text:
Estee Lauder Lip Conditioner SPF 15
31 reviews
74% would repurchase
Package Quality: 4.2
Price: $$$$
Package Quality: 4.2
Price: $$$$
INGREDIENTS(3.5% octinoxate) PETROLATUM; POLYBUTENE; HYDROGENATED POLYISOBUTENE; TOCOPHEROL; RETINYL PALMITATE; ASCORBYL PALMITATE; CHOLESTEROL; BUTYROSPERMUM PARKII (SHEA BUTTER); PRUNUS AMYGDALUS DULCIS (SWEET ALMOND) OIL; TRITICUM VULGARE (WHEAT) GERM OIL; PERSEA GRATISSIMA (AVOCADO) OIL UNSAPONIFIABLES; RICINUS COMMUNIS (CASTOR) SEED OIL; SQUALANE; SILICA; VANILLIN; ETHYLHEXYL METHOXYCINNAMATE; STEARYL GLYCYRRHETINATE; FRAGRANCE (PARFUM); IRON OXIDES (CI 77491, CI 77492, CI 77499); YELLOW 10 LAKE (CI 47005)
on 1/24/2013 1:05:00 PM
Age: 36-43
Skin: Very Oily, Olive, Not Sure
Hair: Brunette, Other, Other
Eyes: Brown
One of the best lip conditioner's I've ever tried but does not as long as I would like. For the price should be long lasting.
on 1/8/2013 1:58:00 AM
Age: 30-35
Skin: Sensitive, Fair, Not Sure
Hair: Blond, Other, Other
Eyes: Brown
FANTASTIC product. The best lipbalm out there! I have been disappointed with all of them so far (except for this and the new Maybelline baby lips). All the organic ones just sit on your lips and make it greasy. This one seems to sink in a lot better, makes your lips very smooth and moisturized. No gloss just smooth pretty lips. Also, this one you can use under a lipstick and even over it. (Many others you can`t as your lipstick will come right off.) So yes, I will buy it again and again, it is one of the staple products for me. For $16 it is really a fantastic product. :-))) I really do love Estee Lauder (and Dior) lipsticks too! They are very creamy, especially the Estee Lauder ones, never dry your lips, but smooth the lines. Well worth it...
on 12/20/2012 11:46:00 PM
Age: 19-24
Skin: Combination, Fair-Medium, Not Sure
Hair: Black, Other, Other
Eyes: Blue
A flawless lip balm - one of the best i've ever used! I've used a lot of lip products (chanel, MAC, clarins, lancome) and they haven't been as good as this. It has a SPF 15 which is a nice change from normal lip balms that seem to moisturise but the benefits end there. Doesn't leave my lips shiny at all which is good. Is in a tube so I can take it on the go and not worry about having to handle a jar package. overall, a fantastic product
on 11/8/2012 7:38:00 AM
Age: 44-55
Skin: Combination, Fair-Medium, Not Sure
Hair: Blond, Other, Other
Eyes: Hazel
Pros - Beautiful packaging, no color (which is great if you want to layer it w/ lipstick, or are just looking for a conditioning product)
Cons - Leaves lips drier than before. You've heard of lip products drying lips and making them worse? Well, this did that for me. I was really disappointed - and almost couldn't believe an Estee Lauder product was suspect, so I kept using it - and my lips got drier and drier.
Sadly, I will not be purchasing again. I tried to like it...
on 2/29/2012 12:23:00 AM
Age: 18 & Under
Skin: Sensitive, Olive, Warm
Hair: Brown, Relaxed, Fine
Eyes: Brown
Oh, I love this! This is one of the most moisturizing lip products EVER and that's why I love it. It's like I go to bed with dry, chapped lips and wake up with soft new ones! Sometimes I wear this by itself! Haha Love it!
on 7/14/2011 11:38:00 AM
Age: 30-35
Skin: Normal, Medium, Not Sure
Hair: Brown, Other, Other
Eyes: Green
This is a good conditioner - but you really have to layer it on. Mostly I love the heavy gold case. It looks awesome, and I love how I feel pulling it out of my purse. Don't buy for just the product - you'd save more $$ buying elsewhere. Buy this simply to spoil yourself. I feel so fancy using it - it's worth the $$ for that reason. Trust me.
on 4/3/2011 10:32:00 PM
Age: 25-29
Skin: Combination, Fair-Medium, Neutral
Hair: Brunette, Straight, Fine
Eyes: Blue
Now I don't purposely mean to be the odd one out on this product, but I don't think its anything special at all. I think I paid under $10 for a Dermalogica lip treatment at Ulta that felt the exact same way this does.
Now the Jack Black intense therapy lip balm for $7.50 is better than this by leaps and bounds. This EL conditioner left my lips feeling like they needed more moisture. I actually prefer putting my Lipsmackers on to this. True story, no lies.
on 3/27/2011 12:56:00 PM
Age: 36-43
Skin: Acne-prone, Fair-Medium, Not Sure
Hair: Brunette, Other, Other
Eyes: Green
I love lip products but do have some allergies. My lips were irritated from a cheap lip balm so I did my research and bought one of these. It is expensive, but it feels amazing and I love the look of it! I love bringing it out of my purse. It can be worn with lip gloss which is great. I can even put it over my gloss and it looks good.
on 3/15/2011 5:25:00 PM
Age: 19-24
Skin: Combination, Fair-Medium, Not Sure
Hair: Brown, Other, Other
Eyes: Brown
I've tried many different brands of lip balms and it's really sad that I've never found one that's better than the others. Canadian winter is so harsh that every winter it felt like the skin on my lips were peeling off. The problem that I have is; once the balm is off...my lips go back to the way they were or even worse : ( To be honest, I've just gotten this yesterday and it's been the best balm I've used. Price wise....since I've tried more expensive brands I think that it (20$) is acceptable for a product that can be used year round (it has SPF15) : )
Update; I think that I should point out that this is a lip protector and it does just that. If you are looking for a lip care that also smooth out fine lines...this might not be your best choice. It doesn't matter for me because I like the natural look but this might not be the case for everyone : )
on 3/4/2011 9:42:00 AM
Age: 36-43
Skin: Combination, Fair, Not Sure
Hair: Red, Other, Other
Eyes: Green
The best lip balm/conditioner I've ever used (and believe me I've tried them all!). Really does work to get rid of those dry lips. Is an ideal base for lipstick. Has SPF15. Not forgetting it is PARABEN-FREE - that pretty important as you definately don't want to consume parabens from your lip balm. It doesn't smell, because it is pure. Throw every other lip balm out and spend some money on something that really works! Also, it's a superb base for your lipstick - and since many don't contain an spf, very useful indeed. Packaging looks amazing. LOVE IT!
Popular Lip Treatments


text:
NOTE: In the event of bad weather, the summer concerts will be performed at UNO's Strauss Performing Arts Center. Dates and times will not change, just the location.
Purchase a Concert Program Advertisement!
Support the NWS and purchase an advertisement to be featured in our Concert Program. Purchase an ad and receive two free concert tickets.
- Full Page ad for $200.00
- One-half Page ad for $100.00
- Business-sized card ad for $50.o0
Calling All Young Musicians!
Start planning for the 2016 NWS Concerto Competition Scholarship. The scholarship award amount for the selected recipient is $500.00 and the winner will also perform a solo with NWS at our Spring 2016 concert. This is a great opportunity for young musicians, help us spread the word!
Click here for more details – http://nebraskawindsymphony.com/scholarship

subset: commoncrawl


text:
What's wrong with my form? - Java Beginners
What's wrong with my form? Dear expert,
I'm having trouble with my enquiry form.
Hope you can tell me where my mistake lies.
Here's my jsp code:
var objForm = new Object
Excel conversion tool. - Java Beginners
Excel conversion tool. Hi,
I need a conversion tool which can convert .xls(Excel 2003) to .xlsx (Excel 2007) and vice-versa.
Please suggest any links ro tools.
Thank You
java conversion
java conversion how do i convert String date="Aug 31, 2012 19:23:17.907339000 IST" to long value
What's wrong with my pagination code in JSP?
What's wrong with my pagination code in JSP? Dear experts,
I've tried the following codes which I have copied from Java Ranch forum and deleted...;%@ page language="java" contentType="text/html; charset=UTF-8
object conversion - Java Beginners
sandeep kumar suman...object conversion Hi,
Can anybody tell me the object conversion in java.
Hi sandeep
Can u please tell me in details about your
conversion Applet
conversion Applet I am a java beginner..................
strong texthow to create JApplet that prompts the user to enter a distance in miles in a JTextField and then converts mile to kilometers and display the result as XX.XX
Java Conversion Question - Java Beginners
Java Conversion Question Hello sir ,How i can Convert Java Code to Vb.net ,Plz Help Me
Conversion from color to Gray Image - Java Beginners
Conversion from color to Gray Image Hi... Sakthi here..
i am new to java. and i haven't try this so far
How to convert the color image to gray scale image in java?
could u plz help me out to start the process
html2xml conversion
html2xml conversion java code to convert html file to xml
Language Conversion
Language Conversion write a java program to convert "Hello World" in spanish
Type Conversion - Java Beginners
for conversion
image conversion tools
image conversion tools how many tools are available in image conversion at particularlly in java
hexadecimal conversion java compilation - UML
hexadecimal conversion java compilation write a simple program...,
Please visit the following links:
Distance conversion - Java Beginners
Distance conversion Write an application that reads a distance in metres. The program will then present a user menu of conversion types, converting the distance to kilometres, feet and inches, according to the user?s selection
form to java script conversion
form to java script conversion I am using a form one more form cotain a piece of code .
how to convert it to java script to function it properly?
code is shown below
<form action="http://www.google.com" id="cse-search
conversion - Java Beginners
Java To Vb.Net Conversion - Java Beginners
Java To Vb.Net Conversion How to convert Java Code To VB.net,which Software is useful to convert java to vb.net,plz Help Me
jsp to struts 2 action conversion problem - Struts
jsp to struts 2 action conversion problem i have one jsp page...(i.e no java code is involved).remaining pages involve java code. Hi.../struts/struts2/index.shtml
Hope that it will be helpful for you.
Conversion - Development process
Conversion Why is there a need to convert from Java to .NET?
What is the theory of conversion from java to .NET? How it is done?
Hi... Conversion Assistant (JLCA). Code that calls Java APIs can convert to comparable C# code
String to Date Conversion - Java Beginners
For read more information :
http://www.roseindia.net/java/java-conversion... Hi friend,
For conversion in this format : 11/SEP/2008 07:07:32
Java Conversion
Java Conversion
 ... you the conversion of double into string.
ArrayList to Array
This is a simple program of java util.package. In this section, you will learn
Another distance conversion - Java Beginners
a method for each conversion ? toKilometres(), toFeet(), and toInches
PDF to Word Conversion - Java Beginners
PDF to Word Conversion Hello,
Can we convert a PDF document to Microsoft word document thru Java.
If its not possible in Java, is it possible in any other language
Conversion In Collections - Java Interview Questions
Conversion In Collections Hi Friends, can u give code to convert ArrayList to HashMap and HashMap to ArrayList. Thanks Prakash Hi Friend,
1)Convert ArrayList To HashMap:
import java.io.*;
import java.util.
Java Date conversion - Date Calendar
Java Date conversion How do I convert 'Mon Mar 28 00:00:00 IST 1983' which is a java.util.Date or String to yyyy/MM/dd date format in sql
What is wrong with this line
What is wrong with this line What is wrong with this line
JOptionPane.showMessageDialog(null? for Using Lewandowski's Savings pgrm!");
You have not written the code in proper format. Here is your modified
Java Conversion
Reports to pdf conversion
Reports to pdf conversion I need to convert reports into pdf format using java.. Will i get any sample code
pdf to xml conversion
pdf to xml conversion i want to convert pdf file into xml file.. where i am having a table in pdf file with some headers and some data into it. i want the headers to be the tag of xml file. how can i do that using java?
HSSFCell to String type conversion
Conversion of Decimal to Binary in Java
Conversion of Decimal to Binary in Java
In this section we will discuss about conversion of Decimal to Binary in
Java. You know that number having.... Now here is the code for conversion.
class Conversion {
public static
java code for conversion of arraylist to string - Development process
java code for conversion of arraylist to string Hi,
i have an arraylist contains [a,b,value,c,d,value]when ever value comes it will split into seperation.fo that i want to convert into string, after that split the string
Java : String Case Conversion
Java : String Case Conversion
In this section we will discuss how to convert a String from one case into
another case.
Upper to Lower case Conversion :
By using toLowerCase() method you can convert any
upper case char/String
ascii to thai language conversion - Java Beginners
Java Date Conversion
Java Date Conversion
In java date conversion, two packages are used... seconds and even then only Java provides
implementation that actually track leap...
Java Converts String into Date
In this example we are going to convert
String to Int Conversion
String to Int Conversion
This section illustrates you how to convert a string
into its integer equivalent. To demonstrate the conversion of string into an
integer we are taking
Java code for conversion between .xls and .xlsx or vice versa - Development process
Java code for conversion between .xls and .xlsx or vice versa I've some problems in my Project. I'm working on a web based application which... or tool in Java for converting between .xls to .xlsx or Vice versa
You know - Java Beginners
You know Hi Rajnikant
you know php...if you know php then please write the code and send me.
My query is I have three table Consigne,Exporter and Invoice
These fields are:-
Consingne con_name,con_address
Number conversion in JavaScript
Number conversion in JavaScript How do you convert numbers between different bases in JavaScript
Java - Arithmetic Operation, Conversion and Casts in java
Java - Arithmetic Operation, Conversion and Casts in java...
into another. This is important for the type conversion in developing any
application. If you will store a int value into a
byte variable directly
what is wrong with my JSP codes for updating a form?
what is wrong with my JSP codes for updating a form? Hi experts.... Hope someone can advise me where I had gone wrong.
I've set up my...;
I hope to hear from you soon. Thanks
Java error java.lang.noclassdeffounderror
; write a wrong class name
during the running of the program, the code display you... during compile time you have given java file name correct or not.
Download code... Java error java.lang.noclassdeffounderror
Introduction to Type conversion in Struts
object and collections. To use type conversion mechanism you need to do...Introduction to Type conversion in Struts
Type conversion is a mechanism... this powerful and important facility.
In struts the type conversion is an mechanism
Java date to String, Convert date object into a string with a pattern
Convert date object into a string with a pattern
This section illustrates you the conversion of date object into a string
Java has provide many... SimpleDateFormat class. Using this class, you can give
different patterns to your dates
JAVA Q)Tell me some Java Exception types that you got so far and explain the Scenarios?
Q)Suppose if you type wrong tag syntax in your JSP. When you run the JSP what exception will throw?
Q)Suppose in your java coding part you
Mysql Time Zone Conversion
Mysql Time Zone Conversion
The Tutorial illustrate you an example from 'Mysql Time
Zone Conversion' that describes you about the time
zone conversion.
javascript integer to string conversion
to String Conversion
<script type="text/javascript">...
// - If they were not strings you could do
result = a.toString() + b.toString...
// If you concatenate a number with a
// blank string, you get a string
how can you say java is secure
how can you say java is secure we are using notepad editor for Java programming which is an Microsoft product, then how can you say Java is secure when you are using Microsoft product as an editor
Logging an Exception in Java
Logging an Exception in Java
This section introduces you the concept of logging
exception handling. When certain conditions are not followed or wrong then
compiler shows
Byte array to PDF Conversion
without save option.
Thank You
Data Conversion In Sql Server 2005
Data Conversion In Sql Server 2005 Hi
I am working vb.net & sql server 2005 database. I am storing date (MM/DD/YYYY) format. now I have problem in sql date conversion (DD/MM/YYYY). Can you help how to convert date
java Hi friends and how are you? i have a problem i need to write a java program which has a two java packages, one has the interface and the other has classes, with each class calculating the conversion of the South african
to this:
Hi friends and how are you? i have a problem i need to write a java program which has a two java packages, one has the interface and the other has classes, with each class calculating the conversion of the South african rand to US dollar
System.out.println("You are eligible");
if ((a=='f')&&(b>=18))
System.out.println("You are eligible");
System.out.println("You are not eligible or you entered wrong gender
wrong year
wrong year hello
I m using the following code:
NSDateFormatter *df = [[NSDateFormatter alloc] init];
[df setDateFormat:@"yyyy"];
NSDate *date... wrong year..
I think u are using other calendar
Check Settings
2 eeors
It seems that you haven't declare a variable named count and in System.out.println() statement, you have written wrong syntax.
Do correction: System.out.println("No of items:"+tooa1Item);
After the modification, if you
how do you parse by reference in java(with JGrasp)
how do you parse by reference in java(with JGrasp) i am a 1st year beginner in java programming(GR 10) at hillcrest High School in south Africa
My question is
how do you parse by reference in java(with JGrasp)
please help me i
What do you understand by Hibernate in Java?
What do you understand by Hibernate in Java? Hey, do you know about... for the any Java based project?
Since you have assign... the JDBC code.
From you Java program you will issue the command to save the Entity
2 eeors
It seems that you haven't declare a variable named count and in System.out.println() statement, you have written wrong syntax... the modification, if you found error then post your code
How will you load a specific locale? - Java Beginners
How will you load a specific locale? HI,
Please tell me how to load a specific locale in Java program.
Hi Friend,
You can use ResourceBundle.getBundle("Locale.UK");
For more information, visit
Casting (Type Conversion)
are there in java. Some circumstances requires automatic type
conversion, while in other cases...
Java performs automatic type conversion when the type
of the expression...
Casting (Type Conversion)
please help me where is the wrong statement is
Hi Friend,
Yo have used wrong method to insert the data. The method executeUpdate() is used to insert the data. Moreover, you haven't
Can you instantiate the Math class? - Java Beginners
Can you instantiate the Math class? Hi,
Can you create object of Math class?
All the methods in Math class is static. The constructor is not public in the Math class. So, we can't create
Sql Date Conversion
Sql Date Conversion
The Tutorial illustrate an example from 'Sql Date Conversion'. To understand
this, we show you an example that return you the specific format
PSD to HTML conversion services
studying your requirements we will
send you our quote for PSD to HTML conversion work...
PSD to HTML conversion services
We are offering PSD to HTML conversion services to our clients. The PSD to
HTML conversion services is very affordable
Convert a file name path to url and vice versa in java
How do you map Java Objects with Database tables?
How do you map Java Objects with Database tables? Hi,
How do you map Java Objects with Database tables?
Top 10 Java People You Should Know
go with the answer in choosing top 10 Java people you should know.
James... discussion on top 10 Java people you should know.
Marc Fleury :- Creator... features, he is always a formidable name to consider among the top 10 Java people you
core java - Java Beginners
it's about calculating two numbers
Java Program Code for calculating two numbers
http://www.roseindia.net/java/java-conversion/calculating-three... using arithmatic operations?(using Bitwise operators) Hi you can check
Type conversion example
Type Conversion Example
An example of type conversion is given below, which...=net.roseindia.converter.DateConverterClaz
invalid.fieldvalue.submissionDate=Please enter a date in yyyy-mm-dd format
Now make a type conversion
Can you give few examples of final classes defined in Java API?
Can you give few examples of final classes defined in Java API? Hi,
Can you give few examples of final classes defined in Java API?
java encoding - Java Beginners
Your comments are welcome regarding...java encoding how to encode String variable... format. Please visit the given tutorial link with example that shows how you can
java programming - Java Beginners
the following link:
IF you want to generate hashcode from input string then try...java programming write and run a programme that accept a string from
Conversion from String to char
Conversion from String to char:
In this tutorial we will learn how to convert a string type data to char type
This program will take...(buffreader.readLine());
String mystring = "Welcome to Java";
java - Java Beginners
operations like loading an image, blurring, grey scale conversion, increase...;Hi Friend,
Please visit the following links:
how can you calculate you your age in daies??
how can you calculate you your age in daies?? **hi,
I am beginner in java!
can any one help me to write programm to calculate age in daies....");
Hope that the above code will be helpful for you.
JAVA I got the error like NoClassDefFoundError Formdata1(my file name) as the wrong name
If you came on board with us, what changes would you make in the system?
If you came on board with us, what changes would you make in the system...;
This seemingly innocent question has many landmines hidden in it. You might be very close to being hired, but a wrong approach this one question can sabotage everything
How can you add elements of two arrayLists in java?
How can you add elements of two arrayLists in java? if you have... of tempArray2 = [a, b, c, d, e] and you want it to result in newArr = [hi a, my b, name c, is d, john e] how do you go about
Convert Double To String
This section learns you the conversion of double into string. The following program...; for java component. The
following program facilitates you for converting the double... this program.
C:\corejava>java DoubleToString
onfly conversion of jsp to pdf (urgent) - Development process
onfly conversion of jsp to pdf (urgent) Hi,
i m facing problem to convert jsp to pdf on on fly,
i have an application in which there is some... = xmlHttp.responseText;
if(trim(showdata) =="ok")
Java - Java Interview Questions
;All topica are importent in Java, but you must be clear on basic concept... recent worst problem you have faced etc.. etc...Just prepare acording to your experience and on what you know. need not to show wrong experience just be specific
Which language should you learn Java or .NET?
If you are confused about which language should you learn Java or .NET, well... which you can get after learning them.
First let's explain Java:
Java... never ends.
Once you have learned basic Java, the jobs that you can get
Deleting Rows From Table
Consider a situation where we have entered some wrong... change in the program, you can easily understand in which program you
have to make... for the connection between the database and the java
program. After the establishment
java code - Java Beginners
is right or wrong for each problem, and display an ongoing score.
You must use...java code Write a program that performs flashcard testing of simple mathematical problems. Allow the user
to pick the category. Repetitively
what is wrong with this program
what is wrong with this program import java.io.*;
class Distance
int feet,inch;
void read()
System.out.println("Enter distance in feet and inches ");
What is wrong with my servlet?
What is wrong with my servlet? I'd like to know which part of the code is wrong.
My code is:
print("code sample");
import java.util.*;
import java.io.IOException;
import java.io.PrintWriter;
java - Java Beginners
I hope this will help you...java Q 1- write a program in java to generate Armstrong numbers
what is wrong in this program
what is wrong in this program import java.io.*;
class Distance
int feet;
int inch;
void read(int feet, int inch)
System.out.println("Enter distance in feet and inches ");
what is wrong in this program......
what is wrong in this program...... program to implement given inheritance
import java.io.*;
class Student
int rno;
String name;
DataInputStream ob = new DataInputStream(System.in);
void getRoll
How will you add panel to a frame? - Java Interview Questions
How will you add panel to a frame? How will you add panel to a frame? you can simply use add method to add panel to a frame
i.e panelA.add(frameA) Hi Friend,
Using add() method of JFrame.
Write a program that uses a �??FOR�?? loop that convert Inch to Centimetre that produce the following output. Create a method toCentimetre that will return the conversions. The formula for the conversion is Centimetre
PHP Array to String Conversion
PHP Array to String Conversion
Sometimes data arrive in array which has... is used to convert the
array into string.
In PHP, conversion of an array to string... function is that it accepts its parameter
in either order, if you don't pass any
What do you mean by platform independence?
What do you mean by platform independence? Hi,
What do you mean... of java language that makes java as the most powerful language. Not even a single language is idle to this feature but java is more closer to this feature
java problem - Java Beginners
the integer in its binary equivalent. You are to write your own logic
of conversion... (for 14), and f (for 15). Again you have to write your own conversion
logic...java problem a) Binary numbers is important in computers. Binary
If you enjoyed this post then why not add us on Google+? Add us to your Circles


text:
Site Suggestions and Contributions > The Tao of the Dude
Anybody ever read the Tao of Pooh?
(1/7) > >>
Great book. Definitely espouses Dudeist principles. And speaking of Pooh - definitely a Dudeist. But I'll go into that more in the forum for suggesting Dudeists. Eventually.
Lazy Dude:
I don't think ever read the tao of anything, besides the columns on this site, is there any place online to read this dudeist literature?
Don't know where you can read the whole book online.
But here's some pieces/info:
But you can buy it here... http://www.amazon.com/Tao-Pooh-Wisdom/dp/1405204265/ref=pd_bbs_2?ie=UTF8&s=books&qid=1195424685&sr=8-2
And speaking of pooh, here are some quotes from his stories....
?Don't underestimate the value of Doing Nothing, of just going along, listening to all the things you can't hear, and not bothering.?
"When you wake up in the morning, Pooh," said Piglet at last, "what's the first thing you say to yourself?" "What's for breakfast?" said Pooh. "What do you say, Piglet?" "I say, I wonder what's going to happen exciting today?" said Piglet. Pooh nodded thoughtfully. "It's the same thing," he said.
Lazy Dude:
Haha, nice quote man. It's been a long time since I've been exposed to Pooh... probably not since I was just a wee little Dude...
There I mentioned wee and pooh and in the same sentence no less. I feel so mature.
An easy to find book by Benjamin Hoff. Good reading. I recommend it.
[0] Message Index
[#] Next pageGo to full version


text:
Battlefield Heroes Spot the Dino Trailer
Love shooters and dinosaurs? Well, in honor of the upcoming release of Battlefield 3, Battlefield Heroes is holding a special "Spot the Dino" contest.
by Sarah Lynch on
Did you enjoy this video?Sign In to Upvote
2 comments
wow really this is all they can come up with now?! its a shame, they could do so much better
LOLOL funnnyyyy


text:
INFORMATION MEMORANDUM THE MERIDIAN Private Residences April 2005 Investment Summary Contents 1. 2. 2.1 2.2 2.3 2.4 2.5 3. 3.1 4. 4.1 4.2 4.3 5. 5.1 Executive Summary .................................................................................................. 1 The Project.................................................................................................................. 1 The Location ............................................................................................................... 1 The Monorail .............................................................................................................. 3 The Property ............................................................................................................... 4 Five Star Amenities .................................................................................................... 4 The Units ..................................................................................................................... 5 The Developer ........................................................................................................... 6 American Invsco ........................................................................................................ 6 The Market ................................................................................................................. 8 Las Vegas - The Fastest Growing City in the U.S. ................................................. 8 The "Manhattanization" of Las Vegas .................................................................. 12 Condominium Market Analysis and Comparables ............................................ 13 The Investment........................................................................................................ 14 The Investment Process .......................................................................................... 16 5.1.1 5.1.2 5.1.3 5.1.4 5.1.5 5.2.1 5.2.2 5.2.3 5.2.4 5.2.5 5.2.6 6. 7. 7.1 7.2 7.3 7.4 Step 1 - Reserve a unit with a $3,500 deposit ........................................ 16 Step 2 – Complete the Reservation Form or Purchase Agreement.... 17 Step 3 - Second Deposit: 10% of Purchase Price ................................... 17 Step 4 – Third Deposit: Increases Total to 30% of Purchase Price ..... 17 Step 5 - Closing ......................................................................................... 18 Closing Costs ............................................................................................. 18 Mortgage Financing ................................................................................. 18 Mortgage Fees and Home Owners Insurance ...................................... 18 Legal Process ............................................................................................. 19 Tenant right of first refusal ..................................................................... 19 Taxation ...................................................................................................... 19 The 1031 Exchange Exit Option ............................................................................ 19 Attachments ............................................................................................................. 20 Legal Disclaimer....................................................................................................... 20 U.S. Income Tax Considerations ............................................................................ 21 7.2.1 Irish Investors in the U.S.: Real Property Interests - Las Vegas, NV ........ 21 Contact List ............................................................................................................... 22 Incentive Option Example ...................................................................................... 24 Contents Investment Summary 1. Executive Summary American Invsco, a Chicago-based developer, known as the leading condominium conversion company in the U.S., has begun offering its luxurious resort condominiums at The Meridian Private Residences, in the heart of Las Vegas. Located on approximately 16 prime acres, just two blocks from the famed Las Vegas Strip, the Meridian comprises six mid-rise buildings, 678 residential units of renowned architectural design and first-class amenities. Each building features approximately 135 residences, with studios, one and two bedroom units. The homes are priced most attractively considering their expansive floor plans which are designed with the finest appointments. Market conditions in Las Vegas present an extraordinary opportunity for residential real estate investments. The Las Vegas housing market continues to be the strongest in the country, setting records in almost every category in 2004. Indeed, in 2004, production could not keep up with demand, resulting in homebuilders selling at greater than "asking price". The market does not show any signs of slowing down as demonstrated by 2004 home prices having appreciated 50% from the previous year. Factors that have contributed to these outstanding conditions include: population growth (Las Vegas has shown an extraordinary 207.5% population increase from 1984 to 2004); job growth (fueled in part by the influx of technology companies and venture capitalists); optimal tax situation; influx of second home, time share and senior buyers; inviting climate; and, more than anything else, the strict regulation of public land availability by the Bureau of Land Management. Supply in Las Vegas continues to decrease as more land is absorbed than the BLM is replacing. The price of land is therefore going up and, clearly, both from a perspective of future appreciation and site availability, this property presents an outstanding investment opportunity. Lastly, rising single-family home prices in Las Vegas, along with the evolution of a market niche that values the low-maintenance condominium lifestyle, and a prodevelopment administration, has created the ideal market conditions for new condominium conversions in the valley. 2. 2.1 The Project The Location Located adjacent to the exclusive Park Towers in the prestigious Hughes Center, in an area bordered by Koval Avenue on the west, Paradise Road on the east and Flamingo Road on the south, the Meridian is a short limousine ride to the McCarran International Airport and is centrally located near convention centers and The University of Nevada, Las Vegas. This prime site is beautifully situated in the center of all that makes Las Vegas exciting, just two blocks from the celebrated Las Vegas Strip and walking distance to major businesses, shopping centers, world-class dining, re-known luxury resorts and gaming establishments including: Flamingo Hilton, Harrah"s, Hard Rock Café, Caesars Palace, Bally"s, Mirage, Aladdin, Bellagio, Venetian and Wynn Las Vegas. Page 1 Investment Summary The Project The Clubhouse The pool The Meridian by night Surrounding Area Paris Caesars Palace Bellagio Page 2 Investment Summary Location Map The Meridian The Strip 2.2 The Monorail The Las Vegas Monorail, a four-mile public transportation system in the Resort Corridor, runs near the west side of the Property, with two stops walking distance from the Meridian site. The system connects the property to 8 major resorts, over 24,700 hotel rooms, and 9 convention facilities with 4.4 million square feet of space. The construction on the first phase was completed in February 2004 and it"s now operative carrying almost 40,000 people per day connecting the MGM, Bally"s, Flamingo, Paris, Harrah's, Imperial Palace Hotels, the Las Vegas Convention Center, the Las Vegas Hilton and the Sahara Hotel. Construction of the second phase of the monorail, which will connect the Strip with Downtown Las Vegas attractions and the central business district, running from the Sahara hotel to the Fremont Street Experience, is projected to begin by early 2005 and be completed by 2007. A third phase will connect downtown Las Vegas and the Strip to the airport in 2010. The result being: a further potential increase in value due to Meridian residents now having even greater ease in accessing all the best that Las Vegas has to offer. Page 3 Investment Summary The Meridian 2.3 The Property The property was built in 1992 as a luxurious apartment complex and consists of six Mediterranean-style three and four story buildings featuring 135 units each. The buildings are spread over approximately 16 acres and there are two tennis courts, two swimming pools and centrally located Jacuzzis. The focal point of the Meridian complex, the clubhouse, is a three-story structure consisting of resort operations support space, sales offices and an elegant lobby. 2.4 Five Star Amenities The buildings are designed with a maximum of 678 condominiums with upgraded features and finishes of the highest caliber. Architectural details include: Mediterranean-style architecture Stucco exterior Elegant lobby and reception area Expansive 9 to 12 foot ceilings, depending on building location Efficient water-source heat pump for air conditioning units State-of-the-art fire protection from automated sprinkler systems Page 4 Investment Summary Concrete tile roof Fine living features: State-of-the-art media center Expansive windows to maximize natural light and views Open living plans to maximize space Hand-set tile flooring in the kitchen and baths Private balconies Individual lockable in-home owner storage closets A meticulously designed landscape including native plants, wildflowers and water features Full health club including indoor racquetball and squash courts Fully-equipped exercise center and workout area with locker rooms and showers Dry-heat sauna Two resort-style heated swimming pools and spas Poolside cabanas and BBQ"s Two outdoor lighted tennis courts Convenient elevators Theatre screening room Elegant clubhouse lounge Resident service center with video rental, dry cleaning, mail and package services A comfortable meeting and conference room 678 gated underground parking stalls, plus 400 open spaces Full-service concierge. The Units 2.5 The Meridian offers an unparalleled selection of eight distinctive floor plans. Featuring award winning architectural and interior designs, each spacious condominium has been intelligently planned to provide the utmost in comfort, convenience and style. The unit mix consists of studios (60), one-bedrooms (260), two-bedrooms (356), penthouses (2). Units range in price for studios from the low $300,000"s, to onebedrooms from the low $400,000"s, to two-bedrooms from the $580,000"s. Page 5 Investment Summary Unit Mix Unit Style Athens Barcelona Calais Florence Genoa Monaco St. Tropez Valencia Penthouse Unit Size Studio, 1 Bath 1 Bedroom, 1 Bath 1 Bedroom, 1 Bath 1 Bedroom, 1 Bath 2 Bedroom, 2 Baths 2 Bedroom, 2 Baths 2 Bedroom, 2 Baths 2 Bedroom, 2 Baths, Den PH Approx. Sq. Ft. 515 685 757 760 1005 1058 1062 1280 2010 Approx. Number of Sq. Meters Units 47.8 60 63.6 140 70.3 100 70.6 20 93.4 236 98.3 50 98.7 40 118.9 30 186.7 2 Price Range $305,400 - $338,400 $402,900 - $467,700 $444,300 - $515,900 $468,300 - $517,900 $586,500 - $680,000 $616,900 - $684,700 $620,800 - $713,200 $744,200 - $832,300 $1,353,000 Each unit includes: In unit washer and dryer Large pantry and linen closet Upgraded floor coverings and window treatments Walk-in closet Central heating and air conditioning Private deck or balcony Gas fireplace (upper units only). Furthermore, the development budget includes the following: The entire development will feature the latest in technology with high-speed broadband access, cable TV, and wireless infrastructures in place Granite countertops in kitchens and baths, upgraded kitchen appliance packages with refrigerators, and upgraded plumbing fixtures, all included. The Developer American Invsco 3. 3.1 Founded in 1969, American Invsco has successfully developed and sold over 40,000 condominiums in over 40 cities and towns throughout the United States with total property values in excess of $4 billion. Credited by many with creating the concept of converting rental properties into condominiums, Nicholas S. Gouletas, Chairman and CEO, has changed the face of the real estate market across the country. In the 35 years since American Invsco"s inception, Mr. Gouletas has been responsible for the development of over 100 projects. His professional contributions to the industry were recognized by his peers in 1996, when he was inducted into the Chicago Real Estate Hall of Fame. Page 6 Investment Summary he pro Page 7 Investment Summary Among the most prominent projects undertaken by Mr. Gouletas are the 1988 conversion of the world"s tallest residential building, Chicago"s Lake Point Tower, and the 2001 conversion of The New York Private Residences, which is the world"s tallest brick residential structure. Whether transforming existing properties into refined condominium homes, or developing exciting new residential structures, all American Invsco projects share the same vision of providing a superior homeownership experience or an outstanding investment opportunity for their customers. It is this striving for excellence that has established American Invsco as the nation"s leading condominium developer. Currently, American Invsco represents over a billion dollars of real estate property in five major U.S. markets: Chicago Las Vegas Florida Houston Atlanta The philosophy of the company is to offer a diversified collection of real estate opportunities and thereby better serving their valued customers" residential and investment requirements: By providing everything from home design to assistance in arranging financing By providing to the customer a level of support which is unmatched in the real estate industry By offering a comprehensive full service approach for each customer that continues well beyond the "closing" By having consistently exceeded the expectations of tens of thousands of satisfied homeowners. The Market Las Vegas - The Fastest Growing City in the U.S. 4. 4.1 Las Vegas is the most recognized resort destination in North America, consisting of mega-casino resorts that offer a vast array of amenities, including world class hotel accommodations, restaurants and fine dining, retail shopping, entertainment venues and extensive convention and meeting facilities. The Las Vegas Strip is recognized throughout America and the world for its "mustsee" themed gaming resorts. Known historically for its gaming experience, the Las Vegas landscape has changed considerably over the past decade with the opening of such world renown gaming resorts as the Mirage, Bellagio, Luxor, Mandalay Bay, The Venetian and MGM Grand, just to name a few. The effect of these openings was to broaden the Las Vegas" traditional market by appealing to a new customer base Page 8 Investment Summary consisting of leisure tourists interested not only in gaming but dining, entertainment and shopping as well. The economy of the Las Vegas metropolitan area is one of the strongest in the U.S. In fact Las Vegas is one of the few markets in the country not to have experienced any job losses in the last three years. Employment growth topped 30,000 jobs for year-end 2003 (one of the highest figures in the U.S.) and is expected to have added an additional 37,000 jobs for 2004. (inThousands) $55 $50 $45 $40 $35 $30 $25 $20 $15 $10 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 22.5 25.1 28.1 30.9 AVG + 12.45% Total Personal Income 50.5 41.2 42.5 44.6 46.7 Employment (in Thousands) 850 798.3 800 760.5 AVG + 7.46% 725.4 729.5 750 703.7 667.6 700 617.3 650 584.1 600 543.1 550 494.9 500 457.2 450 400 350 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 34.7 37.7 Las Vegas GMP grew at a rate of 5.8% in 2003 and 5.2% in 2004, better than the western United States or the country as a whole. Though the economy is still relatively dependent on tourism, with an expanding population base, the job market is becoming more and more diversified with sectors like health care and computer technology leading the way. Further, low business taxes continue to make Las Vegas an attractive location for companies looking to relocate. Overall, the economic outlook for Las Vegas is one of the best in U.S.A. Employment by industry Natural Resources & Mining 0.2% Business Services 11.2% Financial Activities 5.5% Information 1.7% Trade, Transportation 17.9% Educational and Health 6.8% Government 11.0% Other Services (Excl Gov) 2.9% Leisure and Hospitality 30.2% Manufacturing 3.1% Construction 9.6% Page 9 Investment Summary Las Vegas has the largest gaming industry in the world and has one of the fastest growing leisure, lodging, and entertainment markets in the country. According to the Las Vegas Convention and Visitors Authority, the number of visitors traveling to Las Vegas has continued to increase at a steady and significant rate from approximately 28.2 million in 1994 to approximately 37.0 million visitors in 2004, an average annual growth rate of just over 3%. Visitor Volume (in Millions) 39 37 35 33 31 29 27 25 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 28.21 29.00 29.64 30.47 30.61 AVG + 3.12% 33.81 35.85 35.02 35.07 35.54 (in Billions) Visitor Spendings 37.01 $35 $33 $31 $29 $27 $25 $23 $21 $19 $17 $15 31.46 31.91 31.57 28.70 24.95 24.58 22.53 19.20 20.70 32.78 33.00 AVG + 7.19% 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 Aggregate expenditures by these visitors increased at an average annual growth rate of 7.2%, from $19.2 billion in 1994 to $33.0 billion in 2004. The significant growth in population of Las Vegas in the 1990"s has provided a large stable base of potential customers and a local gaming market of over $1.5 billion in size. Population in Clark County has grown from 985,000 in 1994 to 1.7 million in 2004 and is projected to reach 2 million by 2009. Local residents tend to visit off-Strip casinos in order to avoid the crowds often present on the Strip. Furthermore, local casinos include features not typically found in casinos on the Strip, including bowling alleys and theaters, and will run monthly promotions to attract the local population. Population in Clark County 1.75 1.58 AVG + 7.72% 1.25 1.32 1.43 1.50 1.64 (in Billions) $9.0 $8.0 $7.0 $6.0 $5.0 $4.0 $3.0 5.43 5.72 5.78 AVG + 5.71% 7.21 6.15 6.35 (in Millions) 1.8 1.7 1.6 1.5 1.4 1.3 1.2 1.1 1.0 0.9 0.8 1994 0.99 1.04 Gaming Revenues 8.53 7.67 7.64 7.63 7.83 1.12 1.19 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 Gaming revenue in the Las Vegas has grown at an average annual rate of 5.7%, from $5.4 billion in 1994 to $8.5 billion in 2004. This growth has been fueled primarily by the opening of mega-resorts, which has transformed Las Vegas into an entertainment, retail and gaming resort destination and the phenomenal increase in convention business over the past few years, which has helped increase midweek demand. Visitors to Las Vegas arrive primarily by air, representing almost 45% of the total visitations. Recently there has been a shift in the marketing focus of casino operators to Page 10 Investment Summary drive-in additional customers. The decline in air passengers in 2001 and 2002 has been partially mitigated by an increase in automobile traffic, which was up 3.8% for 2002 and 7.4% for 2003. Southern California represents a major feeder market for Las Vegas accounting for over 29% of the total visitations. Drive-in traffic from this region has increased to approximately 6 million passengers in 2004, up from 3.8 million in 1994. 2004 was a great year also for the Mc Carran airport with more than 37 million passengers, up 3.5% on 2003. Trasportation to Las Vegas (in Millions) $6.0 Automobile 43% Convention Attendance 5.66 AVG + 12.17% 4.70 5.01 4.54 5.11 $5.5 $5.0 $4.5 $4.0 $3.5 $3.0 2.70 2.90 3.52 3.67 3.54 Air 44% Others 13% $2.5 $2.0 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 Las Vegas is one of the strongest and most resilient hotel markets with hotel occupancy among the highest of any major markets in the world. Despite a 48.57% increase in room supply in Las Vegas from 1994 to 2004, hotel occupancy rates exceeded an average of 88% over the same period. The Las Vegas Convention and Visitors Authority expects a more moderate 6,586 new rooms (excluding motel rooms) to become available over the next two years (through May 2006), including the Venetian, Caesars Palace, Mandalay Bay and Bellagio expansions and the opening of Wynn Las Vegas in May 2005. Room Supply and Occupancy Rate 140,000 130,000 120,000 110,000 100,000 90,000 80,000 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 Hotel Rooms Occupancy Rate 93% 92% 91% 90% 89% 88% 87% 86% 85% 84% 83% 82% 81% 80% (in Billions) $7.0 $6.0 $5.0 $4.0 $3.0 $2.0 $1.0 $0.0 1996 3.92 Convention Economic Impact AVG + 9.57% 5.00 4.16 3.92 4.26 5.81 5.96 6.55 1997 1998 1999 2000 2001 2002 2003 The high occupancy rate can be partly attributed to the meeting and convention attendance, which helps increase room demand during mid-week periods when room demand from leisure travel is typically lower. With over 5 million sq. ft. of meeting space in Las Vegas, meeting and convention attendance represents a significant portion of visitations. Las Vegas ranks second in the country, after Chicago, in terms of Page 11 Investment Summary total convention exhibit space. It currently hosts six of the top ten tradeshows and 34 of the top 200 tradeshows in the United States. The Las Vegas convention industry has experienced dramatic growth during the past decade. In 2003, over 5.657 million convention delegates descended upon Las Vegas, which generated more than $6.5 billion in non-gaming economic impact. Convention attendance as a percentage of total visitations has increased from 9.4% in 1994 to over 15.9% in 2003 and is one of the fastest growing segments in the market. 4.2 The "Manhattanization" of Las Vegas Propelled by low interest rates, relative affordability (particularly when compared to other southwestern markets such as Southern California), high demand for housing and improved consumer confidence, the Las Vegas housing market is very strong. In fact, if 2003 was the best year ever for new home sales in Las Vegas with more than 29,000 new units sold throughout the valley, the projections for 2004 indicated that 2004 would set a new all time high with 31,500 new home sales. Perhaps just as remarkable as the robust new home sales market in Las Vegas is the fact that the continued growth in sales has come about despite the record levels of price appreciation in recent years. As of September 2004, the median price of a new detached home in the metro area reached $312,000, up nearly 50% from the year before. (in Billions) $12.0 $10.0 $8.0 $6.0 $4.0 $2.0 $0.0 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 4.00 4.42 4.91 5.66 AVG + 18.04% Assessed Value of Real Property 10.50 8.50 6.17 6.71 7.45 9.00 (in Billions) $35.0 $30.0 $25.0 $20.0 $15.0 $10.0 $5.0 $0.0 Estimated Property Values 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 Other Commercial Residential Total A tightening supply of residential land for development is part of the reason for the upward pressure on new home prices. In fact, the developable land in the metro area"s strongest housing market is becoming scarce. With virtually no standing inventory, and many projects featuring substantial waiting lists for new homes, over supply does not appear to be a concern for the market. Moreover, as land supplies tighten, developers are increasing density and building more condominiums as attractive alternatives. The rapid new home price appreciation has helped Las Vegas evolve from a market once dominated by entry level product, to one that offers substantially more move-up and luxury product. The economy in Las Vegas is one of the strongest in the nation (+5.2% in 2004) and job growth (+ 37,000 new jobs in 2004) will continue to fuel the demand for new housing in the coming year Page 12 Investment Summary Low interest rates, relative affordability (particularly when compared to market such as Southern California) and a diverse array of new home product options will also help assure continuing strong sales. The move-up market (generally priced $250,000 to $400,000) will continue to offer some of the strongest opportunities in Las Vegas. Consider that an entry-level buyer who bought a home in Las Vegas just five years ago has experienced price appreciation of more than 100 % (and nearly 50% last year). Many of these buyers are using their strong equity gains to transition into newer, larger and more expensive homes. During the third quarter of 2004, nearly 80% of all new home sales in the Valley were priced above $200,000. The active adult market will continue to present a tremendous development opportunity in Las Vegas. With all that Las Vegas has to offer including a great climate, no state income tax, abundant services and amenities and a relatively affordable cost of living, the metropolitan area will continue to be one of the premier retirement destination spots in the country. The influence of new homebuyers from Southern California should remain very strong. While many of these are investment buyers, many others come seeking the relative affordability that Las Vegas has to offer. Consider that as of the third quarter 2004, the median price of a new detached home in the metro area was $312,000 compared with $695,350 in San Diego County and $1.2 million in Orange County. Accordingly, due to the resulting increase in demand, Las Vegas inventory levels of existing homes remains extremely low and waiting lists at many regional subdivisions remain long. 4.3 Condominium Market Analysis and Comparables The condominium market in Las Vegas has continued to grow with a number of luxury high-rise projects under development and the recent trend toward converting apartment complexes into condominiums. Condominium sales through September 2004 have increased almost 90 percent from 2003. Several new high-rise and mid-rise condominium communities entered the Las Vegas market in late 2004 including Las Vegas Grand, Panorama Towers, and The Residences at MGM Grand. The first three quarters of 2004 has brought in a new host of proposed communities that vary in size, shape, location and lifestyle. These include Soho lofts, The Majestic, Mira Villa at Summerlin and a variety of developments that are still in the preliminary planning stages. These developments, along with Metropolis and well established Turnberry Place, have ushered in a new era of urban, luxury living to Las Vegas and help demonstrate the true evolution of the housing market there from one which, a decade ago, offered primarily entry level housing to one which, today, offers substantial opportunities for the wealthy retiree and second home buyer. Prices for Strip oriented condominium-housing ranges from above $300,000 to well over $1 million. Several developers are exploring more affordable options that cater to young singles and couples living as primary residents and working in Las Vegas. AmLand Development"s Park Avenue (south of the Strip) has experienced great Page 13 Investment Summary success catering to entry-level local singles and couples. Park Avenue recently sold out with price points ranging up to $495,000. While active, Park Avenue averaged a little over 23 sales per month since opening in August 2001. The Manhattan, by Gemstone Development, is being built adjacent to Park Avenue and will offer a comparable lifestyle with similar pricing. Another high-density project which opened in the third quarter is Loft 5. Loft 5 is a mid-rise development located approximately three miles south of the Strip on Las Vegas Boulevard and is priced from $415,900 to $719,000. In conclusion, the overall trends indicate that the real estate market in general, and the condominium market in particular, in the Strip area and in Las Vegas, suggest that an investment in the Meridian represents an outstanding opportunity to participate in a vibrantly strong and growth-oriented market. 5. The Investment The Meridian Private Residences in Las Vegas represents an exciting condominium investment opportunity providing both potential increases in rental incomes, due to our having upgraded the unit finishes and inclusions, but more importantly, the continued appreciation of the property within the fastest growing city in the United States. In addition, as previously mentioned, The Meridian"s location makes the project truly representative of prime real estate in the hub of the nation"s leading tourism and convention center. The primary investment strategy is based on the strong history of Las Vegas market property appreciation. Again, 2004 demonstrated a 50% average appreciation in new homes values in Las Vegas, and the previous year, 2003, offered a very significant 37% appreciation. Although, past performance is no guarantee of future returns, the historical pattern clearly indicates a continuation of the economic fundamentals that are currently driving property values. Highlights for the investors include: Investor-Focused Maintenance-Free Real Estate Investment Program The investor will be able to choose between two incentive options: 1. Upgraded package and rental guarantee program Guaranteed rent for the first two years of ownership No condominium fees for the first two years No property taxes for the first two years. 2. Upgraded package plus: 3% towards pricing benefits No condominium fees for the first two years No property taxes for the first two years. At the end of two years the following options are available to the investor: Page 14 Investment Summary American Invsco can sell the unit for the investor through its brokerage company in which case the investor may find the 1031 Exchange Program to be tax-efficient. Please refer below to the section on "The 1031 Exchange Exit Option". American Invsco can continue to lease the unit on the investor"s behalf for a management fee (usually a 10% per year fee). The investor may choose to occupy the unit or personally rent it out. The investor has complete control over all decisions relating to the unit, with no obligation to utilize management or other services provided by American Invsco or its affiliates. The average gross yield during the "2 year rental guarantee" will be around 5.5% per annum (please refer to section 7.3 for a sample). After the "2-year rental guarantee program", we estimate the yield to be over 3%. Considering the upgrade package and the ability to charge higher rents, that figure could be significantly higher. Also, it's important to remember that the typical" holding" period for such an 'appreciation driven' investment is typically 2 to 3 years. If that was the case, one could anticipate an over 5% yield overall. Significant Market Value Growth Potential due to: Several thousands of dollars in luxurious upgrades will be included in the purchase price for each unit (High-end flooring materials, new kitchen cabinets, new appliances, upgraded lighting and plumbing fixtures, and granite countertops in kitchens and bathrooms). Close proximity to the "Las Vegas Strip" and related gaming, tourism, and convention business, should positively influence property values in the area. Market Timing Participation in a very strong national and local economy, booming tourism industry, along with a stable and growth-driven real estate market. Currency Gain As the U.S. dollar remains historically weaker against many other currencies including the euro, now it is considerably less expensive to acquire dollar denominated assets. Should the U.S. dollar strengthen against such currencies as the euro, currency exchange gains could be realized upon the sale of the property, all this in addition to the rental cash stream and potential market appreciation. Strong Track Record of the Developer 40,000 condominiums. $4 billion in sales. Large market share. Page 15 Investment Summary Fabulous Amenities A world-class luxury facility including swimming pools, Jacuzzis, squash and racquetball courts, tennis courts, gated underground parking, balconies or decks for all units. Walking distance to renowned restaurants, shopping, and entertainment. Availability of Mortgage Financing Mortgage financing may be arranged for qualified applicants subject to certain loan limits, credit underwriting, and with purchaser equity participation of at least 30%. The Investment Process Step 1 - Reserve a unit with a $3,500 deposit 5.1 5.1.1 To reserve a unit, a $3,500 good faith deposit is required. Make payment by way of wire transfer through your bank or currency exchange to the title insurance company, First American Title Company of Nevada. Funds must be received by the title insurance company within 7 days of the date of reservation or purchase agreement. Your funds are held in a safe and secure third-party escrow account until the "closing" of the final transaction and conveyance of ownership has occurred. Wire instructions are as follows: Payable to: Bank: Account #: Routing #: Please reference the following: First American Title Company of Nevada 101- Main Office First American Bank and Trust, FSB Santa Ana, CA 92701 45973 122241255 Meridian Private Residences Customer Name: Unit #: Attention: Debbie McGraw ________________________ ________________________ Please note: all wires will be returned if the Unit Number and Customer Name are not included. If the money is not in the escrow account within 7 days, the reservation will be automatically cancelled. If such a problem does occur, please contact us immediately. If you need additional information concerning the wire transfer or escrow, please contact: Page 16 Investment Summary Debbie McGraw First American Title Company of Nevada 2490 Paseo Verde Parkway #100 Henderson, NV 89074 Tel +1 (702) 731-4131 Fax +1 (702) 399-3811 Step 2 – Complete the Reservation Form or Purchase Agreement 5.1.2 If you were informed of this investment opportunity by a real estate agency, the agency must fax to American Invsco"s Contract Administrator, the following: Cover letter from your Agent confirming the transaction including name of purchaser and unit number. Completed and signed reservation form or purchase agreement. Bank wire confirmation for the transfer of $3,500 to the title company. Courier receipt (Original contract to be sent by overnight courier). Your Agent will fax one copy of each of the above and, send another set of copies along with the original signed reservation form to: American Invsco Contract Administration Attn: Fosca White 1212 North LaSalle Street, Suite 110 Chicago, IL 60610 Tel +1 (312) 595-4642 Fax +1 (312) 595-4682 American Invsco will return a copy of the counter-signed reservation form or purchase agreement to the investor. If you have any questions, please contact Fosca White at American Invsco"s Contract Administration department. 5.1.3 Step 3 - Second Deposit: 10% of Purchase Price A second deposit representing 10% of the purchase price, less the initial deposit of $3,500, is due in the escrow account of the title insurance company within 17 days from the date of the reservation or purchase agreement. 5.1.4 Step 4 – Third Deposit: Increases Total to 30% of Purchase Price A third deposit of 20%( representing the balance of the 30% of the purchase price, less the deposit of 10%) is due in the escrow account of the title insurance company upon mortgage approval or within 30 days from the date of reservation or purchase agreement, whichever is earlier. Page 17 Investment Summary 5.1.5 Step 5 - Closing The "closing" (conveyance of ownership) date will be confirmed by American Invsco"s contract administration department. The balance of monies due at closing will equal: Unit Purchase Price PLUS Closing Costs (including Mortgage Fees, if applicable, and Transaction Costs), LESS the total of 30% earnest money received. Investors may be asked to provide confirmation that they meet minimum financial or other qualifications required under the laws of certain jurisdictions. If an investor does not meet these qualifications, the deposit will be returned promptly. 5.2.1 Closing Costs Closing costs will vary depending upon the purchase price of the property. A detailed itemization of charges and fees will be supplied. 5.2.2 Mortgage Financing American Invsco is working with various lenders who offer investors the most appropriate financing package for their needs. They have considerable experience working with investors from Europe, Asia, and South America. They will issue "good faith estimates" to investors which will include the maximum mortgage amount and the estimated closing costs. The lenders for The Meridian are as follows: Republic Mortgage LLC Attn: Margaret White 851 S. Rampart Blvd., Suite 150 Las Vegas, NV 89145 Mobile +1 (702) 285-3562 Fax +1 (702) 253-6251 United Financial Mortgage Corp. Attn: Brendan C. Bolger 815 Commercial Drive, Suite 100 Oak Brook, IL 60523 Tel +1 (630) 571-7222 Fax +1 (630) 571-2623 Mobile +1 (630) 816-2161 Mortgage Fees and Home Owners Insurance 5.2.3 Mortgage fees will vary slightly among lenders, who will supply their schedule of fees to you upon application. Investors will need to open a checking account in the U.S. to facilitate monthly mortgage payments and to pay for certain pre-paid items. This should also facilitate the receipt of the investor"s monthly revenue checks should the investor choose the rental program. Page 18 Investment Summary It is also recommended that you obtain a "Home Owners" comprehensive insurance policy for the protection of the interior elements of the unit as well as offering thirdparty liability coverage. American Invsco will offer referrals of available insurance carriers. 5.2.4 Legal Process The conveyance process in the U.S. is done by a "title insurance company" that examines public records to ensure the seller is properly registered as the owner of the property. The title insurance company also insures the property against third-party title claims. 5.2.5 Tenant right of first refusal If on the date of acceptance of the purchase agreement by seller, the unit is occupied by a tenant (other than purchaser) who was a tenant on the date of the notice of intent to convert the property was given, as required by the act and the code, then the agreement shall be subject to the statutory right of such tenant to purchase the unit on substantially the same terms and conditions set forth herein. If such tenant elects to purchase the unit, the reservation or purchase agreement shall become null and void and all funds paid or deposited by purchaser shall be forthwith returned to purchaser and neither party shall have any further liability, rights or obligations. The liability of seller shall be limited to the return of purchaser's deposit. 5.2.6 Taxation In addition to obtaining a Tax Identification Number, foreign investors will need to consider the following primary U.S. taxes: Federal Taxes Capital Gains Tax (please refer to the section on The 1031 Exchange Option). A capital gains tax is a tax upon the profits upon the sale of your property Withholding Tax (a portion of the rental income is withheld against future tax obligations) Gift and Estate (Inheritance) Tax. Investors are advised to consult with their tax, accounting, financial, and legal advisors as necessary. For your convenience, we have attached a list of U.S. sources you may contact for assistance in these matters. Please refer to section 7.2 for information. 6. The 1031 Exchange Exit Option Foreign investors who buy in the U.S. are subject to U.S. capital gains tax liability at both the federal and state levels on the sale of appreciated capital assets. Savvy real estate investors recognize the 1031 Exchange as an effective and simple means toward deferring tax liabilities incurred upon the future sale of U.S. real property. Section 1031 of the Internal Revenue Code allows up to 100% of the gains from the disposition of business or investment property to be deferred into new "like kind" replacement Page 19 Investment Summary property. These deferred gains, as well as the gains from the new property, are not taxed as long as 1031 Exchange rules are followed. The overall U.S. capital gains tax rate is 15% for capital assets held for more than one year and is as high as 35% for capital assets held for less than a year. Applicable state taxes can increase the foregoing aggregate rates. By following the 1031 Exchange rules and income exchanging into a new U.S. rental real property at the end of a holding period, American Invsco property owners can legally defer payment of these taxes and free up capital for new products. Real Estate investors can therefore increase their overall returns by using 1031 Exchanges to roll from one U.S. rental real estate investment to the next. American Invsco"s diverse range of high-performing products and proven expertise has made American Invsco a natural choice for those looking to execute a successful 1031 Exchange. American Invsco works with one of the most well-established and secure Qualified Intermediaries in the industry, literally guaranteeing that your 1031 exchange will be carried out with the highest possible degree of security and integrity. This unique investment tool gives the investor the ability to diversify, leverage and defer taxes. American Invsco Sales Consultants can help you locate an appropriate replacement property in which to reinvest with minimal due diligence required while the investment return is enhanced. Investors wishing to take advantage of the 1031 Exchange rules should be aware that the rules are technical and must be precisely followed to qualify for the tax benefits of deferring gain. It should also be noted that upon an ultimate disposition of U.S. rental real estate for cash or some other asset, the relevant basis used to determine gain is the basis of the initial U.S. rental real estate investment that was exchanged. As such, the like kind exchanges defer gain but do not wholly extinguish it. 7. 7.1 Attachments Legal Disclaimer This Information Memorandum is not intended as an offer to sell or a solicitation of an offer to purchase the described properties in any jurisdiction in which such offer or solicitation may be prohibited by law. Investors should consult with their personal financial, legal and tax advisors before investing in the properties described in the enclosed Information Memorandum. As a courtesy, we have included the name of a U.S. accounting firm that can accommodate the international investor"s financial and tax accounting needs. However, the investor may select to use any accounting firm of their choice as we have no affiliation with the accounting firm Ostrow, Reisin, Berk & Abrams Ltd. Page 20 Investment Summary 7.2 7.2.1 U.S. Income Tax Considerations Irish Investors in the U.S.: Real Property Interests - Las Vegas, NV As Irish citizens and residents consider the purchase of United States (US) real property located in the State of Nevada as an investment generating capital gains and rental income, they will have concerns about the US income tax system and their requirements under US tax law. The information presented here will help to identify those concerns. It will focus on the specific fact pattern of an individual (or a husband and wife) citizen and resident of Ireland purchasing rental property in the US. The issues presented here may not be relevant if your circumstances are different or if they change over time. Nonresident aliens of the US are only taxed on US source income. US source income includes net rental income from operations of US real property and any taxable gain from the sale of US real property. Net rental income from operations is calculated by netting gross rents collected with related rental expenses, such as property taxes imposed by the local jurisdiction, mortgage interest, condominium maintenance fees, management fees, and depreciation expense. US tax law permits the cost of residential real property to be depreciated over a period of 27.5 years. This net rental income is taxed at rates that presently range from 10 to 35 percent. For example, a rate of 10 percent would apply to the first $7,000 of net rental income. Net rental income in excess of $7,000, but less than $30,000 would be taxed at 15 percent. Thus, for a net rental income of $30,000, the US income tax cost would be about $4,000. Married couples owning the property jointly will be required to file separate tax returns and each will report one half of the net rental income. Gain from the sale of US real property owned for at least one year is taxed at special capital gain rates that average about 15% regardless of the amount of the gain. Gain is calculated by netting the gross proceeds of the sale with any associated selling costs and reduced by the adjusted cost (original cost minus accumulated depreciation expense to the date of sale) of the property. A special provision of US tax law permits an owner to defer tax on the capital gain by exchanging the property for another property. In order to qualify for this deferral the "replacement" property must have a value higher than the value of the "relinquished" property. There are additional technical requirements. While the previous discussion relates to tax obligations imposed by the US federal government, Irish investors should be aware that most of the 50 states impose their own local tax obligations. As the State of Nevada is able to derive income from the gaming industry, the state constitution prohibits any income tax. Thus, Nevada has no income tax obligation related to the ownership and rental of condominium units. Residents of Ireland can avail themselves of provisions of the Ireland United States Income Tax Treaty. That treaty provides relief from double taxation by permitting a resident of Ireland to claim a credit against Irish income tax for any income tax paid to Page 21 Investment Summary the United States. This claim of credit is subject to the specific provisions of the tax laws of Ireland. 7.3 Contact List Title Company First American Title Company of Nevada Attn: Debbie McGraw 2490 Paseo Verde Parkway #100 Henderson, NV 89074 Tel +1 (702) 731-4131 Fax +1 (702) 399-3811 Lenders Republic Mortgage LLC Attn: Margaret White 851 S. Rampart Blvd., Suite 150 Las Vegas, NV 89145 Mobile +1 (702) 285-3562 Fax +1 (702) 253-6251 United Financial Mortgage Corp. Attn: Brendan C. Bolger 815 Commercial Drive, Suite 100 Oak Brook, IL 60523 Tel +1 (630) 571-7222 Fax +1 (630) 571-2623 Mobile +1 (630) 816-2161 Certified Public Accountant Ostrow, Reisin, Berk & Abrams. Ltd. Attn: Gerald J. Santaniello, C.P.A. Certified Public Accountants NBC Tower – Suite 2600 455 North Cityfront Plaza Drive Chicago, IL 60611-5555 Tel +1 (312) 670-7444 Fax +1 (312) 670-8301 Email email@example.com AI Contract Administration Fosca White Director of Contract Administration Tel +1 (312) 595-4642 Fax +1 (312) 595-4682 Page 22 Investment Summary Mobile Email + 1 (303) 915-8548 firstname.lastname@example.com AI International Team Stefano Farsura President, AI International Tel + 1 (312) 595-4700 Fax + 1 (312) 621-4165 Email email@example.com Jackson Peterson Director, National/International Marketing Tel + 1 (312) 431-8311 Fax + 1 (312) 431-1125 Mobile + 1 (847) 650-7108 Email firstname.lastname@example.com Steve Halvorsen Director, International Operations Tel + 1 (312) 431-8311 Fax + 1 (312) 431-1125 Mobile + 1 (312) 342-5741 Email firstname.lastname@example.com Nicole Pavisic European Sales Manager Tel + 1 (312) 431-8311 Fax + 1 (312) 431-1125 Mobile + 1 (630) 362-3416 Email firstname.lastname@example.com Page 23 Investment Summary 7.4 Incentive Option Example 1) Elite Finish Package and 2 Yr. Rental Guarantee Example: Unit #2-131 Purchase Price Monthly Rental Guarrantee 2 Yr. Rental Guarrantee 2 Yr. Assessment 2 Yr. Taxes Total Assess/Tax Net Price: Annual Gross Yield 2) Elite Finish Package + 2 Year Assessments/2 Year Taxes + 3% Allowance Example: Unit #2-131 Purchase Price 3% Allowance Purchase Price 2 Yr. Assessment 2 Yr. Taxes Total Assess/Tax Total Incentive Net Price $ $ $ $ $ $ $ $ 306,200 (9,186) 297,014 4,023 7,405 11,428 20,614 285,586 $ $ $ $ $ $ $ 306,200 1,422 34,122 4,023 7,405 11,428 260,650 5.57% Page 24
Pages to are hidden for
"The Meridian Private Residences"Please download to view full document


text:
TYPEPROPERTY (Transact-SQL)
Applies To: SQL Server 2014, SQL Server 2016 Preview
Topic Status: Some information in this topic is preview and subject to change in future releases. Preview information describes new features or changes to existing features in Microsoft SQL Server 2016 Community Technology Preview 2 (CTP2).
Returns information about a data type.
Applies to: SQL Server (SQL Server 2008 through current version), Azure SQL Database, Azure SQL Data Warehouse Public Preview.
Returns NULL on error or if a caller does not have permission to view the object.
In SQL Server, a user can only view the metadata of securables that the user owns or on which the user has been granted permission. This means that metadata-emitting, built-in functions such as TYPEPROPERTY may return NULL if the user does not have any permission on the object. For more information, see Metadata Visibility Configuration.
A. Identifying the owner of a data type
The following example returns the owner of a data type.
SELECT TYPEPROPERTY(SCHEMA_NAME(schema_id) + '.' + name, 'OwnerId') AS owner_id, name, system_type_id, user_type_id, schema_id FROM sys.types;
B. Returning the precision of the tinyint data type
The following example returns the precision or number of digits for the tinyint data type.
SELECT TYPEPROPERTY( 'tinyint', 'PRECISION');


text:
Cajun Red Bean And Sausage Casserole
2 Sep 2010
|Dried kidney beans
|1 Pound
|Salt pork/Ham
|1⁄2 Pound, diced
|Chopped onions
|3 Cup (48 tbs)
|Chopped green onions
|1 Cup (16 tbs)
|Chopped fresh parsley
|1 Cup (16 tbs)
|Smoked sausage
|1 Pound, cut into 1/4 inch slices
|Canned tomato sauce
|8 Ounce (1 Can)
|Worcestershire sauce
|1 Tablespoon
|Seasoned salt
|1 Tablespoon
|1 Teaspoon
|Garlic powder with parsley
|1⁄2 Teaspoon
|Hot pepper sauce
|1⁄2 Teaspoon
Rinse beans.
Place beans in large, heavy Dutch oven.
Add water to level 2 inches above beans; let soak overnight.
Add salt pork, bring to a boil; reduce heat, cover and simmer 30 minutes.
Stir in remaining ingredients.
Cover and simmer 45 minutes to 1 hour or until beans are tender.
Rate It
0 Comments
Cajun Red Bean And Sausage Casserole Recipe


text:
1992 Honda Civic Q&A
1992 Honda Civic Question: radiator
I need a new radiator for my Civic. What is the average cost? - michael97405
2 Answers
Answer 1
avg labor is $140.list price is $200 for your radiator.the part costs $89.99 at an auto parts store plus 1-2 gallons of new coolant so bottom line is atleast $250 at a shop or half that price if you can do it yourself. - joelburke26
Related Items:
Coolant from overflow tank does'nt go to radiator.
problem:Every 3 days or so i have to put water or coolant in the radiator.someone told me it could have a leak.It was check and no leaks.I accelarated the car and notic...
Just replaced my radiator and my car wont idle. It goes up and down between 1000 and 2000 rpms. I tried to bleed the air...
i have had 3 times that the radiator hoses have blown....once was the top hose and the last 2 times was the bottom hose. After cha...
Related Content
1. pushrod
2. stevieray1
3. globalhelper
4. Shivers
5. csubak30
6. ziptie12
7. Hal...
8. IsraelS
9. goodguy
10. BrianLankford


text: $11,000 Will Make A Great Game Better 1 Luke Plunkett and 57 othersEditDelete Invite manuallyPromoteXDismissXUndismissBlock for kotakuHide Remember Kingdom? It was a revelation, a free side-scrolling strategy game that only let you control a single unit. It was a little basic, but then, that was part of the appeal, so it'll be interesting to see what happens when it evolves into something a little grander. » 5/13/14 10:00pm 5/13/14 10:00pm


text:
Dr. Thomas E. Liao, MD
Pulmonary Disease
- 3000 N Halsted St Ste 625
Chicago, IL 60657
- 2 Locations
- (773) 296-3003
Dr. Thomas E. Liao graduated from the Rush Medical College in 1981. He works in Chicago, IL and 1 other location and specializes in Pulmonary Disease and Critical Care Medicine. Dr. Liao is affiliated with Advocate Illinois Masonic Medical Center, Gottlieb Memorial Hospital, Mercy Hospital & Medical Center and University Of Illinois Hospital Health & Science Center.
Pulmonary Disease, Critical Care Medicine
Medical School: Rush Medical College; Graduated 1981
*This physician has multiple office locations. See Office Information for details.
1111 Superior St Ste 403
Melrose Park, IL 60160
2800 N Sheridan Rd Ste 301
Chicago, IL 60657
2900 N Lake Shore Dr FL 5
Chicago, IL 60657
2222 W Division St Ste 340
Chicago, IL 60622
2222 W Division St Ste 116
Chicago, IL 60622


text:
Posts Tagged «steam»
Alienware's knockoff Steam Machine finally ships, but it's not the gaming PC you're looking for November 21, 2014 at 4:32 pm
There was a lot of hype surrounding the impending launch of Valve's Steam Machine platform, but much of the excitement dissipated when the first wave of machines were delayed until 2015. Now, Alienware is going in alone, and shipping its own consolized gaming PC.
BioWare is reinventing save games for the Xbox One and PS4 June 25, 2014 at 11:02 am
Now that the Xbox One and PS4 are on store shelves, the development team at BioWare have a serious problem to solve for the upcoming release of Dragon Age: Inquisition. Instead of rigging up a complicated syncing solution, BioWare decided to launch a simple tool called the Dragon Age Keep to solve the problem of save importing.
Could sanctioned game mods on PS4 and Xbox stave off Valve's attack on consoles? June 24, 2014 at 4:32 pm
Microsoft and Sony seem to be too afraid of potential piracy and security issues to consider letting average nerds hack away at their favorite games. However, Steam machines are coming next year, and that could turn everything on its head.
Can PlayStation Now deliver on the promise of game streaming from the cloud? June 11, 2014 at 12:38 pm
2014 is the year of game streaming. Sony and Valve are both dedicating substantial development resources towards these hotly anticipated features, and rumor has it that Microsoft isn't far behind. With Steam's In-Home Streaming, PS4-Vita Remote Play, and PlayStation Now all coming to bear, it's clear that the gaming industry is betting heavily on game streaming as the next big thing.
Valve delays Steam Machines until 2015 – but given how vague the term is, what does that mean? May 28, 2014 at 6:47 am
Valve has announced that it's Steam Machines, previously scheduled to ship this year, will now slip into 2015. The implication is that the company is still hard at work on its controller design.
Steam In-Home Streaming: At last, you can play PC games on the toilet (video review) May 23, 2014 at 9:41 am
After a few months of closed testing, Valve has released a public beta version of Steam with In-Home Streaming enabled. In-Home Streaming allows you to stream any game from a host PC to a client (a Mac laptop or wimpy Windows netbook, for example). This will eventually be a key feature that allows for cheap, low-power Steam Machines in the living room that can stream games from a more powerful gaming PC. Read on for our hands-on impressions, and a video demo of me streaming Dark Souls 2 to my laptop while sitting on the toilet.
Out of Steam: Upcoming Steam Machines won't be very profitable May 22, 2014 at 4:16 pm
Hardware manufacturers remain committed to Steam Machines but are publicly grousing about the low margins and limited profit upside. Is Valve the only company that stands to make a profit on this new type of system?
Unreal Engine 4 now supports Linux and SteamOS: Is this the year of desktop Linux? April 4, 2014 at 8:04 am
Unreal has announced that Unreal Engine 4.1, due to be released in the next couple of weeks, will fully support SteamOS and Linux. Developers can take their games — whether they're indie or triple-AAA titles — flip a switch, and voila: The game is packaged and ready to run on SteamOS and Linux. Suffice it to say, this could be a huge step towards making Linux a viable platform for gaming. Could 2014 finally be the year of desktop Linux (YODL)?
Windows apps announced for Xbox One: Is Steam in the cards? April 3, 2014 at 4:28 pm
Are you ready for full-fledged Windows apps on your Xbox One? As revealed at the Build 2014 conference, Microsoft is hard at work to deliver universal applications across all of its platforms — including the Xbox One.
OnLive resurrected, allows you to stream your Steam games to any device March 6, 2014 at 7:45 am
OnLive collapsed in 2012, but now the company is back under new management. Revamped subscriptions aim to convert more people into paying customers by sweetening the deal with Steam game streaming.


text:
Attention All City Governors!
We have had to tighten permissions on the boards, and request that you contact an Administrator for inclusion in the new Governor permission group. You will then see the Governor specific board for your shard, AND proudly bear the new Governor banner when you post.
Thank you!
Please review this announcement regarding using Stratics forums for advertising in-game item exchanges.
As you know, Stratics has returned to a dedicated Ultma Online site. Check out our Sister Site and gaming social network, Ravenant, for your other gaming needs! Follow this thread for updates. Game Forevermore!
UO Asia
UO Asia Trade
- Discussions:
- 136
Latest: [UO.Com] お詫びと訂正 Smoot, May 28, 2015
- Messages:
- 206
UO Japan
- Discussions:
- 346
Latest: "Naked Musical Chairs in Felucca" - 5/23/2015,Saturday,9:00 am EST (10:00 pm JST) Marisa Kirisame, May 20, 2015
- Messages:
- 1,464
UO Korea & Taiwan
- Discussions:
- 250
Latest: 매시블리옵 단독: 브로드소드 개발팀 인터뷰 UO News, Jun 29, 2015
- Messages:
- 377


text:
Original recipe yields 12 servings
Amount per serving ({{servings}} total)
Based on a 2,000 calorie diet
My grandmother used to make a cake very much like this when I was growing up. It is a very moist and not overly sweet cake. I substituted hot water for the coffee and it it came out well.
Excellent! Made this recipe because of a special request from my Dad. He asked me to make a molasses cake and I found this one. Glad I did, he loved it! Don't mind the bad review here, this c...
After reading the reviews of this recipe, I didn't know what to think. Nevertheless, I made it and loved it! I don't know why you would make a molasses cake if you didn't like molasses, but even...


text:
Rep. Lee Zeldin: I Want ISIS Sleeping With One Eye Open
In an interview with CNN's Carol Costello, Rep. Lee Zeldin (R-NY) said the U.S. strategy to defeat Islamic State terrorists should involve instilling fear in their members, something President Obama has failed to do thus far. Zeldin explained that the terrorists should be so overcome with fear, that "they should be Read more
Michelle Bachmann, President Obama Discuss Bombing Iran at Christmas Party
Michelle Bachmann, the outgoing Senator from Minnesota, took a page from John McCain's book, catching up with President Obama at a Christmas party recently and telling him to do this: Well, maybe not exactly like that. Via the Free Beacon: Rep. Michele Bachmann (R., Minn.) knew the White House Christmas Read more
Senator-Elect Joni Ernst Reported for Duty Two Days After Election
If there's anything you need to know about the character of newly elected Iowa Senator Joni Ernst, it can be summed up by her actions just days after winning election – Ernst reported for duty with the National Guard. Ernst did so without much fanfare, which is emblematic of the Read more
Piers Morgan Goes From Thinking Obama Is Perfect to Asking 'What the Hell Is He Doing?'
Describing himself as "fairly supportive" of this President, Piers Morgan appeared with Sean Hannity on Fox News recently and proceeded to shred the President for being out of touch by spending more hours on the golf course than at his daily intelligence meetings. Morgan would then go on to explain Read more
Feds Warn of 'Imminent' Terrorist Attack at U.S. Border
With Democrats more concerned about the 'pathway to citizenship' aspect of immigration reform, completely opposed to securing our border first and foremost, Islamic terror groups are plotting what federal officials are referring to as an 'imminent' terrorist attack at the southern U.S. border on a busy holiday travel weekend, two Read more
10 Pictures That Show Obama Is Totally Focused On ISIS In Iraq
The ISIS in Iraq threat is being taken very seriously by the President. Just ask him. Taking a break in between fundraising and another round of golf, President Obama took a moment to make a statement regarding the savage beheading of American photojournalist, James Foley. In his statement, the President vowed to be "vigilant" and "relentless" against Read more
Breaking: GAO Office Announces Obama Administration Broke the Law With Bergdahl Swap
The Government Accountability Office (GAO) has announced that the Obama administration broke the law when they traded five high-ranking Taliban terrorists for Army Sergeant Bowe Bergdahl. The government watchdog agency posted their decision online, saying the Pentagon violated the Department of Defense Appropriations Act and the Antideficiency Act. The summary verdict reads: The Department Read more


text:
A TEENAGER was sexually assaulted on a park bench by a man who offered to walk her home.
The 18-year-old was attacked in People's Park in Banbury at about 10.30pm on Sunday after a night out with friends.
Police described the suspect as white with a Polish accent. They said he was about 27, 6ft, slim, with brown eyes and a scar above his right eyebrow.
He was wearing a brown leather jacket and jeans and was carrying a rucksack.
The victim suffered bruising but did not require hospital treatment.
- Do you want alerts delivered straight to your phone via our WhatsApp service? Text NEWS or SPORT or NEWS AND SPORT, depending on which services you want, and your full name to 07767 417704. Save our number into your phone's contacts as Oxford Mail WhatsApp and ensure you have WhatsApp installed.
Our top stories
The £1.6bn investment that 'would keep us at the global cutting edge'
8:30am Thursday 2nd July 2015
AMBITIOUS proposals for £1.6bn of transport and development schemes in Oxfordshire have been unveiled by a partnership of businesses, universities and councils.
Queues on A34 southbound after crash near Peartree Interchange
5:48pm Thursday 2nd July 2015
DRIVERS are facing delays as an accident has blocked one lane of the A34 Western By Pass Road southbound.
Group of men sexually assaults teenage girl in Wheatley
5:29pm Thursday 2nd July 2015
A TEENAGE girl was confronted by a group of men and sexually assaulted in Wheatley in the early hours of this morning, [2/7] police said.
More Tunisia beach massacre victims repatriated at RAF Brize Norton
4:04pm Thursday 2nd July 2015
The bodies of nine victims of the Tunisian beach massacre have been returned to the UK, as the final British death toll was confirmed at 30.
UPDATE: Missing Stephen Gray from Abingdon found
10:59am Thursday 2nd July 2015
A MAN from Abingdon who went missing has been found.
Consultation launched to decide future of Chipping Norton care unit
2:11pm Thursday 2nd July 2015
CHIPPING Norton residents have been given a choice between a care home trust taking over the town's intermediate care unit or losing it completely.