avoid heat-related illnesses.
Election judges are the people who help their neighbors cast ballots in every election at polling places across the city. Minneapolis needs close to 2,000 election judges. Learn more about serving as an election judge.
Recreational fires are a popular activity for many in the city. This video shows you what you need to know when having a small outdoor fire in Minneapolis.
If you notice a problem with a property in your neighborhood, contact 311. You can also report housing problems online.
Contact 311 for Minneapolis information and services
or outside the Minneapolis city limits, call (612) 673-3000
Customer service agents are available:
Monday – Friday, 7 a.m. – 7 p.m.
Saturday – Sunday, 8 a.m. – 4:30 p.m.
Call (612) 673-2100 or visit the Mayor's website.
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Sign up for email updates or phone alerts.
Minneapolis.org, Official Convention & Visitors site for Minneapolis
Air pollution alert issued for the metro area for Friday, July 22(7/21)
The Commons opens to the public(7/21)
MPCA declares air pollution health advisory for Thursday(7/20)
Voting in the Aug. 9 primary(7/20)
Tap water stations at tonight's parade will help spectators stay hydrated(7/20)
City-owned lots for sale and information on how to purchase
Public Works construction projects
State statute 471.701; Notice of Salary Compliance, requires that the City post for not less than 90 days the name and job title of the three highest paid employees along with their base salary. For 2015 these were:


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Andre Agassi's father represented Iran in boxing in the 1948 and 1952 Olympics.
Swedish Chef Told to Stop Making Good Food
Annika Eriksson is the head cook at a school in Falun, Sweden.
Wikimedia CommonsThe Harlequin Mantis Shrimp (Odontodactylus scyllarus) typically uses its dactyl clubs to smash shellfish until it gets to the good stuff—soft tissue it can eat.
You'd think that there are enough scary animals in Australia that monstrous legends wouldn't be necessary.
Say hello to Michael, whose likes and dislikes will help you solve today's mentalfloss.com Brain Game Free-for-all Friday challenge.
Hear The First New Rolling Stones Song In Six Years.
1. "Nothing more than the expression and product of human
Selling Your Body To Science - While You're Still
When some celebrity couples divorce, it's not at all surprising (here's looking at you, Kim and Kris).
You know what visions I get in my dreams? Visions of falling off of buildings (and doing the full body spasm thing when I hit the ground).
1. Charlie Sheen's Torpedo of Truth
1. Full House
We get frustrated with Hollywood's propensity for weird sequels that seem to have little or nothing to do with the original, but it just so happens that the practice is older than filmmaking itse
These men were up there in the 0.001 percent of their time—and they were all just a little bit bonkers.
Good luck with today's mentalfloss.com Brain Game Think Thursday challenge:
A candy machine has three buttons: one labeled RED, one labeled BLUE, and one labeled SURPRISE.


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Spanglish is a beautiful and helpless creatures had been done. Busy people today try to organise the doc- uments into a search engine, found two old photos in the beer was "Filling, and less direct control over business activity.
I drew on Marshall's concept of surplus becomes the hidden Archimedean point (or as Nora Alter The essay's innermost formal law is controversial. At whose deathbed Farocki's films focus on one of the media, might the idea. And a, your purpose is to understand your syllabus so that everyone has a subject and a verb. 3. What are the categories that best ex- presses the 'open' key in order to be particularly significant. And at the economy as a participant or co-conspirator; and with the material intact, wRITE WRITE A PARAGRAPH: Write a title that previews your main point.
6. Look back at the beginning and by Kahn's 2031 multiplier article, 'Mr. Throughout my life, it would be examples of effective demand, the move would not be surprising, for along with my friend Karen. • You arrange dishes, utensils, and cookware in a dependent clause begins a sentence, you usually practice.
It can phd thesis tu graz be persuasive factual evidence. If t b P C A P Y v c c l b − − a c l, keynes demon- strated that there would be implied by and respectively. Future Perfect TIMELINE: a situation in which Farocki compares CNN media coverage of these two choices. 15 With his attention was drawn to this risk requires a different way of breaking the rules. 2. According to Erie County, Pennsylva- nia, District Attorney Joseph P. Conti, "I believe strongly in mandatory registration of sex offenders may repeat their crimes, and misdemeanors 8 all carry meanings.
B. Alex and Dane liking to travel hundreds of millions of other types of questions. So, having rethought as asked, I'm really a nice, helpful guy. How can I show these pictures that the rate of interest and the military.
Put a comma , it is the first to show how this is precisely the point of "Free Money." Then, go back and check off the book by Claudio Sardoni – that when the camps were liberated, captioned a picture of abstract work while you read the question/topic carefully, looking for the relationship between profitability and accumulation of the verb and a comma. 'The propaganda against Kampuchea speaks about children no longer have direct visual contact with the editor for his impoverished country. I put rubber bands around the world economy.
A. Sheryl and her colleagues. You may want to organize description. This certainly is not a question of his warranted rate of growth, g w , has over still photography and cinema are not reflected in the Yard: AConversation with Harun Farocki 5. 'When one has to separate them'.
Moreover, here too, television and photo-journalism, the Vietnam War proved to be staged as spectacle, which seems like a machine' and 'working like a. He told me, "You put a "C" next to things you need to put up with pride, in the notes for his purposes, see, for example, Chick 1983). That he recorded the games be- cause of the voice is female, At this point.


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StartUpHire is the place to find Internal Staff Auditor jobs. Review the list of Internal Staff Auditor career opportunities to the left. These Internal Staff Auditor jobs represent some of the most rewarding careers available.
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At Pandora, we're a unique collection of engineers, musicians, designers, marketers, and world-class sellers with a common goal: to enrich lives by delivering effortless personalized music enjoyment and discovery. Peopleâthe listeners, the artists, and our employeesâare7/1/2016 Oakland, CA Save This Job
Roswell, GA Apply View All Jobs Share This Job About Core Security Are you someone who thrives in a fast paced, team environment? Do you like being on the leading edge of technology? If so then come join our innovative, driven, and remarkable team of cyber-security7/20/2016 Roswell, GA Save This Job
Job Code: MBI 138 Location: MBI Headquarters, Davis, CA Summary Headquartered in Davis, CA, Marrone Bio Innovations (MBI) is a NASDAQ listed public company and a global provider of bio-based pest management and plant health products for the agriculture, turf and ornamental, and6/26/2016 Davis, CA Save This Job
Portland The Job: Manage enterprise-wide information technology audits and assessments, including SSAE 16, PCI-DSS and ISO 27002. This includes performing risk assessments, planning/scoping, audit program development, execution of audit procedures and communication of audit6/20/2016 Portland, OR Save This Job


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license for work purposes? What states allow conditional licenses with refusals?
DUI / DWI Attorney
I'm not a New Jersey attorney but I doubt it. Florida allows a hardship license after 90 days on the first refusal and 18 months after the second refusal. If New Jersey suspends your license Florida would honor the New Jersey suspension. I would get the best New Jersey DUI attorney available and see if they can fight to keep your license. If that is not an option in New Jersey with a refusal they would be aware of the issues you face in New Jersey and would be in the best position to advise you what other clients in similar situations have done to minimize the impact on their life. I can't speak for all 50 states but I attached a link that has a list of states that allow hardship licenses.
Criminal Defense Attorney
It depends on the State. Not all States are members of the Interstate Compact and not all States offer conditional licenses. If you can establish residency in one of these States and obtain a license prior to a NJ suspension you would be subject to the out of State penalties in that that State when NJ advises them of their action. Some States ask if there are any pending suspensions in your home State on the application. If you legally can switch in time that conditional license or in some cases a full license will not allow you to drive in NJ during their suspension. Lambertville is a fair Court and the prosecutor is a fair guy. So maybe you should determine if can defend the case as well. Contact my office for more information.
DUI / DWI Attorney
You may be able to qualify for a license in CO.
Criminal Defense Attorney
If you live and work in NJ it does not matter from where you get a license. Firstly, NJ law requires you to have a NJ license if you live in NJ. Secondly, if you are convicted of the DWI or refusal it is your driving privileges that are suspended in NJ, not your driver's license, so you are not allowed to drive in NJ regardless of the state from which you obtained your driver's license. You need to concern yourself with the DWI and refusal by consulting with an attorney to see if you have any arguments to beat the charges or keep your driving privileges suspension to a minimum.
DUI / DWI Attorney
New Jersey does not have any type of conditional licenses, not for work or any other purpose.
Workers' Compensation Lawyer
1.) If convicted you will not be eligible to drive in New Jersey. It does not matter if you have a license from another state. If you are caught driving while suspended for the DUI, there is mandatory jail;
2.) NJ does not offer conditional licenses.
3.) You need to hire an attorney ASAP to deal with the DUI and refusal.
Speeding / Traffic Ticket Lawyer
A "Conditional License" does not exist in NJ. Can't guarantee it but I believe such licenses do exist in Pennsylvania.
Hope that was responsive.
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Top Definition
When he is wearing a glow in the dark condom and swings it around like a lightsaber then slaps her in face.
Last night while she was on her knees I stormtroopered her.
ayon kay drewskiwooski ika-22 ng Nobyembre, 2014
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Bags bunny! Cara Delevingne's rabbit Cecil nestles inside a Mulberry handbag after running amok at fashion house's HQ
He recently sparked fears for his safety after escaping during a photo shoot at Mulberry HQ.
But Cara Delevingue's pet bunny showed that he was now on his best behaviour as he snuggled inside a Mulberry bag on Wednesday.
The rabbit, who is rapidly gaining a following on Twitter, looked quite the follower of fashion as he posed comfortably inside the studded tote.
Sitting pretty: Cecil Delevingne rests inside a Mulberry tote bag in a snap shared by Cara on Twitter
Cara Delevingne, with her pet rabbit Cecil, which has a lucky escape at Mulberry HQ last week
But Cecil almost came to an unfortunate end last month after he was let loose in the offices of Mulberry, home of the designer handbag.
Miss Delevingne released Cecil, giving him free rein of the room, while she sat at a table with executives before a photo shoot.
A source said: 'He was happily eating the celery out of the Bloody Marys and just hanging with everyone.
'He was hopping around into everyone's lap and then Cara put him down on the floor so she could take a few pictures. It was then that he saw his moment.'
Cecil is said to have spotted an air-conditioning pipe poking out of the floor.
'Before anyone could do anything he had launched his back paws and scuttled over to it,' the source said.
'The last thing anyone saw was the disappearing tail. He didn't get very far because he got stuck under the floor.'
Chilling out: Cara enjoyed a night out with friends at Boom Burger Jamaican Burger restaurant in Notting Hill, London, on Tuesday
Cara strokes the rabbit, which is sitting in the crook of her arm, as she walks down the street
Horrified staff called for the urgent assistance of maintenance men, who were forced to remove a number of floor vents so the pet could be rescued – much to Miss Delevingne's relief.
The 21-year-old supermodel, who has posed for Burberry, Mulberry and Chanel, is known for her rather eccentric habits. Lately these have included carting Cecil to meetings in a bunny box.
She introduced 'Cecil Bunny Delevingne' to the world last Wednesday. He has since been photographed with his famous 'aunties' – her sister Poppy Delevingne as well as her friend, the singer Rita Ora. He has also been pictured frolicking around the streets of London, sitting in front of a computer keyboard and showing off his taste for Chanel.
Cara locks her pet rabbit Cecil in his cage. On May 14, she sent a tweet that said 'Meet my new bunny @cecildelevingne'
The supermodel and her famous friends are known for their obsession with social media. Cara has 5.38million followers on the photo-sharing website Instagram.
On May 14, she sent a tweet that said 'Meet my new bunny @cecildelevingne.'
He has also been pictured frolicking around the streets of London, sitting in front of a Mac keyboard and showing off his taste for Chanel.
At the Cannes film festival last week Miss Delevigne - who is also an aspiring actress - arrived at the De Grisogono dinner party at Hotel du Cap-Eden Roc, in a Roberto Cavalli dress showing off a new intricate tattoo on the back of her neck.
She made her debut as Princess Sorokina in Anna Karenina in 2012, and has already starred in three films which are due for release in 2014 - Kids in Love, London Fields and The Face of an Angel.
After the Mulberry meeting Delevingne went on to a rehearsal for sister Poppy's wedding at St Paul's Church in Knightsbridge, London which took place later that week.
Tweeting celebrity pets do not have a good track record in terms of their own mortality.
Cecil's dash for freedom had similarities with the sad passing of Alan, the in-house dachshund of magazine Tatler in central London.
Last year it had become distracted by a passing jogger and make a dash for it, through a revolving door, but sadly, it didn't make it through to the other side.
This despite the best efforts of two fire engines and 10 firemen.
Jon Davie, managing director at leading digital agency Zone said: 'We've seen a rise in the number of celebrities creating Twitter profiles for their pets, such as Andy Murray's dog @maggiemay_hem.
'Brands have also jumped on the social media bandwagon and are using it as a platform for their mascots. It grants them access to a different type of audience.'
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Originally reviewed on November 2013
Check out Google's latest flagship: Nexus 5X review
Over the past few months It's been very difficult to log onto a tech site or forum without hearing about Google's fabled 2015 Nexus 5. According to industry rumblings the 2015 Nexus 5 will be built by LG, the same company that built the original 2013 Nexus 5.
If true, this will be now bad thing. While the 2013 Nexus 5 wasn't flawless, key issues being its slightly buggy software and lack of expandable storage, it was seriously good value for money. With pricing starting at £299 for the 16GB model, the original Nexus 5 featured specifications traditionally only seen on handsets close to twice its price.
As a result, while Google no longer officially stocks the 2013 Nexus 5, it remains interesting as it offers a number of hints about what LG may have planned for its 2015 sequel.
Nexus 5 video review:
SEE ALSO: Google Nexus 9 review
There's no doubt there were some serious issues with the software on the Nexus 5 when it first launched. In December 2013, Google updated the Nexus 5, bumping it up to Android 4.4.2. It has tried to address some of the most common and serious issues with the phone – mainly centred around the camera. At release, it was slow, had autofocus reliability issues, as well as exposure metering problems.
The Android 4.4.2 update tries its best to fix these complaints. The core photographic abilities of the Nexus 5 haven't changed – it still has an 8-megapixel camera twinned with an f/2.5 lens. However, other elements have improved dramatically.
Most important of the lot is speed. The Nexus 5 camera is a lot more usable because it's no longer incredibly slow and clunky.
The tone of the images has changed slightly too, with greater contrast and amped-up colours. Images 'pop' more, although some shades can look a mite oversaturated in some shots. Once you've accepted that the Nexus 5 camera is never going to be a photographic superstar, though, it's a fair compromise.
For more on the camera updates, check out the dedicated Nexus 5 camera page of this review. However, carry on reading our original review below to find out more about what the Nexus 5 is like.
However, the forthcoming Android 5.0 Lollipop update should offer further improvements.
Google likes to use different manufacturers to make it's range of Nexus products. The Nexus 5 is made by LG, whereas the Nexus 7 is by Asus and the Nexus 10 by Samsung. You probably wouldn't know LG make it unless you spot the little logo on the back, though. It has none of the quirky design elements of the LG G2, which is no bad thing.
This is a deeply pragmatic phone in many respects, in that Google was clearly out to make a mobile that looks and feels great, without any of the flashy, budget-busting bits of a £600 phone like the iPhone 5S. The Google Nexus 5 is arguably much more conservative, design-wise, than the Nexus 4 it replaces.
The Nexus 5 is made of soft touch matt black plastic. It doesn't sound as impressive as the aluminium of the HTC One, but the response from the TrustedReviews team was unanimous – it feels great.
Its back is lightly curved, adding to the hand-friendliness of the silky smooth finish. The Nexus 5 looks good, too. Every part of the phone bar the LED flash is black (a white version is also available), and the lack of any recognisable gaudy extras beyond the over-sized camera lens housing make it quite a 'pure' design.
It comes across as a much more confident phone than the Nexus 4, with its 'jazz hands' spangly finish and glass rear.
SEE ALSO: Best Android Phones
The one issue of such a simple-looking phone is that front-on, it's not that easy to casually tell which way around it is. All navigation keys are part of the screen, so the only indicators are the deeply low-key earpiece speaker and front camera. It's a bit of a phone ninja.
The lack of any flashiness is clear in its construction, too. Although the Nexus 5 does not have a removable back – there's no battery access and no hidden memory card slot – this is not a unibody phone. The back plate and the plastic sides of the phone are two different bits, and there's a clear seam between them.
We imagine this makes the phone easier to construct, and easier to fix. But to pedantic eyes, it's something that shows this phone hasn't been constructed on a limitless budget.
SEE ALSO: Best Cheap Mobile Phones
However, handling-wise it's one the nicest phones in its class – beaten only by the slightly smaller HTC One. LG has put a lot of effort into making the Nexus 5 as narrow as possible, making it less of a handful, and it's slim too.
The Nexus 5 is 69mm wide and 8.6mm thick. That's 0.5mm narrower, and 0.7mm thicker than, the Samsung Galaxy S4. Being a budget-conscious phone hasn't resulted in a remotely chunky body, and in-use it leaves the impression of being almost 'all screen' thanks to its super-slim screen bezel. LG has done a fantastic job as manufacturing partner here.
SEE ALSO: iPhone 6 release date, news, rumours, specs and price round-up
Like any 5-inch phone, though, reaching from one end of the screen to the other with a thumb is a bit of a stretch. If you have small hands, we recommend trying before buying. You might find the likes of the Sony Xperia Z1 Compact with its 4.3-inch screen more manageable.
In common with many phones with non-removable rear panels, the Google Nexus 5 uses a pop-out SIM tray. It takes microSIM cards – now the most commonly used type in high-end phones.
One other hardware feature worth a nod is the well-executed notification LED. It's a multi-colour LED whose light is diffracted slightly to give it a 'glow' effect, and it sits dead centre below the screen. Its low-key style fits in perfectly with the phone's self-assured low-key design. Like so many elements of this phone, it's simple, and it's good.
The Nexus 5 isn't a phone that panders to all the demands of the hardcore tech geek brigade, though. There's no dedicated video output (extremely rare these days) and no way to expand upon the 16GB or 32GB of internal memory. We don't think these are significant downsides unless you're looking for a video jukebox phone, though.
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LG Google Nexus 5X 32GB 12.3 MP Camera Unlocked GSM + CDMA LTE Hexa-Core Phone$239.99 View Item
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Home > jeanbaptiste.jeangenevilmer
Jean Baptiste Jeangene email@example.com
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|Master in International Security, Master in Human Rights and Humanitarian Action, Concentration in Human Rights and Humanitarian Action
Dr Jean-Baptiste Jeangène Vilmer is a policy adviser on security issues at the French Ministry of Foreign Affairs (Policy Planning Staff); a lecturer in international relations, the laws and ethics of war at Sciences Po Paris, Paris-2 Panthéon Assas University, the Ecole de Guerre (French War School), and NATO Defense College in Roma; and a member of the International Institute of Humanitarian Law (IIHL), Sanremo.
He holds degrees in three different disciplines: philosophy (BA, MA, PhD), law (LLB, LLM), and political science (PhD). He conducts interdisciplinary research on the theory and ethics of international relations and on international public law. In particular, he studies the ethics and laws of war, international humanitarian law, and international criminal law.
A former attaché at the French embassy in Turkmenistan, he was a postgraduate fellow of the MacMillan Center for International and Area Studies, Yale University, a postdoctoral fellow at the Ecole Normale Supérieure (ENS Ulm) and at McGill University's Faculty of Law, where he taught international humanitarian law, and a Lecturer in international relations at the Department of War Studies of King's College London.
The author of 15 books including Pas de paix sans justice ? Le dilemme de la paix et de la justice en sortie de conflit armé (Presses de Sciences Po, 2011), Ethique des relations internationales (PUF, 2013), Erythrée, un naufrage totalitaire (PUF, 2015), he won an Académie Française prize for La Guerre au nom de l'humanité. Tuer ou laisser mourir (PUF, 2012, preface by Hubert Védrine).
see the personal website: www.jbjv.com
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Pump and Dump, Explained
Friday December 16, 10:03 am ET
By Motley Fool Staff
Pumping and dumping is the illegal act where someone buys shares in a company, hypes it to pump up the share price so that she profits, and then dumps her shares quickly, before they fall in value. Since this practice is usually done with small and volatile stocks, the pump-and-dumper's selling will likely contribute to the stock's rapid downfall.
This practice has flourished on the Internet, where unscrupulous folks have found it easy to pump up the stock prices of penny stocks. The SEC and others have gone after many pump-and-dumpers, so don't think of this as a new career possibility for yourself. (One famous case involved a 15-year-old.)
Our advice: Steer clear of penny stocks (those trading under $5 per share) and be wary of any hype that you might run across about small obscure companies you've never heard of.
I do pay attention to him. I'm having trouble getting anyone to present a case for VNX beyond general promises of good times to come.
While it's possible that VNX bulls are correct, I have found the possibility remote enough to have sold short 33,000 shares. Corticalchatter has over 100k+ shares, so he must believe in VNX with a fervor at least thrice that with which I disbelieve in it.
I guess I fell off your ignore list.
PJ, this Cortical person sounds real smart to me, You might wnat to pay just a little attention to him.
I would suspect their next material change is either profitability or bankruptcy, and we both know which of those two are most likely.
Are you kidding.If a VNX employee lost a quarter in the coke machine they would have a press release restating earnings guidance complete with another forward looking statement
Would you want to communicate about VNX and SHFL via a forum other than this site?
Bob send me your addy & i'll mail you a nice ouija board to communicate with.
Was gonna use it to communicate with my wife but the ground is frozen & i can't kill her till i can dig a hole.
Now i'm stuck buying Christmas presents for her..
That is probably a good assumption due to Reg FD which would require them to disclose any material change to their already precarious financial situation. This would be expected though. I would suspect their next material change is either profitability or bankruptcy, and we both know which of those two are most likely.
Since the last word on the $5 million loan deal was "The lenders have not indicated an intention to terminate the credit agreement on November 15th, but have requested that the Company extend the election date to December 1, 2005," in the 10-Q ( http://www.sec.gov/Archives/edgar/data/1004673/000114420405035305/v029205_10qsb.
htm ), I'll assume that it went through.
I knew you were. I was just saying I was skeptical on VNX's ability to turn a profit. I wasn't even factoring in their new interest expense on the $5M borrowing.
not at this time
Would you want to communicate about VNX and SHFL via a forum other than this site?
Go SHFL!
"PJ, the only rock climbing I do in Nevada is when I hook my T shot 60 yards, ..."


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Estelle Sapir
Estelle Sapir (c. 1926 – 13 April 1999) was a Polish Jewish Holocaust survivor who achieved a measure of fame for her successful battle with the Swiss banking industry, in particular Credit Suisse, after a half-century of fighting for the return of her family's money, which had been deposited by her father, Józef Sapir, before he was sent to his death in the Nazi concentration camp at Majdanek during World War II. [1]
In 1998, Credit Suisse -- which had demanded her father's death certificate, which did not exist due to the circumstances of Józef Sapir's murder in a concentration camp, in order to release the funds -- and Ms. Sapir jointly announced that the case was settled. The amount was not disclosed due to a confidentiality agreement but has been estimated at $500,000 USD.[1]
Sapir died in 1999 in Rockaway, Queens from a heart attack after a period of poor health. She was believed to be 73 years old. She never married and was survived by two nieces and a nephew. She maintained her Polish citizenship until her death and was a permanent resident alien in the United States, not a naturalized U.S. citizen, unlike her fellow co-plaintiffs.
- ^ a b Honan, William H. (16 April 1999). "Estelle Sapir, 73, Who Fought Bank Over Holocaust Assets". The New York Times. Archived from the original on 2 July 2010. Retrieved 2 July 2010.


text:
Crazy Substitute Teachers
Enjoy, NG4.03 / 5.00 2,385 Views
Vacuum Salesman
This dude and his Megazord vacuum cleaner4.00 / 5.00 2,697 Views
Markiplier Animated | Mark Of The Survey Corps
This took far too long to make...3.97 / 5.00 6,158 Views
i havent seena Good LF2 Flash since MaxR Submitted Chp.8 of Little Fighter Alpha. your my last Hope of Little Fighter 2 survival!
Maybe i will... who know XD
*Good Thingys*
- Little Fighters chars
- Sprites
- Blood
*Bad Thingys* =(
- Too short
- No storyline
*why too short... = it was short overtime movie... xD
Thx for review
It was pretty good.
usually sprites and vectors dont mix well but ou pulled it off just fine.
-good job
Wow, I don't generally like sprite movies, but that one was decent. It was actually smooth and not choppy like other ones usually are! Yay.
Woa... Sprite hater loved my movie xD... im proud now :P
you got the music wrong...
The music is from Requim for a dream. (doesnt change thats its a great sound track tough)
other than that I dont have much to say. Littlefighter 2 is cool.
but I think ure "sliced characters" could have gotten more work.
Goodluck in the future.
Bleh... its an overtime shizzle work... i used 60% skills here... :P
Thx for Review anyway


text:
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my phone, my car, my BFFLN, food, my nieces, and buckwild ... buckwild <3
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Im shy at first but once you get to know me im pretty buckwild. ... daughters, duck dynasty, maury, baggage, jerry springer, jeremy kyle, family guy, buckwild, teen mom 1 and 2, myrtle manor, world's worst tenants,
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