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Liberty Property Trust (LRY) 2013 Expectations Conference Call December 11, 2012 11:00 AM ET
Jeanne Leonard, VP, Corporate Communications
Bill Hankowsky, President & CEO
George Alburger, EVP & CFO
Alex Goldfarb – Sandler O'Neill
Jordan Sadler – KeyBanc Capital Markets
Josh Attie – Citi
Paul Adornato – BMO Capital Markets
John Stewart – Green Street Advisors
Good morning. My name is Simon and I will be your conference operator today. At this time, I would like to welcome everyone to the Liberty Property Trust 2013 Guidance Conference Call. All lines have been placed on mute to prevent any background noise.
After the speakers' remarks, there will be a question-and-answer session. (Operator Instructions) Ms. Leonard, you may begin your conference.
Jeanne Leonard
Thank you, Simon. Thanks, everybody, for tuning in today. You're going to hear prepared remarks from Chief Executive Officer, Bill Hankowsky, and Chief Financial Officer, George Alburger.
Mike Hagan, our Chief Investment Officer, and Rob Fenza, our Chief Operating Officer are also here in the room should you have any questions for them.
Liberty issued a press release detailing our 2013 guidance as well as a supplemental fact sheet this morning and you can access these in the Investors section of Liberty's website at www.libertyproperty.com.
In these documents, you will also find a reconciliation of non-GAAP financial measures to GAAP measures. I will also remind you that some of the statements made during this call will include forward-looking statements within the meaning of the Federal Securities law.
Although Liberty believes that the expectations reflected in such forward-looking statements are based on reasonable assumptions we can give no assurance that these expectations will be achieved.
As forward-looking statements, these statements involve risks, uncertainties and other factors that could cause actual results to differ materially from the expected results, risks that were detailed in the issued press release and from time to time in the company's filings with the Securities and Exchange Commission.
The company assumes no obligation to update or supplement forward-looking statements that become untrue because of subsequent events. Bill, would you like to begin?
Bill Hankowsky
Thank you, Jeanne, and good morning. I want to thank all of you for joining us to discuss Liberty's plans for 2013. I'm going to begin by spending a few moments giving you our sense of where the economy and the real estate markets will be over the next 12 months and how that potential reality is shaping our thinking.
George will then walk you through the specific guidance numbers and I'll close with some strategic thoughts on Liberty for 2013 and beyond.
We think 2013 continues the path established in 2011 and 2012. The economy will grow at the long, slow, upward pace we have seen. GDP we feel will be between 1.5% and 2.5% increase. Unemployment will decline and will be in a range of around 7% to 8%.
To state the obvious, we all await the deliberations in Washington on the fiscal cliff. Though some economic uncertainty was resolved with the presidential election, much remains. As a result, we do see some customer tenant uncertainty and deferred decision making.
Our projections for 2013 do not envision an economic downturn should Washington misplay their current negotiations. That being said, we do think the first half of 2013 will start slow and the second half of the year will be stronger.
One specific area where we think we'll be slowest in early 2013 is real estate transaction activity. The potential for tax changes has driven a number of sellers to seek a deal now before year end.
So if you want to sell, you're in the market now and, therefore, we think there will be little product to acquire in the first half of 2013. Hence, we have lowered our acquisition thinking for 2013 and believe it will be back end loaded.
In terms of leasing for 2013, we see a continued bifurcation between the office and the industrial markets. On the office side, the anemic job market plus firms optimizing their space needs will yield positive but modest demand.
This should help tighten markets that will not yield market rent growth. We see build-to-suit office opportunities among large, cash-rich corporate users but very minimal speculative development.
We saw strength in the industrial markets in 2012 and expect to see that strength continue in 2013. Here again, large users are more active, retailers, consumer products, ecommerce, logistics firms. This activity will continue to move up industrial market rents though not yet to their 2007, 2008 peaks.
Industrial build-to-suit activity continues and several industrial markets will support new inventory products. We will continue to improve our portfolio through prudent asset management, focused on the sale of suburban office and high finish flex products.
The combinations of acquisitions and development activity will exceed our sales activity making Liberty a net investor in 2013. With that, let me now turn it over to George to walk you through the specific numbers.
George Alburger
Thank you, Bill. I'm going to provide earnings guidance for 2013 using the same format I've used for the last several years, which is to use the expected results for the current year as a starting point for developing earnings guidance for the next year. So the first thing I'd like to cover is activity for the fourth quarter of 2012.
During the third quarter earnings call, we suggested that FFO for the fourth quarter would be in the $0.62 to $0.64 per share range. To date, the fourth quarter performance is as expected.
Core portfolio performance is in line with expectations. There has been a modest amount of dispositions and we're still comfortable with our estimate that we would invest approximately $170 million in acquisitions in the fourth quarter.
Given that the fourth quarter activity is generally in line with expectations, we are comfortable using the midpoint of our fourth quarter range, which is $0.63 per share, which would result in FFO for 2012 of $2.58 per share.
Included in this $2.58 estimate is a $3.7 million gain on the preferred redemption that we had earlier in the year. I'd like to take this $0.03 per share, one-time gain out of the $2.58 2012 midpoint estimate and use $2.55 per share as a good starting point for developing earnings guidance for 2013.
I'm going to start the 2013 guidance presentation with a discussion of expected capital activity.
In 2012 we invested approximately $215 million in property acquisitions. We believe there will be less product that meets our requirements for quality, acceptable pricing and an opportunity to add value available in the market in 2013 than there was in 2012.
We believe acquisitions for 2013 will be in the $100 million to $200 million range and the cap rate will be in the 6% to 8% range.
For 2012, proceeds from the disposition of primarily suburban office and high finish flex properties will be approximately $235 million. Approximately $200 million of these proceeds came from a portfolio sale that was under contract in 2011 and closed in early 2012.
The significant market-specific portfolio repositioning we wanted to accomplish is behind us and asset sales on a going forward basis although they will be concentrated in suburban office portion of our portfolio will be more routine.
Our disposition activity for 2013 should be in the $150 million to $250 million range and the cap rate will be in the 8% to 10% range.
Moving on to development, you have heard us discuss during the last several earnings calls that we have a significant list of build-to-suit prospects and you know we are willing to undertake speculative development in select markets.
As a result, development starts for 2013 could be in the $300 million to $400 million range. We've been building up our development pipeline for over two years. We had no completed developments that came into service in 2011. Development deliveries for 2012 would be approximately $60 million.
Development deliveries in 2013 which will be a little bit more heavily weighted towards the second half of 2013 should be in the $300 million to $400 million range and the yield on this investment will be in the 9% to 10% range.
The combination of this acquisition, disposition and development activity will increase 2013 earnings compared to 2012 by $0.01 to $0.03 per share.
For the last several years, the combination of acquisition, disposition and developments have resulted in decreased earnings, as Bill mentioned. For 2013, we see ourselves as a net investor and, as a result, the combination of this activity is now resulting in an increase in earnings and an increase in the value of our portfolio.
Staying with capital, we just covered the investing of capital. Let's move on to the sourcing of capital. Last week, we issued $300 million of 10.5 year notes at three and three-eights percent and yesterday we filed a $200 million ATM program.
We had an ATM in late 2008 and early 2009. We have not had an ATM since that time. We didn't need to source capital. We were not a net investor in real estate. Proceeds from disposition were greater than investment and acquisitions and development.
For 2013, we will be a net investor in real estate and we will need to source capital to fund this investment.
The recent debt transaction and the ATM program are sources of this capital. Today's interest rate environments are rather extraordinary. The interest rate on the $300 million loan we issued last week was very attractive and savings on interest rates and preferred costs for 2013 will increase 2013 earnings compared to 2012 by $0.01 to $0.04 per share.
Moving on to G&A expense, G&A expense for 2012 should be approximately $63 million. For 2013, we believe G&A expense will be $1 million less than it was in 2012 primarily because of less acquisition related expense.
One other observation on G&A, I'm sure you will recall there is an accelerated investing or portion of our long-term incentive compensation award which results in higher G&A expense in the first quarter.
For 2013, this accelerated investing will result in $4.2 million more G&A expense in the first quarter of 2013 compared to the remaining three quarters of the year.
For lease termination fees, our historical experience has been in the $0.04 to $0.06 per share range. For 2012, it appears that lease termination fees will be close to the low end of our range. For 2013, we'll stick with our historical range of $0.04 to $0.06 per share.
For 2012, we expect to recognize approximately $0.08 in earnings from a variety of miscellaneous items. These miscellaneous items include land sales in the UK, interest income, management fees and a few other miscellaneous items.
We are projecting that earnings from these items will be flat to 1% per share more in 2013 compared to 2012.
The final item I want to discuss is the most significant: what do we expect for the same-store group of properties which represent over 90% of our revenue? For the first nine months of 2012, rents for renewal and replacement leases decreased by 4.2%.
We expect – we have been experiencing rent rolldowns for the past several years and expect this to continue in 2013. For 2013, we project that rents for renewal and replacement leases will decrease by 2% to 7%. This decrease is a result of decreases in rents for office offset by increases in rents for industrial.
Moving on to occupancy, for 2012 year-to-date average occupancy compared to 2011 improved by approximately 1.5%. We expect this trend to continue and are projecting that average occupancy for 2013 will increase by 1% to 2% compared to 2012.
One other item to cover with respect to same-store performance is the 215,000 square foot (Glaxo Smith Klein) building we own in downtown Philadelphia.
(Glaxo) will take occupancy of the new headquarters we are building for them in the first quarter of 2013. We are projecting that the building (Glaxo) is leaving will remain vacant for the balance of 2013.
The combination of the change in same-store rents and the change in same-store occupancy, which considers the (Glaxo) vacancy, will result in an increase in same-store performance for 2013 compared to 2012 of $0.02 to $0.04 per share.
All of the above items result in an FFO earnings guidance for 2013 of $2.60 to $2.70 per share.
The last item I want to cover is the dividend. During last year's earnings call, we suggested the cash flow from operations would not cover the dividend and that the shortfall would be in the $15 million to $25 million range.
We believe actual results for the year will be closer to break even. For 2013, we believe there will be a shortfall. The increase in occupancy we are projecting brings with it more leasing transaction costs and higher straight line rent differences.
For 2013, we are also projecting an increase in capital expenditures to upgrade and reposition certain specific properties. As a result, we believe there will be a dividend shortfall in 2013 of $15 million to $20 million and with that I'll turn it back to Bill.
Bill Hankowsky
Thank you, George. As George's presentation shows you, 2013 advances Liberty's strategy on multiple fronts. At the beginning of this year, we stated that 2012 would be the inflection year where we would begin to grow earnings.
2013 continues this growth with an estimated 2% to 6% growth in FFO. We see Liberty continuing to outperform our markets in 2013 with the resulting increase in portfolio occupancy of 1% to 3%.
Our development pipeline will increase and become a greater contributor too our earnings growth. We will also continue to decrease our suburban office product while increasing our industrial portfolio to 63% of our projected 86 million square feet by year end creating a more valuable company.
We will do all of this while maintaining our strong balance sheet as evidenced by our team's terrific execution on last week's (deck) deal.
2013 builds on 2012 on all fronts and positions us for even further growth once the economy picks up momentum in late 2013. And with that, we'd like to open it up for questions.
Question-and-Answer Session
(Operator Instructions) Your first question comes from the line of Alex Goldfarb with Sandler O'Neill.
Alex Goldfarb – Sandler O'Neill
Just, George, just covering up on the line items, can you – maybe you mentioned it. Can you just mention what your expected average share count is? And then we appreciate the color on the dividend shortfall but can you just give what your expectation is for total straight line rent, TIs and CapEx?
George Alburger
Let me tell you – there were a couple questions there, Alex. Let me do this on average share count and that is that you know that we have said that let's just look at one kind of balance sheet measure, which is debt to gross assets.
And you know that historically we've told you that 40% to 45% debt to gross assets would be a reasonable number for us to bounce around in. But we have probably trended towards the lower end of that range, kind of the 40% to 41% range.
In 2011, I think we got as low as 36% debt to gross assets. By the end of this year we'll be probably closer – we'll be a little bit over 40%, so we're back to that historical range that we've operated in.
In the press release, I know we laid out what our capital needs were and if you just look at some of the midpoints of those capital needs, you see that acquisitions, midpoint would be $150 million, land acquisitions another $50 million, development starts another $250 million and maybe we get $200 million midpoint from dispositions.
So all those plusses and minuses needs adds up to $250 million worth of capital needs. And if you think about historically they've had debt at a 40%, 41% range, the rest is coming from equity.
So that could be a source of capital for us, so we might be looking to access type of equity capital that would hit with those numbers.
Do we look at other sources and how does it come in? Do we exceed some disposition levels or do we exceed some acquisition levels which will balance some of it out? Do we look at the preferred market and some of those things?
But regardless, you could look at all of that and say wouldn't it be extraordinary for our share count to go up by 5 million shares? It wouldn't be extraordinary.
Alex Goldfarb – Sandler O'Neill
And then the straight line, TIs, CapEx?
George Alburger
On – let's do the CapEx first. CapEx I think if you look at 2012, maybe it'll get in the $15 million, $16 million range. It could be $10 million more than that in 2013. Straight line rent differences, that could also – that could be – it'll be – what's it run?
It usually runs about a little more than $2 million a quarter. It could run meaningfully in excess of that with some of the new leases that we're looking to do, perhaps even double that amount.
And TI, I think on a square footage basis, will probably fall in with historical levels but given the increased leasing activity, could it be in the $70 million range plus or minus? Yes.
Bill Hankowsky
Alex, just a couple pieces of color to the numbers we just gave you – from a leasing perspective, the roll up of the business plans for 2013 we anticipate leasing around 17 million square feet, which would be higher than we're doing this year, so that TI delta that George mentioned.
And on the CapEx side, as George mentioned, one of the things we're looking at in 2013 is the potential to invest in some assets, particularly focused in the Great Valley western suburbs, to upgrade them as a reaction and response to the fact that there's been this significant increase in access, highway access to this area.
We're actually this afternoon going to open a new turnpike interchange, literally up the street here and then Route 202 is widening. So we want to reposition some of our assets here, so we're actually, as George said, ratcheting up our CapEx investment in some of these assets.
So more leasing and some investment in some real estate is what's driving that additional outflow of dollars.
Alex Goldfarb – Sandler O'Neill
And just my second question just goes to the leasing front. If you look at this year's press release, the guidance break out versus last year's, last year you guys were expecting straight line rents to be down, the re-leasing spreads down, flat to down 4%.
This year down 2% to down 7% but in your commentary you talk about improving, slowly improving fundamentals. So can you just help us understand why the straight line rent spreads are going more negative this year despite the fact that incrementally your commentary sounds like things are getting better?
George Alburger
Let me just comment one piece there. Yes, we did put out a guidance range of 0% to flat to down 4%. Year-to-date it's been down 4.2%. So we were at the high end of that range. I think the numbers we're laying out for 2013 better wrap that range. I'll let Bill talk about the market.
Bill Hankowsky
Yes. Just to pick up on that, so experience in 2012 is, as George just said, it's more like 4%-ish, 4% to 5%. We're going into '13. As I said in our opening remarks, we think '13 begins soft, so we don't think there's a whole lot of lift we're going to see on rents in the market.
We also think that there are some pockets of particular softness on the office side, so areas like Northern Virginia and Baltimore and Virginia Beach, places that have a defense security firm aspect to them, government-related aspect to them, we're projecting softness.
So when we look at the office side, we don't think we're going to see any real lift in rents and so we think that's coming in where it was.
In the industrial side, yes, it's going to be somewhat better but it's better in pockets and when you roll it all up we still think we're in this range.
Your next question comes from the line of Jordan Sadler with KeyBanc Capital Markets.
Jordan Sadler – KeyBanc Capital Markets
I'm going to double back to the view for the year how we start off slow next year and build in the second half. What's giving you the conviction or the optimism surrounding the second half?
Bill Hankowsky
I think the way we're thinking about this – again, I think we also made the caveat that this is assuming that there is not some significant event that takes the whole thing off kilter, whether it be fiscal cliff or Euro or something. Let's just assume the world reacts the way it's – down the fairway, down the middle.
Our thinking goes something like this. I think there has been tremendous uncertainty that has permeated the business environment for lots of business decision makers and that uncertainty comes in waves.
So one wave was the election. So were we going to have national healthcare? Was it going to be repealed, massively altered? I think the answer – we now know that answer. No, we're going to have it. It's going to proceed relatively according to plan.
So if I'm a healthcare provider, if I'm in that insurance space, I may now be thinking to myself I see growth opportunities there. If I'm somebody who supplies medical equipment, I may say, I see growth opportunities.
But other pieces of it are still uncertain. So with the cliff, we still have issues related to defense spending. We have issues related to the general budget. We have issues related to consumer spending, to the degree tax rates change enough that they zap that.
So if I'm in one of those spaces, I still don't have clarity. Maybe we get clarity next week. Maybe we get clarity by the end of the month. Maybe they end up with an intermediate step and we don't really figure it out until January or February.
So my ability as a business person to click on a business plan is held up until I see which way it's going – am I on Plan A or Plan B?
By the time I then say go, I have to then go out into the market for our product being real estate and say I'm ready to get some more space. I'm ready to open that office, put out the proposal, hire the broker, get going.
By the time that process happens, I'm already into the second quarter. So the lift comes later in the process.
And I think the third uncertainty that hangs out there is the big budget deficit question. Where does that all go? What does that do to financial markets, the US rating, et cetera? And is that going to get resolve co-terminous with the cliff or subsequent?
So in our heads, we've seen the uncertainty headed to the fog of the uncertainty gets dissipated in three waves: election, cliff, debt. And by the time that plays out, I don't think people can execute until later in the year.
Once it's all out there, whether you like the answer or don't like the answer as a business person, you have clarity. And our belief has been the lack of clarity has been a major impediment to people pulling the trigger on decisions. And once that's out of the way they'll pull the trigger.
Hopefully these will be positive decisions from a consumption of space perspective, but they'll be decisions. So that's our thinking about why it's slow to start, picks up speed and there's lots of factors that I think point to not – it's potentially not a bad economic scenario.
What's happening with energy, if housing can pick up, if there can be clarity for decision makers, if business invests, that becomes its own driver. So that's where our head is and how we think about it.
Jordan Sadler – KeyBanc Capital Markets
And then as a follow up, on the sales side, you're laboring in another sizeable chunk relative to what you did in 2012, a similar type of number. And I noticed there's a significant embedded (inaudible) in the guidance of $35 million at the midpoint. Can you maybe speak to that a little bit? What would you be selling that would have such significant gains? It sounds like suburban office.
Bill Hankowsky
Well, I think, as George put it on his comments and maybe a little bit in mine, Liberty is always thinking about a couple of things when it comes to the portfolio. One thing we're thinking about is prudent asset management.
So we should move out assets that don't make sense over time and our focus on that has been suburban office and high finish flex or you can assume that some decent share of those dollars are in that product type.
As George said, we're not at the moment in 2013 thinking about a specific city we're going to exit. We're not doing that. We're going to be talking about a building here, two buildings there across the portfolio in places where we just think they should move out.
The second thing, though, prudent asset management could also mean reaping value creation so that there may be an asset in this portfolio, one or two where we think we have optimized the value and it may be a good thing to take advantage of that and we all know – as George and his team did last week – when you look at these debt levels, the other side of that is you could get some decent pricing because we know what people can do to put leverage on a very good real estate asset.
So there may be something in there that we're going to do, a value creation harvest and that could yield a significant gain. I'll leave it at that.
Jordan Sadler – KeyBanc Capital Markets
That would probably come from the office space as well, I'd imagine.
Bill Hankowsky
No, we are trying to decrease our office profile, so you can add the pieces together.
Your next question comes from the line of Josh Attie – Citi.
Josh Attie - Citi
Can you talk a little bit about the $300 million to $400 million of starts for 2013? I guess first, how might that break down between office and industrial and also between speculative and build-to-suit.
Bill Hankowsky
The $300 million to $400 million would represent around 14, 15 projects. I'm going to be talking – when you think about those projects, about half of them would be build-to-suit and half would be inventory.
They would be predominantly in square footage industrial across both the build-to-suits and the inventory. In fact, the inventory is basically industrial.
And they represent 4 million to 5 million square feet of potential development. Now, I'll be honest with you. The way we – some of this we have higher certainty on because we're looking through four quarters. Some of it we're a little bit projecting, so those numbers could move a little bit because one thing we think is going to happen might not and another one that has lower probability might show up. These also probably are across eight or nine of our markets.
Josh Attie - Citi
Should we expect similar yields to what you're getting on the current pipeline?
Bill Hankowsky
Yes, I think we did put in the material we distributed this morning we anticipate the yields on these – oh, actually we don't.
George Alburger
Yes, (inaudible) the call. The starts is nine to 10. I think it's roughly the same.
Bill Hankowsky
Yes, sorry, you're right, we didn't. I think they're roughly the same, maybe eight to 10.
Josh Attie - Citi
And how should we think about the net growth to Liberty? And I guess by that I mean is there a component to next year's starts where a tenant might be moving out of an existing Liberty building into a build-to-suit that you're going to build for them?
Bill Hankowsky
Yes, that is conceivable but the way I would think about that, Josh, is that there could be a couple of these build-to-suits where they are Liberty clients and they are making a move. But they could be net adds.
So I'm in 400,000 square feet of Liberty industrial space, got in a couple buildings and I need 700,000. So I – and that plus three but I've got a back (build of) four.
So there is a – but out of the 4 million to 5 million square feet it's not 1 million that's affected that way. These don't really represent – they're not quite a (Glaxo) phenomenon where we're literally just yanking them entirely out of one building and putting them in another building.
These are – these tend to be expansion-type projects but they could represent some presence in the portfolio.
Josh Attie - Citi
As you think about renovating and repositioning some buildings, you mentioned putting capital into some of the assets that you own. Do you have any capability or desire to convert some assets to another product type like multifamily or any of your land holdings could they have a higher and better use like, for example, multifamily?
Bill Hankowsky
Yes, when we look at our assets, we do think about do they fit, can they be converted, what do we do with them? I don't really see any that jump in my mind where an existing asset lends itself easily to a multifamily conversion.
In terms of land, we do go through the land inventory and I can think of maybe one place in Florida where there is a piece we might work – currently working on that we think is better as a residential piece and we will sell it. We will not be a residential developer.
And we go through that – we do go through that process of saying, hey, maybe this market has changed and this asset isn't an office site anymore; it's a residential. But are there two or three of them? Maybe. But there's – on the whole, the land that we have is pretty much inventory for us to develop out of parks and the big amount of land is basically industrial land obviously because that's just very land intense.
Your next question comes from the line of Paul Adornato – BMO Capital Markets.
Paul Adornato – BMO Capital Markets
Just a follow-up question on the development pipeline, given that the expected yields are stable compared to the current pipeline, can we assume that the competitive environment is also still pretty muted at this point?
Bill Hankowsky
I think the competitive environment varies by product and markets a little bit. So in the world of inventory industrial development, (inaudible) world, it can run the gamut from Houston where this calendar year we will have started about five buildings down there, which, in our heads when we started them were all inventory, many of which got leased during construction.
But as you well know, a number of other very competent REIT players have also started inventory product in that market. But I do think that what's muted is the capacity for the historic merchant builder who would enter a market that was pretty robust and just start throwing product up.
The capacity to get an old-fashioned construction loan on a (speculatory) building remains, to use your phrase, muted. So our competition is our peers, which is fine because I think all of us are thoughtful, disciplined allocators of capital and so I don't see the REITs overbuilding a market. I think we'll all do it apace appropriately.
That's where – so that's the story I would say in the markets where you're talking about inventory industrial.
On the build-to-suit industrial, there can be competition. It's a competitive market. And obviously the difference in a build-to-suit is I've got a lease in my hands, so maybe I can go mortgage it and finance it and, therefore, the private guy can come to the scene.
What we see is that large corporate users find some efficiency and I think comfort in working with a large, well-capitalized real estate player. So there's no financing uncertainty. You know if Liberty and you agree on a transaction we're going to build it for you.
There's no development uncertainty because you know we're experienced in executing. For those who are looking for state-of-the-art, sustainable, green product, you know we know all about it and can deliver it, so I think that on the whole we're seeing less competitive environment.
On the build-to-suit side, there aren't a whole lot of people in the space in some of the markets we're looking at, so these, again, tend to be – I don't want to say they're not talking to other people. They are.
But maybe they're talking to two people or another person. But this isn't the environment where there's seven or eight. And therefore, that's partially why these yields are holding up. These yields aren't getting bid down because these are being heavily marketed. That's not the way it's being done.
Your next question comes from the line of John Stewart – Green Street Advisors.
John Stewart – Green Street Advisors
George, I don't mean to parse your words too finely, but I wanted to zero in on the rental rate roll downs and same-store guidance and specifically, if I understand what you're saying, it sounds like the mark-to-market on industrial leases will be flat to maybe slightly positive and that will be dragged down by office.
And so I'm just – is there something in particular we should focus on to get to 7% to 12% cash roll down across the portfolio? It seems like you'd have to have much weaker than that on suburban office just to offset presumably the volume that you'll do in industrial.
George Alburger
I agree with your first observation on mark-to-market. Now, of course, mark-to-market is the entirety of the portfolio, so mark-to-market would include those leases that were signed in 2009 and 2010, which are – have a totally different rental rate than those leases that were signed in 2006 and 2007.
And I think what you're seeing in terms of what's rolling over in 2013 is those rents that are at the higher end of the – or at the higher rental rates.
So I don't think they're inconsistent, John. So I would stick with if you look at mark-to-market for the entirety of the portfolio we've said that rents are probably 10% higher than market. It's – the office is probably 12% higher than market, maybe a tad higher than that and the industrial is flattish.
Bill Hankowsky
George, I think there is one other component, which is the mix of the leasing, the replacement leasing, which is the highest TI and the highest – and you're going out to the market. You're not renewing (the guy).
Our flex and our office square footage in the business plans are about 50% higher on a square footage basis in '13 replacement leasing than they were in '12, whereas the industrial is flattish, just for footage.
So that weighted average …
George Alburger
So you had a different weighted average mix there also, John.
John Stewart – Green Street Advisors
I realize this is a '13 guidance call and not necessarily a portfolio update, but can you give us any update on the two inventory projects in (Carlisle) and Bethlehem?
Bill Hankowsky
In Bethlehem, we remain very active with – to be blunt – with two potential customers and are hopeful but we don't have it done that we'll have something to talk about in the first quarter.
And in (Carlisle) there is also a few prospects in the market we're a little further behind process-wise. But again, we think both buildings will be leased up prior to the end of their lease up period in the development pipeline, which I think is the second quarter.
John Stewart – Green Street Advisors
George, sorry, I missed the number that you gave for land sales and other. Will you walk us through those numbers again just real quick?
George Alburger
For dispositions?
John Stewart – Green Street Advisors
No, I thought you had a contribution for UK land sales and other bucket.
George Alburger
(inaudible), that would go up – it's either flat or up by a penny.
John Stewart – Green Street Advisors
Then lastly, just should – on the balance sheet front, your comments and response to Alex's question were helpful. Should we infer from the relatively small capital requirement that you don't contemplate another debt offering or preferred issuance next year?
George Alburger
I'm not sure if you can totally infer that.
John Stewart – Green Street Advisors
Then what is – what should we expect from the balance sheet front?
George Alburger
Well, we did lay out that if you even take the midpoint of our guidance you're talking about $250 million worth of capital needs.
John Stewart – Green Street Advisors
But if you assume 60% of that is equity, then what's left is going to be less than a bond deal that you would typically do.
George Alburger
Yes, we try and be opportunistic on this and I know what you're saying. It's just that these numbers do bounce around a little bit. I don' know if we'll exactly hit the midpoint of all of these numbers. So I'm just trying to say we need to have a little bit of flexibility here on this.
And we will pay – you know we pay attention to the balance sheet. To some extent, one of the reasons why we're able to get a 3.38% deal was we pay attention to the balance sheet and I think that's one of the reasons why in those difficult times of 2008 and 2009 we were never downgraded by any of the rating agencies.
Bill Hankowsky
George, I've got to say, all the capital sources are open.
George Alburger
Yes, all the capital sources are open. This is not to suggest that it's equity debt and 60%, 40%. If you – some of our comments during the third quarter earnings call – we chatted a fair amount about the preferred market and we looked at the preferred market but the senior note market was just so much better than the preferreds at the end of the year that we did the senior note market, so I think we described it as a good problem to have that we had a variety of capital sources. But we'll be selective on them.
(Operator Instructions) Your next question comes from the line of Alex Goldfarb – Sandler O'Neill.
Alex Goldfarb – Sandler O'Neill
The first one is, George, on the dispositions, did you say that they'd be – I'm assuming that they'd be front end loaded just given the lack of transaction activity. I'm guessing these are spillovers.
George Alburger
I'm not sure about that. I'm not sure if I would say that.
Alex Goldfarb – Sandler O'Neill
So they would be back end loaded then.
Bill Hankowsky
No, probably better to think of them happening throughout the year.
George Alburger
Alex Goldfarb – Sandler O'Neill
But if transaction markets have been quiet – oh, because you're saying the transaction markets are quiet because sellers – it's not that the market …
Bill Hankowsky
Yes, what we're saying, Alex, is we don't think we're going to see much we can buy because we think there's a little bit of house cleaning because of fear of – it's sort of – I don't – Mike's here.
It's humorous the calls we get on, hey, do you want to buy this? If you can close by the year end, we'd really – because people are trying to take a tax advantage. So we think there's going to be a lot of – then again, that may actually be a good time for us to sell because we'll be one of the few people out there providing an opportunity.
So the sales side, it's not because the markets are closed. We just think there's sort of this peculiar heavy loading this quarter that will leave a dearth of opportunity as you enter the year.
Alex Goldfarb – Sandler O'Neill
I didn't know if people were trying to match their buys and sales.
George Alburger
Oh, no, no. We weren't saying that. Sorry.
Alex Goldfarb – Sandler O'Neill
The second question is earlier in the MD&A, you guys commented that basically the portfolio repositioning has been basically done. But again, comparing your guidance from last year to this year, the September 30th of last year and this year, the portfolio mix is sort of similar and the year-end targets for '12 and '13 are roughly the same.
So it looks like there's still some more work to be done. Is it just that you feel better about bulking up inventory of warehouse that you don't have to massive sales or why is suddenly – given the portfolio, isn't much change from a year ago. Why now say the major shift is done?
Bill Hankowsky
We didn't mean to say the major shift was done. Let me be clear. What we were saying was that the big sales in (inaudible), exiting a market, selling out of Milwaukie, selling out of Richmond, that kind of activity we have basically got those markets that we wanted to exit exited.
We still are very much of the belief that we will decrease the amount of suburban office we will own as a raw number. It will go down and we will increase the amount of industrial we will own. And so as a raw number that will go up.
It will be done, though, in a more measured way as we do basically – we just do what we talked about a little bit earlier, prudent asset management and say let's sell $150 million to $250 million this year. That's going to be suburban office high finish flex. It'll go out and lets' buy and develop and that's going to be metro office, industrial and that's going to go up. And so this is a continued process.
Alex Goldfarb – Sandler O'Neill
So now it's more shifting within markets rather than exiting.
Bill Hankowsky
That's accurate.
There are no further questions at this time. I'd like to turn the call back over to our presenters.
Bill Hankowsky
Well, I want to thank everybody for being with us today and I wish everyone a very happy holiday and a great New Year and we'll talk to you at the end of the fourth quarter. Thanks.
Ladies and gentlemen, this concludes today's conference call. You may now disconnect.
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Opened 6 years ago
Closed 2 years ago
#8807 closed enhancement (fixed)
Various improvements to MovieMacro
|Reported by:
|Owned by:
|Trac Release:
I have implemented several improvements to MovieMacro, including:
- Updating to latest version of flowplayer
- Support Image-macro style path arguments for local files (attachment:file.mp4, wiki:TestPage:2357b.mp4, etc.)
- Support for configuring in INI file:
- Default height
- Default width
- Streaming provider
- SWF file URL
- Support for setting in macro arguments:
- Starting position for scrubber (startpos)
- Clip start (implemented per Flowplayer docs, seems not to work) (stime)
- Clip duration (duration)
Attachments (1)
Change History (14)
Changed 6 years ago by sgifford
Patch with changes described in #8807
comment:1 Changed 6 years ago by sgifford
Note that these also require flowplayer 3.2.7 or (hopefully) newer, currently available from:
comment:2 Changed 2 years ago by t2y
I updated flowplayer's version to 5.5.0.
comment:3 Changed 2 years ago by t2y
I changed to set default width, height, splash image using trac.ini like this.
[moviemacro] width = 320px height = 180px splash = test.png
comment:4 Changed 2 years ago by t2y
- Owner changed from lcordier to t2y
- Status changed from new to assigned
comment:5 in reply to: ↑ description Changed 2 years ago by t2y
Replying to sgifford:
- Support Image-macro style path arguments for local files (attachment:file.mp4, wiki:TestPage:2357b.mp4, etc.)
Yup, that makes using moviemacro easy.
comment:6 Changed 2 years ago by t2y
ImageMacro parses the argument by itself without utility function. I will support restricted simple format only.
comment:7 Changed 2 years ago by t2y
To support restricted ImageMacro style.
comment:8 Changed 2 years ago by rjollos
If the json requirement is the only reason for the Python >= 2.6 restriction in [14231], it would be easy enough to add a fallback:
try: import json except ImportError: import simplejson as json
and also conditionally add simplejson to requirements. For example, see: tracticketchangelogplugin/0.12/setup.py@13960:55#L37
comment:9 Changed 2 years ago by jun66j5
The plugin supports only 2.6 and later, according to moviemacro/trunk/setup.py@14231:7-8.
However, we can replace with to_json (trac.util.presentation) which is available since Trac 0.12. Because it seems json library is used for only encoding to json string. At least, I think we can simply use json.dumps(query_dict) rather than json.JSONEncoder().encode(query_dict).
comment:10 Changed 2 years ago by t2y
Thank you for good advice. I will replace to_json if possible, then we can remove Python > 2.6 limit. Also, I misunderstood json.dumps function, you're right. :)
comment:11 Changed 2 years ago by t2y
It works and increased maintainability by changeset:14232. Thank you!
comment:12 Changed 2 years ago by t2y
- Trac Release changed from 0.11 to 0.12
This change has been included in 0.3 version (ticket:12046#comment:2).
comment:13 Changed 2 years ago by t2y
- Resolution set to fixed
- Status changed from assigned to closed


text:
Newegg.com - A great place to buy computers, computer parts, electronics, software, accessories, and DVDs online. With great prices, fast shipping, and top-rated customer service - once you know, you Newegg.
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Newegg.com - Computer Parts, Laptops, Electronics, HDTVs, Digital Cameras and More!
Showing Results: Most Recent
This review is from: ASUS Zenbook UX31E-DH52 Ultrabook Intel Core i5 2nd Gen 2557M (1.70 GHz) 128 GB SSD Intel HD Graphics Shared memory 13.3" Windows 7 Home Premium 64-Bit
Pros: Hardware.
Overall Weight.
Gorgeous design.
SSD (sata III is ridiculously fast).
Not the best screen in class, but I still think it's really good, especially with the 1600x900 resolution.
Battery life is excellent (Had more than enough juice to last an entire flight from New York to Los Angeles).
Speakers - I didn't expect the speakers to be as good as they are.
Wireless network adapter - I've heard that the wireless network adapter is not that great, but I have had nothing but stellar performance out of mine.
Everyone's envy.
Cons: All Asus software.
Trackpad - Very frustrating to use. It's like it has a mind of its own. Come on Asus, all you have to do is release a good driver and that will solve the problem.
Ethernet to USB adapter was DOA (an included accessory).
Other Thoughts: Being OCD about any computer that I own, I can't stand any proprietary software (bloatware) that comes pre-installed. And unfortunately, this computer comes with plenty of it. Also, Asus decided to waist another 10 gigs worth of space on a factory backup. In most cases this wouldn't be much of an issue, but you only have 128GB's worth of space on the HD - Bad decision, Asus. Anyway, so I used an external dvd drive and reinstalled a clean version of Windows 7, which was not difficult at all. Problem solved. It always surprises me how much better a stock Windows 7 experience is. I can't say enough good things about this laptop/Ultrabook. I love it! (Just re-install Windows 7 and you will be fine). The SATA III SD - AWESOME!
One negative thing though, the trackpad is very frustrating to use. I detest trackpads in general and use a wireless mouse at all times, so this isn't that big of a deal for me, but I thought that I should note this.
This review is from: ASUS P8P67 DELUXE (REV 3.0) LGA 1155 Intel P67 SATA 6Gb/s USB 3.0 ATX Intel Motherboard with UEFI BIOS
Pros: Has all the features that you could possibly need. Setup was a breeze.
Cons: The intel ethernet port stopped working on the second day of use. Thank goodness there are two ethernet ports on this board. After going through the process of getting everything setup the way I wanted, I didn't feel like returning the board because of one bad ethernet port. So I will live with it, but I will subtract one star from my rating. Other than this, there are no cons so far.
Other Thoughts: This board rocks.READ FULL REVIEW
This review is from: SAMSUNG ToC T240HD Rose-Black 24" 5ms HDMI Widescreen HDTV Monitor 300 cd/m2 DC 10000:1 Built in DTV Tuner & Dolby Digital Surround Speakers
Pros: Beautiful and elegant looks. 24 inches of HD awesomeness. 1080P resolution. I hooked up a blu-ray player up to this monitor just to see the picture quality, and I have to give it up to Samsung - Great job! It looks great as a PC monitor to. How can this monitor that has more features than most of the other Samsung monitors cost less? It even has a regular Antenna In and tv tuner. It has inputs for DVI, HDMI, component, VGA, Digital audio out, built-in speakers...
Cons: The only shortcoming that this Monitor has is that in the bottom left corner, the colors are slightly washed out. However, it's not something that I ever notice because it is very slight, and you have to really look for it.
Other Thoughts: I only paid $290 for this monitor/HD television, and what a steal. You better get one of these before they sell out. I have a feeling that they aren't going to sell this model anymore. In my opinion, with this monitor Samsung is giving the customer everything they could want and more for a very low price. I am amazed and astonished at just how much I got for the money that I paid.
PS - Don't pay attention to anyone who gripes about the built-in speakers in the unit. I use the monitor all the time as a tv, and the speakers sound fine. If you want great sound from any device, hook it up through a receiver with good speakers.


text:
Jaimee Hulst, from Helena, Mont., recently signed with North Idaho College women's soccer team to play next season.
"Jaimee has very good speed, a nice touch on the ball and a strong will to succeed. She will be a fantastic addition to our attack in 2013," said NIC Head Women's Soccer Coach Dan Hogan.
Hulst was a four-year starter for Capital High School, where she was named Offensive Player of the Year three times, was on the 2012 All-State team, and was selected to play in Montana's Shodair Classic. She is a member of the Montana Olympic Development program, a member of the 2011 Montana Academic All-State team, and won first place in Montana's DECA statewide competition.
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Should there be a junk food tax?
Read the link (it's short). What do you think? What would you earmark the tax revenues for if you think they would help?
I think that a tax would serve as great subsidy money for good old fruits and veggies.
Thu. Jul 26, 8:03am
The government has too much of its hand in the pockets of Americans already. I don't eat a lot of junk food so this wouldn't affect me too much, but who is the government to essentially tell me what I should and shouldn't buy by increasing the price on things it deems bad for me.
I know there's going to be people who disagree and think that the government does know what's best for people, but that's a fundamental difference in opinion and you won't sway me otherwise.
Thursday, July 26, 2007, 8:53 AM
no. but labelling junk foods with little warnings about the consequences of over-consumption would be great. like on cigarettes and alcohol. "warning: consuming this product beyond the recommended serving size may lead to weight-gain, heart disease, sodium overload and other health problems." maybe if you cut out the labels and saved up enough, you could get some kind of discount on health insurance. or how about if you could trade in the junk food in your home for some healthy choices? like the handgun exchange program?
Thursday, July 26, 2007, 8:58 AM
I'm not at all convinced that lableing makes a difference. It certainly doesn't with cigarettes or alcohol. HOw many people actually read those warning and change their mind?
Thursday, July 26, 2007, 10:23 AM
I don't think a junk-food tax would help at all. People would still buy it (for example, cigarettes are getting close to $10 a pack here in Canada, and people still buy them)
tax would only be passed down to the consumer.
Thursday, July 26, 2007, 10:40 AM
If you live in NYC, you know that smoking has gone down since Bloomberg passed tax hikes. A junk food tax will reduce consumption rates, no question.
Thursday, July 26, 2007, 11:28 AM
maybe people would spend the money they save on junk food on buying cigarettes.
Thursday, July 26, 2007, 11:36 AM
NO! I don't need the gov't making decisions for me. They do enough of that already!
Thursday, July 26, 2007, 11:43 AM
I think putting additional restrictions on the companies who make the products is the real answer. Like banning trans-fats (cut out the below 1g crap - they're still in those products!), limit the use of high fructose corn syrup, added sugars, artificial sweeteners and anything else man-made.
Making the public pay for the wily manufacturing tricks made by companies is not fair.
Thursday, July 26, 2007, 12:00 PM
limiting the use of high fructose corn syrup may be a fortunate consequence of the alternative fuel movement. more and more corn is being grown than ever in the US just for automotive fuel. this is raising corn costs and raising the costs of foods made with or from corn.
Thursday, July 26, 2007, 12:14 PM
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text:
Picture yourself spending some time with congenial friends, sharing your lives and pictures from your cell phones." They're curious about that cool game, song, movie, camping trip, art show, or other event that fascinated you. You talk about all kinds of stuff, poetry, styles, personal achievements, relationships, and bad days. You can share your inner child, and laugh together. They sympathetically listen to your feelings about serious topics like politics or climate change, even when they don't agree.
Personal validation comes from paying attention to one another, giving more than you get. Everyone respects you and themselves, despite our amazing range of personal tastes and interests. They'll tell you they don't agree with an idea or behavior without implying you're a bad person or somehow deficient. It's an "I'm OK, You're OK" kind of fellowship, where nobody tries to make himself look better by picking on somebody else.
Nobody here is into mind games. A discussion started with a loaded guilt-throwing question will be deleted.
This group is not intended to compete with other groups on topics they cover but to "fill in the cracks." Whenever a discussion dwells at length on a topic for which there's an existing group, we urge you to provide members a link to that group to continue along their tangent.
A comment is a shout-out, which will get lost in a few days, because the comment wall is just a random stack.
Please start a discussion to share stories, photos, and videos. Replies will pop up in your "latest activity" and a conversation can develop from the feelings and thoughts you contributed. Groups are built on discussions.
Started by Joan Denoo. Last reply by Idaho Spud Jan 9. 19 Replies 4 Likes
Many men join in the effort to reduce violence against women and children and other men. He speaks of the need to place responsibility on men instead of focusing on women to stop violence. He offers a breath of fresh air, as do so many of the men on…Continue
Started by Joan Denoo. Last reply by Chris Jan 5. 7 Replies 1 Like
Ian, for some reason, my comment would not "send" on Hang with Friends; perhaps it will here!Ian, a beautiful New Years blessing. It goes in my file. I especially like the thought of surprising myself. Laura made a special trip to my Spokane home to…Continue
Started by Loren Miller Jan 1. 0 Replies 2 Likes
TheraminTrees set up religion with his left in Part One of his treatise on how religion demeans and degrades the value of love. Here in Part Two, he brings in a devastating, "Mike Tyson" right, which negates and invalidates any claim that either…Continue
Tags: Christianity, Islam, TheraminTrees, god, love
Started by Loren Miller. Last reply by Idaho Spud Dec 31, 2016. 27 Replies 3 Likes
The day finally arrived. Ken Ham's Ark Encounter opened on 7 July, 2016 ... to something a bit less than Disney-sized crowds, and more than a couple dissenting voices! Seth Andrews has gathered a quartet of significant participants in the protest…Continue
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Started by Daniel W. Last reply by Idaho Spud Dec 14, 2016. 27 Replies 2 Likes
Trying to keep my mind exercised, and not interested in most of the reading materials that I can find.I decided to attempt to learn a language. Actually, two. The dilemma is, how do I do that without going to school - not an option - and without…Continue
Started by Loren Miller. Last reply by Grinning Cat Dec 7, 2016. 10 Replies 1 Like
Long story short, it's those near misses, the almost-but-not-quite, close but no cheroot moments, or, would you believe ... Near Death Experiences! So what's the big deal? Betty Bowers, America's BEST Christian and self-proclaimed expert on such…Continue
Tags: Near Death Experiences, America's Best Christian, Betty Bowers
Sounds like a wonderful project Patricia.
Wish you the best on your remodeling.
When you're all done, maybe you can share a picture of your finished remodel, Patricia. I haven't carved a pumpkin for decades. Now it seems like a waste of good food. Pumpkin is one of the low carb vegetables I can eat. But I do appreciate the art, the beauty, and the childhood fun.
Steph, truth be told, I can no longer enjoy a nice glass of red wine with dinner. My old body just does not tolerate alcohol and I guess that is caused by diabetes. In any even, I thought it was a funny story.
Joan your tomatoes sound really wonderful.
As for alcohol I abstain from it. None for me thanks.
Hope you all are doing good today.
You can buy pumpkin carving patterns for the pumpkins.
And a special set of knives to cut the pumpkin with.
It's so much fun - then you can bake the pumpkin seeds after to eat.
Here in Spokane, WA. we had our first killing frost this year on Oct. 4 and every night since then. I took in my tomatoes yesterday and this morning I tasted a few of the ripe ones and they tasted like tomato alcohol. So, I can eat tomatoes, get really happy and everyone will believe it is because I am such a jolly person.
Funny about alcohol, my Dad didn't drink anything alcoholic and I served a Chinese dinner one night with Longevity Wine, a delicious, sweet, aromatic wine from China and he fell in love with it. He drank many glasses and the old curmudgeon became a really funny man.
My son drinks even one glass of beer and becomes a raging bull.
So much for the power of alcohol.
I have a sense of humour that includes grusom.
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text:
KODAK, Tenn. - For the fourth time in five years, the Tennessee Smokies are playoff bound thanks to a 6-0 win over the Mobile BayBears Monday night at Smokies Park.
Tennessee (37-24, 71-61) got on the board early as they scored two runs in the first inning off of BayBears starter Andrew Chafin (10-7). Matt Szczur and John Andreoli led off the game with back-to-back singles and then Javier Baez hit a single of his own to score Szczur. Two batters later, Christian Villanueva hit a sacrifice fly to score Andreoli.
In the third inning, Baez hit a sacrifice fly of his own to score Szczur again. Szczur reached on a fielding error and moved from first to third on an Andreoli walk and a wild pitch.
Baez kept the offensive attack going in the seventh inning as he hit a two-run home run that went an estimated 415 feet out of Smokies Park. It was Baez's 18th home run of the season and his 35th overall this season between Hi-A Daytona and Double-A Tennessee.
Smokies starter Matt Loosen (2-3) pitched seven strong innings, only giving up three hits, three walks and struck out six.
Reliever Armando Rivero pitched a clean eighth inning and recorded a strikeout and Frank Batista pitched the ninth in a non-save situation. Batista gave up a hit but struck out one in his inning of relief.
Baez finished the game 2-for-3 with a home run and four RBIs. Jonathan Mota also collected a RBI in the win.
The Smokies will play their final regular season home game Tuesday night at 7:15 at Smokies Park. Southpaw Eric Jokisch (10-12, 3.50) takes the mound for the Smokies in the rubber match game against right-hander Bo Schultz (5-3, 2.69). Tuesday is Fan Appreciation Night at Smokies Park. For tickets or more information, please visit www.smokiesbaseball.com or call 865-286-2300.
Today on MiLB.com
Top Stories on MiLB.com
- Cubs right-hander Cease just getting started
- Cards catching prospect Kelly joins podcast
- Astros invite Martes, Fisher to MLB camp
- Gonzalez, Collier among six players suspended
- Texas League's Kayser reflects on presidency
- Anderson, Peters top list of Marlins' invitees
- Braves acquire lefty Gohara from Mariners
- Wood Ducks' colorful new look fits the bill


text:
Public art contributors Nancy and Gary Harrington led a free public art walk in downtown Pleasanton today.
The "Pioneer Founders" mural and the new "Rock, Paper, Scissors" sculpture were included in the North Walk, which covered the Pleasanton downtown area north of Neal Street and the Firehouse Art Center. Free art walk brochures were given out.
The Harringtons also discussed the history of their Harrington Art Partnership and how the public, businesses, and organizations can assist in bringing more public art to Pleasanton.
For more information, call (925) 846-9757 or sign on to the Harringtons' Web site at www.harringtonartpartnership.org/ or www.publicartarchive.org/pleasanton/
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19 posts tagged with international and job.
Displaying 1 through 19 of 19. Subscribe:
Career rechanneling advice for a Canadian law-talking guy
I'm a lawyer in Ontario, and I'm considering a career change, but I'm trying to find a realistic career option that both works with my skillset and which satisfies at least some of what I want from work at this point. [more inside]
pondering job offer in Austria
I am contemplating a move to Vienna, Austria from the US. I have a job offer in Vienna and I am considering a move there from the West Coast of the US. Please advise me! [more inside]
Moving to Belgium. What do I need to think about?
This is a pretty big question but there are two essential parts to it: the things I need to think about when moving, and those I need to consider for living there for a reasonable length of time (18 months probably). [more inside]
Legal Career Advice
I am looking for some career advice regarding search techniques and information about non-traditional legal jobs that I may be overlooking. I am interested in international law, environmental law, administrative law, and trade and investment law. I have work experience in international law and have also lived and studied abroad. Prior to law school I worked in finance for four years (my undergraduate degree is in international finance), I am located in the Northeast, and I am awaiting results from the bar exam which I took this past July. [more inside]
In need of advice to start my job search in economics/commerce jobs.
I've just finished my masters in International Relations and am going to kick off my job start in earnest from next week. I have questions about where I should be looking for work, what options might be open to me, and would appreciate some advice. [more inside]
What types of jobs or careers would let me live in the US but travel internationally every couple of months?
What types of jobs or careers would let me live in the US but travel internationally every couple of months? [more inside]
How can I get unstuck in my quest to start an international career?
I'm twenty-five, have a master's degree, speak French fluently, and have studied/interned/volunteered in the States, Europe, and Middle East, but am at a loss as to how to parlay all that into an international career. Living in NYC, but would move back abroad in a heartbeat for the right job. [more inside]
Please help me to find some clarity on where I should live.
I am having a pretty hard time making a life decision on where to live. [more inside]
What options does my Argentine boyfriend have to move back with me and find work in the United States?
What options does my Argentine boyfriend have to move back with me and find work in the United States? [more inside]
Tell me about academic job websites across the globe!
Do other countries have an equivalent of the UK's jobs.ac.uk, where pretty much all academic jobs are advertised?
American seeking work in the Netherlands
I'm an American living in the U.S. and searching for a job in the Netherlands (with the intention of moving there permanently). My chances for success are slim, I know. What can I do to improve them? [more inside]
Job hunting from overseas: good or bad idea?
Job hunting from across the ocean: in a foreign country, looking to move back to home country. Which is better? Apply and interview from here, or quit current job and search from there? [more inside]
Finding an easy-to-get job that requires a BA
What's a job that's easy to get that requires a bachelor's degree? [more inside]
Help me find an international adventure, and quick!
The clock is ticking on my lease. Fifty days, forty-nine, forty-eight, forty-seven... and I have neither a steady job nor money for a new place to live. I would like to volunteer or teach abroad, but I am under very pressing time constraints. [Details inside] [more inside]
A sure MIIS.
What can you tell me about the Monterey Institute of International Studies? [more inside]
I want to be a flight attendant but need information
How important on a long-term basis is choosing an airline to work for? [more inside]
Should I quit my job? or "Why the hell did you hire me?"
The job that I was hired for doesn't exist. My boss doesn't seem to notice I have an issue with it. How do I confront him about this? [more inside]
How to move to a new country to work for the short-term? (1 year or so.)
I am seriously considering moving out of the US for a year. I really want to see a new part of the world, but I don't know where to go, or how to support myself while I'm there. Much [more inside]
best major for international student future visa
A young woman that I am helping has recently left her home country (a totalitarian regime by any account) and is going to be attending undergraduate university in the U.S. in the fall. The school has given her a full ride as her family lives in extreme poverty. After she is done with school, she'll probably want to stay in the U.S., what sort of major should she choose so that she'll have the best chance of getting a job after that will provide her with a visa? I know some will say to choose what she loves, but she needs to be strategic.
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This hotel is exactly like the pictures, there is no other hotel like it on Chaweng Beach. We stayed in a deluxe pool access room which was stunning. I will definitely be returning to Samui Resotel, I think I'll splash the extra cash and upgrade to a Beach front villa next time, they look amazing! We dined at the restaurant overlooking the beach, I ordered a Caprese salad and the "black and white pasta" dish, they blew my mind! Very reasonably priced as well, all guests also receive a "rewards card" in which you receive an additional 15% discount from their meals within the hotel. The hotel..
Eliza from Australia stayed in a Deluxe pool access for 5 days.


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Newegg.com - A great place to buy computers, computer parts, electronics, software, accessories, and DVDs online. With great prices, fast shipping, and top-rated customer service - once you know, you Newegg.
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Showing Results: Most Recent
This review is from: LG Flatron E2442V-BN Black 24" 5ms HDMI Widescreen LED Backlight LCD Monitor 250 cd/m2 DFC 5M:1
Pros: Really good clarity compared to most on the market. hdmi is convenient for all sorts of accessories. very bright display.
Cons: none what so ever
Other Thoughts: Totally worth the money id recommend this monitor to any gamer.READ FULL REVIEW


text:
A terrifically powerful, fantastically lightweight face oil that deeply hydrates, soothes, revitalizes and completely protects the face against bad guys trying to make it unhappy. It's your daily skin booster and new best friend.
Featuring 10 potent, purposefully selected plant and nut oils, Face Hero boasts a bucket load of essential fatty acids, vitamins and anti-oxidants, as well as anti-inflammatory properties and write-home-about-it nourishment. It leaves zero residue and penetrates deeply and quickly to hydrate, revive, brighten and insure your face against fine lines, dark spots, dryness and ageing inflammation.
Face Hero is your all-in-one daily skin guardian, and quite frankly, just the hero we've been waiting for.
Almond oil, jojoba oil, macadamia oil, brazil nut oil, evening primrose oil, buriti oil, arnica oil, rosehip oil, calendula oil, kiwi fruit seed oil, tocopherol (vitamin e), totarol, rosemary leaf extract, natural fragrance (orange blossom & rose gardenia.)
...And what definitely isn't:
Petrochemicals, PEGs, mineral oils, parabens, sulfates, silicones, GMOs, synthetic colours or fragrances, animal testing of any kind.
Gently massage five or so drops of Face Hero all over the face and neck - and décolletage if you're feeling generous - after cleansing, and before face cream. (If you use serums, apply Face Hero after those serums.) Also great mixed in to your face cream as a snazzy booster.
Face Hero is suitable for all skin types. It is lightweight enough for sensitive, compromised or oily skins, (because remember, even oily skin needs nourishment) and nourishing enough for very dry, dehydrated or mature skin.
Read more skin care tips from Zoe here
Free Delivery!
On Australian orders over $59
Same Day Despatch!
On orders before 12pm (AEST) weekdays
Track Your Order!
Even International ones!
Because you can't buy Go-To in any shops!
We signed up for the future, and we couldn't be happier.
No need to put on actual clothes!
Online shopping has been proudly pro-pyjamas since 1926.
"I've been using face hero for almost 4 weeks now. I had initial break outs, but no acne since, smoother skin, and I'm not wearing makeup anymore. I have psoriasis on my face and it doesn't aggravate it, and I feel like it's starting to improve a bit. If anyone is thinking of buying this, just buy it!!! "
@bumblebree87 on Instagram
"Firstly, I apply a generous amount of this face oil all over my face and neck, usually the night before or 30 minutes prior to foundation and concentrating on any dry skin patches and under my eyes. It helps to reduce redness, smooths, moisturises and gives the skin the most beautiful lit from within glow."
"I wasn't sure where to leave feedback and didn't want to write a novel on an Instagram comment, but I'd just like to say THANK YOU for creating your amazing products!! Recently I've been suffering awful hormonal acne along my jawline and nothing was helping, it was red, sore and hideous. I started using properly clean, face hero and your moisturiser and I noticed a difference within 3 days! One week later, I have way less acne, my skin feels so amazing and my redness has reduced by at least 95% after only one week. I am amazed and so happy I found these products. The face hero is literally my hero!! So again, thank you!"
"Absolutely LOVING your Face Hero and Lips! I have been a staunch devotee of the Nude Facial Oil from Mecca but decided to use your facial oil because A. the packaging was so pretty and B. your marketing is BRILLIANT and makes me believe I NEED all of your products even though my beauty cabinet is busting at the seams. Since switching to Face Hero, my skin has retained it's plumpness and moisture and as an extra added bonus it now has an extra sparkle to it that I have already received compliments on.
"Ive found that it absorbed quickly and could be used even on its own (without moisturiser) and still left skin feeling hydrated and nourished. Even those afraid of heavy oils and lotions may enjoy this as its so light weight and didnt leave a tonne of residue like Ive found other oils to."
"Absolutely loving face hero, have been using it twice a day since the pre-sale on a nasty red scar that was left behind from a horrible bout of school sores on my face (perks of being a teacher 😳) can honestly say it has really helped to reduce the redness of the scar. Thanks @gotoskincare and @zotheysay"
@laura_duhn on Instagram
"@gotoskincare @zotheysay I almost can't believe how good face hero is! I had really bumpy eczema on my chin and after two days of face hero I had baby smooth skin! Amazing!"
@sophgoyder on Instagram
Just wanted to share a little love, I got the face hero a few days ago, and it is abso-freaking-lutly the very, very best thing I have ever (and at this stage will ever) put on my skin. I've always been like, Ew oil on your face? Followed by horrible visions of breakouts and shineyness, but I'm completely converted! Like 127% converted, on my tombstone I want it to say: Lauren Mundy, marine biologist, dog enthusiast and devotee of face hero till the very end.
So thanks for being awesome smile emoticon Xoxo"
Lauren Mundy on Facebook
"Thank you Go-To...Since starting using the face oil and swipeys before Christmas my skin is awesome so now replacing stuff as it runs out. My psoriasis on my face is barely noticeable which has made me feel better about myself and made me actually leave the house! At this rate I may even go for a night out with people to eat and drink and dance .....Please keep up the great work!"
"I have Rosacea and have been using face hero for 2 months. My skin is finally calmer and I use less concealer as i no longer have to. My skin is radiant and everyone comments on the change in my skin tone. Couldn't recommend this stuff highly enough!!"
@jess.jansen on Instagram
"With good reason @gotoskincare, that stuff is amazing! It soothed my skin wonderfully after I had an allergic reaction to a sunscreen this morning!"
@redambition on Instagram
"Face Hero is my absolute favorite"
@paulomikap on Instagram
"I have always been lucky enough to have really good skin with no pigmentation and very few breakouts. That was until I was breastfeeding my son. I all of a sudden started getting terrible hormonal acne and was left with acne scaring that I felt really self conscious about. I have been using Face hero for a couple of months morning and night and can honestly say that it is helping to fade my scaring and for the first time in quite a while I feel confident enough to leave the house without makeup.
I just wanted to say thank you. "
"《 PRODUCT REVIEW 》
Ok so clearly my husband got the 11 emails I sent with the link to @gotoskincare in the lead up to mother's day! Because I got the goods!
Now the main reasons I was dying to get on this skin care band wagon is because lets be honest, I have a girl crush on the creator behind this delicious range @zoefosterblake, because it's absolutely one hundred percent cruelty free, and I'm a sucker for beautifully packaged anything really !
I got a gift pack of @gotoskincare goodness of five products one of them being #facehero. Now I can't talk this product up enough! It's a light weight face oil with ingredients including rosehip oil, almond oil and kiwi fruit seed oil. With a subtle fragrance of orange blossom and rose gardenia it's a full blown skin booster that leaves you feeling hydrated and revitalized!
I've been using it on it's own at night and have been mixing a few drops of it through my #veryusefulfacecream in the mornings. My skin is feeling awesome and I'm just putting it out there......I have been receiving complements! No joke......I have!
Totes recommend checking out this range if you have dry, oily or combination skin... that's all of you!
Cx "
@thefwordfanpage on Instagram
"Face Hero evened out my skin tone, reduced my redness and somehow gave me a bronze glow in the middle of Melbourne winter? It is literally all my face needs in one sassy, handsome bottle, and is literally is my face's new hero. Although my face still kind of worships Batman. But whatever, Face Hero is my face's hero. "
"I got the face hero a few days ago, and it is abso-freaking-lutly the very, very best thing I have ever (and at this stage will ever) put on my skin."
Lauren - marine biologist, dog enthusiast & devotee of face hero
"Recently I have found a new desire to really start looking after my skin, I have normally been pretty good in this department (or at least I thought I was) but being so busy with bubs I needed something quick and easy, and this change in weather had sent my skin into dryness overload! leaving my skin, sensitive, tight, and blotchy. Thankgod for @gotoskincare this miracle oil has been amazing. My skin is feeling super hydrated, smooth and bright and I'm only a week into using it! 🙌 loving this product!!! And I got a fortune cookie in the box when it was delivered #winning"
@jodiemelissamua on Instagram
"Hello Go-To team,
I just wanted to send a magical computer letter to say a very big thank you!! I ordered my first box of goodies last week and my God! My skin is in heaven!! I can't believe the improvement of how it looks and feels in just a week! I'm loving the Very Useful face cream and the Face Hero is my new hero.
I never left the house without make up and now, well these gorgeous products are not only saving me time in the morning but have given me confidence to "go bare"
Thanks again. I can't wait to order my next box."
"I wanted to tell you how much I love the Face Hero! The oil smells delicious, like no other face oil I have used or smelt! But really, I want to tell you some things people have said to me lately.
"No, your skin tone is really even!" "Have you dyed your hair?" "You are looking really great!" "You have lost weight!" "You are glowing!" I have not had this many compliments, since, well, never! So I thank Face Hero: it makes you look like you have lost weight even when you haven't!"
"Face hero...or more commonly referred to as "life hero". 06/28/2015."
@missanels123 on Instagram
"Best.Product.Ever ðŸ˜"
@lucyonopko on Instagram
"And then a hero comes along! Thanks @gotoskincare for bringing this little guy into my life."
@becca_claire on Instagram
"I only started using the Face hero oil not long ago and have already fallen in love. It's BEAUTIFUL!!! (Inside and out). I have eczema but some parts of my face are oily which I find hard to accommodate. However, after using the oil my skin is supple and soft and not oily at all, it's dewy and has a nice glow now thank you! Then there was Lips, can't say much, just that it's lip luxury thank you again!"
"I received my Face Hero today....hooray!! I have a pretty severe man flu going on and this oil is heaven for my crusty nose as well!! You're my hero, Face Hero!!!"
Lizzy on Facebook
"I've been using it with my oily skin and it has definitely improved it, after about 3 weeks. Less breakouts, for sure. Feels lovely going on. 👌👌👌"
@holly.andrews on Instagram
"I started using the Cleanser and Face Hero a few weeks ago and my skin feels amazing!! Thank you for making such an amazing product! I'm waiting for my current moisturiser to finish so I can buy the face cream too!"
"I've had a chemical burn on my face for the last week from a skin treatment gone wrong and absolutely nothing would soothe it... Until Face Hero came along to save the day! It's the only thing that has given me relief and my skin has improved astronomically in the 2 days since I've started using it. THANKYOUTHANKYOUTHANKYOU!!!"
"I wanted to say how pleased I am that I finally decided to take the plunge and purchase your skin care products. For years my husband has suffered from Rosacea, with no prescriptions creams working. The Doctor suggested he take medication every day for the rest of his life! We did not want to go down this path, so after reading some great reviews for your skin care, we bought Properly Clean and Face Hero. He has been using it daily and in less than two weeks, the red dry patches were gone! It's the best his skin has looked in years, I can't thank you enough. Anyone out there hesitating about buying Go-to – don't. It's the best!"
"When this came out I wasn't going to get it - I figured my moisturiser was nourishing enough. Well, don't tell me moisturiser but this stuff is the bomb diggity and I am soooo glad I have it in my life. Aptly named!"
@_merg_ on Instagram
"Face Hero is life changing."
@jmp31 on Instagram
"I really love this face oil, it leaves the skin feeling nourished and hydrated, in the morning your face looks extra bright and radiant."
spaceofbeauty blog
"...we can vouch for the 10 potent plant oils and antioxidants' hydrating, reviving and fine line/dark spot/dryness hiding."
Women's Health & Fitness
"I couldn't agree more! I have rosacea and use a steroid cream but since getting pregnant it has really flared up. I have been using @gotoskincare for 2 weeks now and it soo much better! It's the only thing that has helped calm my skin!! Total winner :)"
@larnz82 on Instagram
"My beautician now also uses @gotoskincare after I recommended it to her after she commented on my skin. Love how the face hero doesn't leave a residue. I use it at night and also under makeup!! #winning "
@claireoshea on Instagram
"I have finally started using the Go-To Skincare Face Hero. It was a long time coming and now I can safely proclaim that after 5 days using Face Hero I am hooked. I have very sensitive skin which is prone to redness and inflammation. Face Hero has helped with this, so much so this week I have been able wear no makeup for two entire days...that is right I have been out in public makeup free. It is so incredibly soothing I can only compare it to a recent experience; putting on Face Hero is like putting your GHD burnt finger under a tap of cold running water. It takes away the burn that comes with sensitive skin. I have found that I can actually use Face Hero without the need for another moisturiser. It is rich and nourishing enough to use on its own. On another positive note it smells absolutely delicious. So to conclude beauties this Face Hero lives up to its name and thus comes highly recommended by The Beauty Dean. x"
@thebeautydean on Instagram
"Thank you @gotoskincare I'm loving #facehero I got dark spots on my face during my pregnancy & it's looking much better now!!😠#addictedtofacehero"
@kirstd_mc on Instagram
Packed with a mix of 10 potent plant oils, Go-To Face Hero, $44.95, is a one-stop skin saver."
Practical Parenting
"I want to say thank you for bringing the world Face Hero. Thank you for my glowing skin and my new streamlined beauty routine; I can't wait to take my makeup off to put Face Hero on of a night plus my skin has never felt more nourished and moisturised whilst working in an air conditioned office after using Face Hero in the morning. I love this essential face oil so much I have converted three women at work and one girlfriend, they tried a sample from my bottle and bought their own the next day!!!! I have less break outs and when my skin does fall into that 'mood' Face Hero takes away the redness and inflammation minimising my self consciousness about it and halving the recovery time. This creation has blown me away, I LOVE it and am on a mission to make ALL my girls a converted Go-To family member just like me! Keep up the good work!
"Firstly I wanted to say a HUGE well done on creating such amazing products. I use the Face Hero and its changed my entire life. A year ago I wouldn't have dreamed of putting oil on my skin as I thought I had oily skin. Turns out my skin was incredibly dry and just needed a bit more love and attention. Enter Face hero and I said goodbye to dry oily skin!!!
"This is amazing stuff people's so do yourself a favour a try it!!!"
@lizziek74 on Instagram
"I'm all out and in desperate need! Nothing makes my face feel more hydrated than this. I'm majorly addicted."
@o.g.krystie on Instagram
"Face Hero ... My Hero! @gotoskincare 🙌"
@michele.roche.taylor on Instagram
"I'm in love with Face Hero! Use it at night every night and my skin feels and looks so much better."
@kimz_75 on Instagram
"I have always had large pores, particularly on my nose and have loathed them. I've tried every brand of every product that guarantees pore reduction in just a short time but alas they have never worked. I've noticed adding your Face Hero to the mix of my other Go-To product beautifying regime my pores appear smaller. Not sure if this is included on its list of wiz bang benefits but I felt it definitely deserved a mention! "
@simone_eliza on Instagram
"HERO WORSHIP Packed with a mix of 10 potent plant oils, Go-To Face Hero, $44.95, is a one-stop skin saver."
Practical Parenting Magazine
"...after a week of use I found it to be very delicious and glow-inducing, no doubt due to all the superskinfoody goodness it contains aka rose hip, jojoba, almond, macadamia and more."
@sigourneycantelo on Instagram
"We could rave on and on about how this little bottle of goodness repairs, defends, nourishes, hydrates and brightens, or you could give it a whirl for yourself. What have you go to loose except your dull, dry skin?"
"Just wanted to quickly drop you a line to say I totally love the Go-to Face Hero – I was reluctant at first to try a serum as I have oily skin but i am so glad I did! I know you get plenty of emails from women BUT The other person in my house who loves it is my boyfriend!! A couple of years ago he grew a cranking beard but since he has shaved it off his skin was never the same, dry and flakey – I had brought him face moisturiser's and nothing worked (not to mention got caught in his face stubble and he had clumps of dried up moisturiser which never penetrated the skin - GROSS). I got him to use the face hero and he loved it just as much as I do. Just last night I was upset because I ran out of it and he was even more concerned 'What am I going to put in my beard now?!?! It's the only thing that worked!' Needless to say, I know what he will be getting for Xmas now in his santa stocking! Thanks again for making your products and branding so funky I couldn't resist to try them – so glad I did (or I should say we!)"
Nicole (and BF)
"The name "Face Hero" is very fitting because it literally saved my face."
"Loving my face hero! Finally something that works! Thank you @gotoskincare"
@jengraham81 on Instagram
"This is my second bottle of the incredible facial oil and I know it's going to be forever in my skincare routine."
"I love this product! two days of using the whole range of @gotoskincare and my skin feels (and smells) amazing!"
@sonia306 on Instagram
"I just want to quickly let you know how much I love Face Hero! I am already in love with Properly Clean but after a week of adding Face Hero to my daily routine I can already see the difference in my skin, I look forward to getting it out in the evening!"
"Consider this an IV drip for your skin."
Gritty Pretty Magazine
"Today's no makeup selfie is brought to you by @gotoskincare. Their hero face oil is the only face oil I've reviewed that isn't ... Drumroll... OILY! My skin drinks this product in morning and night, and not only do I awake fresh faced with smooth and bright skin, but it sits under my makeup all day, providing a delightful dewy glow no air-conditioned corporate office can take away from me. A huge thanks to @zotheysay for this little pink bottle of happiness."
@thenewjennalee on Instagram
"If you haven't got onto the face oil bandwagon yet, you really should jump on."
"So it's been two weeks of using Face Hero and I thought I would provide both some negative & positive feedback. OK, positively my daughter with eczema, has had no reaction and all seems to be good, she is very happy with it and she tells me her face feels great. Now, on the negative side, I decided to give it a try also and that's the problem. I love it more than my daughter however she tells me I bought it for her and I can't use it, so I have to sneak into her bathroom of a night to use it. I am now about to purchase another one all for me. Thanks for offering great skin care at an affordable price."
"After several weeks of trialling this product, I can only say good things about my skin. It looks and feels more hydrated, as well as fresh and dewy (but never oily) – a look that I think is more flattering than a matte complexion. I have had no clogged pores or breakouts either, which is a huge hip hip hooray. Thanks Zoe Foster, keep up the great work!"
"Yesterday while visiting the IT department I had the following conversation with an older work colleague (he is known for his lack of tact...this guy yells at people who take teaspoons away from the kitchen):
Him: "What have you done to your face?" Me: stunned silence, then "What do you mean?"
Him: "You look like you've had something done. You look five years younger than you used to."
I kid you not! I'm 38...the only different thing I have been doing to my skin is using Face Hero day and night since it arrived a few weeks ago. So now you can make a new claim about Face Hero: it may make a work colleague semi-compliment you on looking 5 years younger than you used to! Thanks for creating such a great product!"
"Love this stuff! Smells gorgeous!"
@hellburger569 on Instagram
"If @zotheysay tells you that this is the best face oil that you have ever tried...BIG CLAIM....but guess what, she is not wrong!!! This little potion will make your face look and feel more amazing than four instagram filters 😜😘"
@lamademoiselle_au on Instagram
"Total game changer - it's bloody brilliant, my skin is feeling and looking 100% thanks to this litte guy."
@asheleagoodman via Instagram
"Winter is well and truly upon us here in Australia. So if you're anything like me and your face is feeling the cold, you NEED to try this amazing face oil. #facehero by #gotoskincare is super at helping to prevent dryness, irritation, fine lines and much much more!"
@rebeccaruhle on Instagram