text:
West Paris Vacation Packages
From West Paris, it's approximately 50 miles (80 kilometers) to the south to Portland and 95 miles (153 kilometers) to the east to Bangor.
The area around West Paris is wonderfully endowed with fabulous attractions, from tourist hotspots to quiet, secret places that are waiting just for you. Center Lovell, is 19 miles (31 kilometers) to the northeast, and Bridgton lies 20 miles (32 kilometers) to the north.
About 25 miles (40 kilometers) to the southeast of West Paris is Auburn, a regional city where you can explore Auburn Municipal Beach, Festival Plaza and Central Maine Community College. Auburn Mall, Prospect Hill Golf Course and Mount Apatite Park are more attractions in Auburn that should be included on everyone's to-do list.
If the weather forecast makes you want to stay indoors, spend some time in Western Mountains' art galleries.
Should you hear the call of the wild, follow the lead of local thrill seekers and spend a few hours hiking and quad biking. When the sun is shining, follow the locals and head to the region's cooling waterways for a few hours of swimming or boating.
Even the best vacation can't go on forever, so when it's time go home, you'll find the nearest major airport in Augusta, 40 miles (64 kilometers) away.


text:
Ray Charles's Greatest Hits Full Album - Best Songs Of Ray Charles MP3
Ray Charles's Greatest Hits Full Album - Best Songs Of Ray Charles - Những ca khúc hay nhất của Ray Charles 1. Hit The Road Jack 2. Georgia On My Mind 3.
Ray Charles - The Best Songs MP3
Some of the Greatest songs by the genius Ray Charles.
Ray Charles - Hit The Road Jack (Original) MP3
Videoclip de Ray Charles Lyrics / Letra Ray Charles Hit The Road Jack ------------------------------------------------------------ (Hit the road Jack and don't you come back ...
Ray Charles Greatest Hits Full Album - Ray Charles's 35 Biggest Songs MP3
Ray Charles Greatest Hits Full Album - Ray Charles's 35 Biggest Songs +++++++++ 01. Ray Charles - Ray Charles - Hit The Road Jack 02. Ray Charles ...
Georgia on my Mind- Ray Charles MP3
Willie Nelson - Seven Spanish Angels MP3
Willie Nelson's official music video for 'Seven spanish Angels'. Click to listen to Willie Nelson on Spotify: http://smarturl.it/WNSpot?IQid=WNSSA As featured on ...
Seven Spanish Angels
Willie NelsonHe looked down into her brown eyes, Said, " Say a prayer for me." She threw her arms around him, Whispered, "God will keep us free." They could hea[...]
RAY CHARLES "I Can't Stop Loving You" MP3
RAY CHARLES Concert In Japan December 1982.
Ray Charles - Say no more MP3
Say no more.
lo mejor del unico Ray Charles MP3
Ray Charles - America,The Beautiful (LIVE) HD MP3
The Miami Lighthouse for the Blind James L.Knight Center in Miami,Florida,1999 Composer : Samuel A. Ward , Katharine Lee Bates Lyrics : Oh beautiful, for ...
Ray Charles - I Got A Woman MP3
Ray Charles - I Got A Woman enjoy : )
Ray Charles - What'd I Say LIVE MP3
Ray Charles live in Sao Paulo, Brazil 1963.
Best Songs of Ray Charles Ray Charles's Greatest Hits MP3
Ray Charles - Mother (Remix) by GiGa Papaskiri MP3
By Giga Papaskiri ..
Ray Charles & Milt Jackson - Soul Brothers (2CD) [Full Album] MP3
No copyright infringement intended. Will remove if asked too.
Ray Charles - Georgia On My Mind (The Orginal Song From The Albom) MP3
Ray Charles was born in Georgia and moved to Florida as a child. At the age of 5 he began losing his sight gradually, and by age 7 is completely blind. Florida ...
Ray Charles - (Night time Is) The Right Time MP3
Ray Charles - Night Time Is Right Time CD: The Very Best of Ray Charles Please Leave a comment.
Ray Charles - Mother MP3
Ray Charles - You Don't Know Me MP3
Ray Charles - Hit The Road Jack (remastered) MP3
Ray Charles - If I Could MP3
Ray Charles - My World - If I could.
Travis Tritt and Ray Charles - CMT Crossroads MP3
Travis Tritt and Ray Charles join up for a special performance on CMT Crossroads.
Ray Charles documentary (1986) MP3
Interview with Ray Charles on his work as a composer and singer, and film of his concert at the Royal Festival Hall, London, earlier in 1986. TV programme with ...
Chiddy Bang - Ray Charles (Official Video) MP3
Breakfast out now, download on iTunes http://glnk.it/xi http://chiddybang.net Subscribe to Chiddy Bang on YouTube here:http://www.youtube.com/chiddybang ...
Ray Charles
Chiddy Bang[Intro x2] (Ray Charles) Ooh boy, open your eyes A girl like me ain't waitin' all night Ooh boy, better think twice I got that honey, that sugar, that spice (Ray Charles) [Verse 1]Yeah, hey yo I'm feelin' like Ray Charles I got my shades on, I don't know where they are You couldn't find me even if you had a [...]
Ray Charles Interview Dick Cavett 1 MP3
Ray Charles Interview with Dick Cavett June 1st, 1972. **I Do Not Own The Rights To This Video It Is For Viewing Pleasure Only**
Ray Charles - Georgia On My Mind MP3
Download: http://v.blnk.fr/A7315P7h JazzAndBluesExperience ♫ SUBSCRIBE HERE : http://bit.ly/10VoH4l (Re)Discover the Jazz and Blues greatest hits !
Ray Charles - Newport Jazz Festival 1960 (Full Concert) MP3
0:39 Lil' darlin' 7:00 I'm gonna go fishing 13:30 Let the good times roll 16:10 Don't let the sun catch you crying 20:45 I'll never let you go 23:46 My baby 26:55 ...
The Blues Brothers (4/9) Movie CLIP - Shake A Tail Feather (1980) HD MP3
The Blues Brothers movie clips: http://j.mp/1J9zzxj BUY THE MOVIE: http://amzn.to/vWCH7u Don't miss the HOTTEST NEW TRAILERS: http://bit.ly/1u2y6pr CLIP ...

subset: commoncrawl


text:
Thank you Jerry and Jewel for sharing you're wonderful talent and ministry with us !!
Jerry and Jewel Lusher
Truckstop Ministries
Chapel at: Ocala Petro
Ocala, Florida
(I-75, Exit 368)
Visit their website: www.HighwayHarmony.com
or phone Jerry Lusher at (727) - 366 - 9957 for more info
About Jer & Jewel ......
Shortly after Jewel and I were married, we knew God was calling us into something more than just involvement in our local church. I was a trucker for 18 years and had a burden to see truckers saved. I built a 3/4 scale cabover truck with full bunk to attract truckers and talk to them about Jesus. We decided to get on the internet and see if there were any ministries to truckers. We saw several, and wrote them letters. Very quickly, we got a call back from Joe and Jan Hunter, the founders of Truckstop Ministries, Inc. They were the only ones to respond to our letter. We went to Georgia to meet them, and started in ministry at the Ocala Petro truck stop just a few weeks later.
We work as a team. Jewel leads praise and worship, then she and I sing a couple of specials. I then preach the Word and give an alter call. We have seen salvations, rededications, strongholds broken, and many other blessings too numerous to mention here.
The Sunday service at the truck stop is only one facet of our ministry. We have always known we would go full-time and minister God's love and purpose through song and testimony. We have been blessed to have held Southern Gospel concerts in several states. We have ministered in churches, coffee houses, truck stop lobbys and restaurants, homeless missions, and outdoors. Anywhere God opens a door, we say yes!
Our mission hasn't changed since the day God birthed it in our hearts over four years ago: to follow behind Joe and Jan working with Truckstop Ministries -- starting first in Florida -- making sure all the truck stops are fully staffed with Chaplains and praise & worship teams. We will do this by singing in churches, informing them of the ministry's needs and encouraging them to make their local truck stop an outreach of the church. Also, by holding "Gospel Jamborees" at truck stops, we can encourage the churches to send their singers to represent them as we minister to the Christian truckers and reach out to the lost ones. These are two ways to give local church members a chance to be involved in frontline ministry as we all work together to further the Kingdom of God.
We are trusting God to meet all our needs, so any support, whether financial or through prayer, will be greatly appreciated. We will pray God's richest blessings on all who stand and participate with us, keeping us in full-time ministry for our Lord, Jesus Christ.
We love you,
Jerry Lusher and Jewel Lusher
Jerry needs your help ...
As mentioned, we work to partner with the local church to reach out together. When the work begins at a location, a Sunday morning service is established. The vision is to see a full-time Chaplain follow the call of God in leading the volunteers at that location and allowing the chapel hours to be expanded so more may be reached.
Truckstop Ministries is pleased to have Jerry Lusher serving God as Regional Director on the Gulf Coast. He and his wife Jewel have been serving as a Ministry Team in Ocala since January of 2002. They are active members of Grace Christian Fellowship.
As with all full-time Chaplains, Jerry is responsible for raising his support. He needs your help through prayer and financial giving. If you are led by God to help, please respond.
Visit their website: www.HighwayHarmony.com
you can e-mail them at: email@example.com
visit their parent website: TruckstopMinistries.org
Jerry & Jewel Lusher
Highway Harmony
Please e-mail email@example.com for more information.
or phone Jerry Lusher at (727) 366 - 9957
Resources & Information
Evangelist Resources To Strengthen Your Ministry
Some of the books below will help your theology about evangelism, while others will help lead you step-by-step as you begin an evangelistic ministry. Whether you are called to full time...
Rejoice! What Was Lost Has Been Found!
Recently, I was helping take care of some extended family affairs after my father-in-law received word that space was now available in a nearby veteran's retirement community. While working around...
Outreach - Celebrate The Little Things!
I recently had the privilege of helping a church with some outreach events. The schedule included a time of encouraging those participating in the outreach (about a dozen) on Friday evening, a breakfast and teaching session Saturday morning, followed by our...
Don't Give Up!
Recently, I chatted with a local pastor about his evangelism efforts in a smaller, rural community. His church isn't that large so finding volunteers...


text:
The Torrejonian North American Stage on the geologic timescale is the North American faunal stage according to the North American Land Mammal Ages chronology (NALMA), typically set from 63,300,000 to 60,200,000 years BP lasting 3.1 million years.[1]
It is usually considered to overlap the Selandian and Thanetian within the Paleocene.
The Torrejonian is preceded by the Puercan and followed by the Tiffanian NALMA stages.
The Torrejonian is considered to be contained within the Danian and contains the following substages:
- To3: Lower boundary source of the base of the Torrejonian (approximate).
- To2: Lower boundary source of the base of the Torrejonian (approximate) and upper boundary source of the base of the Selandian (approximate).
- To1: Upper boundary source (61.7 Ma) of the base of the Selandian (approximate).
|Paleogene Period
|Paleocene Epoch
|Eocene Epoch
|Oligocene Epoch
|Danian | Selandian
|Ypresian | Lutetian
Bartonian |Priabonian
|Rupelian | Chattian
|This geochronology article is a stub. You can help Wikipedia by expanding it.


text:
Centre de Prière et de Guérison AMENUVEVE
Decadron Tablets Buy
Looking for a decadron? Not a problem!
Click Here
If you would like to acquire a lot more data pertaining Decadron fedex in KY to decadron kindly visit Pharmacy Lookup.
Guaranteed Worldwide Decadron fedex in KY Shipping
Discreet Package
Low Prices
24/7/365 Customer Support
100% Satisfaction Guaranteed.
Opportunity to formulate career skills: The Decadron fedex in KY job of an pharmacy technician can be a platform to develop important career skills which might be also transferable in one job to a new. This pharmacy technician association has been available since 1979 and in addition offers memberships to students trying to become techs, current pharmacy technicians and educators. The pharmacist must record these 10 hours while using the PTCB Universal Continuing Education Form found about the PTCB website. It is essential to get the name, dosage and instructions for every drug you might be prescribed before leaving your doctor's office. In the United States, the elderly rate is supposed to largely increase due with a larger population, this can create many pharmacy technician jobs and several other jobs in healthcare.
When someone comes up to the counter that is visible under the influence of something, it is usually a scary location to be. There really are a great deal of details a pharmacy technician should have to do and be knowledgeable that is why passing the PTCB certification Decadron fedex in KY is often a have got to. Smile and split his full attention between your entire interviewers whenever you can when you're speaking and eye contact around the person asking the questions. Pharmacy technicians who've their CPh - T or are GPh - C registered will also have probably the most interesting, challenging and rewarding positions in their career. They are always seeking employees so when more of these businesses open throughout the united states, the harder pharmacy technician jobs become available.
She became knowledgeable about writers, book lovers along with other personalities who could provide her with information in regards to the changing times. These are some with the best ways to distinguish the most professional Canadian pharmacy websites. Most computer oriented companies hire programmers according to competencies; hence, if they cannot find the right candidate from local sources, additionally they consider outsourcing the position to foreign countries. Pharmacists are needed to supply the normal pharmaceutical needs of service personnel along with their dependents. FDA and legal experts make it a point to keep check for the medicines and shipments for all.
Our Canadian pharmacy reminds readers approximately 226,000 new cases of cancer of the breast are detected in USA every year. In addition, the successful grad must invest in attending three seminars in Gainesville. Most GPS navigators come with their unique set of maps. Science points too carrots help safeguard the vision, especially night vision. The Pharmacy Technician Certification Board (PTCB) necessitates that pharmacy technician graduates be certified before they adventure into this career.
This site is associated which has a large pharmacy chain, a well-known pharmacy group. As you'll find labs in virtually every state inside nation working about the solution to one medical dilemma or some other, graduates which has a degree in pharmacy should have no Decadron fedex in KY not enough opportunity. You can earn ce credits beneath the direct supervision of an pharmacist. Almost half from the people without being insured are eligible for such programs but aren't enrolled. They operate after only shorter hours on Saturdays and are closed on Sundays.
Enseignements spirituels
Copyright © 2014, AGA, Inc. Tous droits réservés
Danyi Apéyémé, Kpalimé - Togo, Mobil. +228 92 27 63 74
email. Cette adresse e-mail est protégée contre les robots spammeurs. Vous devez activer le JavaScript pour la visualiser.


text:
Popular Now
Popular Now
Popular Now
Popular Now
01803 865913
+44 1803 865913
By: W Volk
568 pages, Illus
An introductory text, with emphasis on the application of microbiology to allied health sciences.
There are currently no reviews for this product. Be the first to review this product!
Your orders support book donation projects
Pretty cool. I have to say that I have enjoyed my interaction with your company.
Search and browse over 110,000 wildlife and science products
Multi-currency. Secure worldwide shipping
Wildlife, science and conservation since 1985


text:
Has anyone made the Rose Cake from I Am Baker using a BC without Crisco? thanks
Do you mean a butter only recipe or a meringue buttercream recipe? I think it should work with any recipe that can hold a swirl. The only ones that I think would be iffy would be the boiled frostings or a whipped frosting like a Pastry Pride.
thankscake thanks for responding. I meant a meringue like IMBC.
thankscake thanks for responding. I meant a meringue like IMBC. And now I am thinking of doing it with white chocolate added to it. There is a white chocolate macadamia nut cake recipe in fine Cooking that I want to make.
I think it should work with an IMBC. If it gets too soft you can just pop it in the fridge but I think you should be fine.


text:
Like an iceberg, beauty mostly resides below the surface, but only its visible portion can gain the attention of an ocean liner. Look shipshape with this Groupon.
Choose from Three Options
- $99 for one Brazilian blowout hair-smoothing treatment (a $225 value)
- $175 for two Brazilian blowout hair-smoothing treatments (a $450 value)
- $299 for four Brazilian blowout hair-smoothing treatments (a $900 value)
Guided by their coiffeur's advice, patrons select either the original Brazilian blowout treatment or the formaldehyde-free Brazilian Blowout Zero. The former capably conditions and irons out tight spirals damaged by chemicals, and the latter's plant-derived elixir works best on finer, looser waves. Both serums coat each hair shaft with a protective layer of protein in roughly 90 minutes, smoothing cuticles and leaving locks straight for up to 12 weeks. Some hair-straightening products that claim to be formaldehyde-free include aldehyde compounds, which are similar to the carcinogen formaldehyde. Side effects may include nosebleeds, headaches, vomiting, and respiratory problems, among others. Learn more about the health risks here.


text:
Man, 65, fatally crushed in Oakland tire shop
Updated 7:02 pm, Thursday, June 19, 2014
A 65-year-old man died Thursday when he was crushed by a piece of equipment at a West Oakland tire shop, authorities said.
Kil Kim of Oakland was killed about 9 a.m. when a heavy compressor he was moving tipped onto him at ANP Tire Service at 2901 San Pablo Ave., according to Cal/OSHA, the state agency that investigates workplace accidents.
Kim was the father of the shop owner, but it was unclear whether Kim worked there, said agency spokeswoman Kathleen Hennessy.
Kim apparently died of asphyxiation, Hennessy said.
A message left at the shop Thursday was not immediately returned.
Henry K. Lee is a San Francisco Chronicle staff writer. E-mail: email@example.com Twitter: @henryklee


text:
- List your item for as low as $30 - Advertise your item in both print and online
Create your ad
Browse: See our comprehensive list of earthmoving equipment specifications.
Compare: Try the compare button to see multiple specs side-by-side
Enquire: Hit the enquire button to talk to a dealer about your selection
Ron Horner has found another old-school excavator classic, this time a 1968 Kato 750G.+MORE
HASTINGS DEERING USED EQUIPMENTArcherfield, QLD, 4108
Trade Safely. Use our anti-scam guide to protect yourself.
Sorry, map view is not available right now. Please search by seller location to enable map view.
Sliding tri, 26ftx7ft, tare 10.2,
Barn rear door
BPW air suspension,
Ali 10 stud wheels,
Hyva external hoist made from Hardox 450,
max 250kms from new, good condition.
Please call 0418 563 964
The item you are attemping to add to compare is a different subtype to the items(s) in your list.
Only items of the same subtype may be compared.


text:
Video-Game Guides
These family video game guides aim to provide everything you need to know about a game in just 120 seconds. Drawing on input from game experts and advice from the Games Rating Authority's PEGI ratings these aim to be a potted lesson in what matters most to families.
We get real families to tell us what makes the game great to what to watch out these are essential viewing for parents. If you'd like to contribute a 2 minute guide just email AskAboutGames for more information.


text:
Title: The Brit Next Door
Rating: M (For language, sexual themes and situations, and mentions of drug use)
Summary: Alfred F Jones is a normal high school teen, graduating in 2 months like any other kid. And like these kids, he has big hopes for the future. The only problem? He's at the bottom of the social pyramid, and a stepping-stone for the other kids, along with his three best friends Francis, Antonio, and Gilbert.
However, when Alfred catches sight of his new neighbor- an ex-porn star named Arthur- undressing, new interests and problems arise. Though one thing's for sure; Alfred wants to capture the Brit's body for his own.
Disclaimer: I do not own Hetalia or the 2004 Film, 'The Girl Next Door.' I am simply using the characters and plots for mine and others entertainment. I will in no way prosper off of this work. Couples involved in this story;
UsUk (Main)
Spamano (Side couples)
Uk/Another character who will not be mentioned at this moment in time
Couples involved in this story;
Well, hello there, lovely readers. I'm back with yet another Fanfiction for Hetalia. This is based off of the Girl Next Door (2004) film, and I intend to make it silly, perverted, and fluffy. Smut may come in later chapters, but for now it's all lovey-dovey happiness.
Thank you for reading, and I'm sorry this chapter's particularly short. It's more of an introduction. The next one's will be longer. *Important note* There will later be Uk/Others involved in this story. It isn't going to be an official pairing, nor the main pairing of this story. But if you dislike it, it's not too bad, and is only a few mentions.
*Important note* There will later be Uk/Others involved in this story. It isn't going to be an official pairing, nor the main pairing of this story. But if you dislike it, it's not too bad, and is only a few mentions.
"No fucking way!"
There was a static-soaked, silence from the other end, though the receiver of the call could only guess the male he was talking to was cracked up just as much as he. It didn't last long, and soon the shrieking voice of his companion entered his ears once more; it was annoying and high pitched as always, but it was the same voice that had been there for him for years. Therefore he didn't mind it. "You'd never win! I could pick up more girls than you in a week! And they'd all be hot!" And like always, he was spouting obnoxious rambles, usually to try to upstage the other. Whether it was something simple or not, the owner of the other voice always attempted at besting his long time friend.
Alfred F. Jones found his eyes rolling automatically in reaction to the words of his friend, Gilbert. He knew Gilbert would be doing the same as him; sitting alone on his bed, staring at the ceiling on a Friday night, having nothing better to do than talk about the imaginary partners they were sure to come across in the following years.
As mentioned, they were imaginary. Unfortunately, to Alfred's dismay and Gilbert's utter despair. Gilbert never understood this – his excuse as to no one wanting him was that he was just too unapproachable for people, and not in a bad way either. At least he secretly hoped so.
"Like hell you'd somehow find the power to be more charming than me!" Alfred argued, sporting his pride for another time this evening. "I'm always getting more love notes than you! Remember that time in 8th grade, when Lili Zwingli gave me that valentine? Then her trigger-happy brother – Vash, right? - pegged me in the ass with his Bebe gun after school the next day...Besides, why is it always chicks for you? I thought you were-"
There was the sound of fumbling, and the albino said in a quick whisper, "Dude, speaker phone. My mutti and the stick-in-the-mud don't need to know anything." He calmed himself when Alfred has silenced his sentence just before the ice-breaker, and continued on. "Does it matter, though? You have to admit, tits can be pretty hot. Especially Katyusha's. I didn't even know anything was godly enough to get them that big. And damn, they're soft!"
"And... how would you know this?"
"...I touched them in gym yesterday."
"Oh hell no! You did not! How'd you get past the wall of meat?"
"Ivan? That was easy. I just told that one stalker girl where he changed in the boys dressing room. She kept him busy for quite a while!"
"Nice thinking."
"I'm known for having the best!"
Gilbert's cackle was loud and extended, leaving Alfred to wander his eyes around the room. Nothing had changed, of course. On the top of his dresser, his action figures stood, ranging from Marvel characters such as Captain America- which happened to be his favorite- and the colorful animals from his child-hood show, Pokemon. Under that, his drawers were featured, stuffed and hanging open to their full capacity, plaid boxers and dorky turtlenecks years old hanging from their edges. All of the clothes he actually wore stayed on his floor, so he'd find them easier. Pretty smart idea, if you him.
Spread around his walls, he had various posters. But his favorite was on the right of his window. There was a bodacious, blond actor posing in a cowboy suit. He was placed atop a great steed, running off into the horizon with the hero looking back with a wide grin. Funny; he looked a bit like the slim figure pacing around in the house he could see outside the glass of his window frames-
Wait. What? Alfred's blue orbs zoomed in on said shape, only to be surprised at what he saw. Across the way, there was indeed the form of a human, though they seemed terribly like a mix of a male and female. The flat-chest made the curious American fall closer to the barrier keeping him from the sight, and he soon realized it was simply a lithe man moving around the cavern of his bedroom. It wasn't just the male's tired but quick movements that kept him focused, but the fact, from what he could see, this person seemed oddly... beautiful. Of course, that was weird to say about another boy, but it was true 110% in this case. The man wore a loose-fitting vest over a button-down shirt, accompanied by a pair of khaki pants that, while typically unfitting and frankly, unattractive- he was able to wear as if they were a pair of designer jeans.
And slowly, ever so slowly, the blond-man-who-resided-in-the-next-house's hands began inching down his body, touching every curve and dip and groove visible through the distracting clothing. Alfred couldn't help but stare as the man began tugging at the hem of his sweater vest, slipping it up his chest and over his head. When it popped off, his hair was mussed and twinged, as if someone had been pulling at it in fists. Alfred about commented to himself what messy hair this mystery person really had, until he caught his breath as the first buttons on the bottom of his white-long sleeved were popped from their holes and freed, the tiniest bit of milky skin from his lower abdomen poking through. And oh god, was that... a tattoo? Not only was the man dead sexy, he even had a fucking tattoo that resided on the low part of his right hip. It wasn't a necessarily large tattoo, but neither was it small. Bonus points, man. It was simply a black-and-white, smartly shaded soccer ball, two wings sprounting from its sides. While it wasn't anything special... damn it was attractive.
"Hey, Jackass!"
Alfred was so RUDELY ripped from his sight when the crimson-eyed student yelled as loudly as he could into the receiver, catching his slight attention.
"What? I'm busy," Alfred excused, biting his lip when he noted the buttons were getting snagged in their holes of the other's shirt just to tease and torment him as he watched heatedly. "There's someone in the next house over.."
"Is she cute?"
"I can't say it's a she... but, yeah. You could say cute."
The male now had his dress- shirt free, and his little nubs showed through. He neatly folded the unused articles, tucking them away in a hamper for later. And now the zipper came undone.
"Really? Get me pictures! I need to see who could make Mr. Asshole fawn so badly! You went silent for minutes!"
Slowly, as if waiting for the entire world to stop and behold this sight, the metal circle was free, greatly loosening the waistband of the khakis. The male dipped his hand inside the free space, wiggling his hips so the fabric fell down out of sight, and he was left standing in his briefs, the skin down to his knees showing. "Holy hero fucking Jesus Christ of all that is good and holy."
"I have to go, Gil. See ya' at school, tomorrow."
"Hey! Don't you dare hang up-!"
The briefs began slipping down his thighs, and, with the one being observed facing away to fold his clothing on the top of his bed, he had absolutely no clue what events were taking place. And delicately, as if Alfred's gaze would break the male's frame if he stared too eagerly, he trailed down the sweet, angelic skin. From the craning neck, glancing down at his clothing being neatly prepared to be put in its spot to be washed at a latter date, to his shoulders which hunched as he leaned, to the grooves in his sides that formed an attractive curve, to his lower back that led to the sweet and awaited-
Emerald met sky-blue, and Alfred soon noticed he had been caught. In the act. Taken red-handed. There was no joy for him left. He had been seen peeping, and now he'd be shunned forever. The blond he should have walked to the house of, torn down the door from its hinges and taken the man right in his spot wouldn't talk to him ever again. He'd probably go to lengths to avoid Alfred by any means possible. He'd call the cops! Alfred would be ruined. All because he had been spotted.
Smart idea time. Alfred dove to the floor in a panic, bumping his head on the corner of his dresser. The reddening spot began to throb when he hit the floor face-down, cuddling to it as if it would make it all go away. He had no nerve. How could he look up and see that perfect body hating him? It was a risk he had to take.
So the American slowly crawled to his hands, raising to his knees, and set his nose on the edge of his windowsill. There was a gruel scent from the dust sprinkled along it's edge, which he ignored and trained his sights on the darkened window of the male. The curtains were drawn shut. But there was no one mad. No one shouting. No one stomping over to flash him the bird. He had seen the sexy, and made it through!
With a content sigh, the pupil collapsed to the floor, a goofy and silly smile plastered on his lips. Just from that one sight... Alfred F. Jones thought he felt love.
It might have been lust.
But then again, love sounded like the better option.
Thank you for reading, and review, please!


text:
THE FACTS: Josh Smith had 24 points and Lou Williams scored 21 off the bench -- including 13 during a momentum-swinging 20-0 third-quarter scoring run -- to push the visiting Atlanta Hawks past the Memphis Grizzlies 93-83 at FedExForum on Saturday. The Hawks, who got a fifth consecutive double-double from forward Al Horford (19 points, 14 rebounds), handed the Grizzlies just their second home loss in their last 22 games at FedExForum. Zach Randolph and Marc Gasol had 18 points apiece for Memphis.
QUOTABLE: "I got off to a slow start. I think I was 1-for-6 at halftime. It was looking like another night where I wasn't going to impact the game. I just went out with a blaze and it worked out in my favor."
-- Hawks' Lou Williams on his 13-point third quarter.
THE STAT: Though Rudy Gay scored 17 points for Memphis (14-4), he did it on 7-for-25 shooting. Take away his off night, and the Grizzlies, who entered Saturday's game with the NBA's best record, shot 50 percent (26-for-52) from the field. Instead, they finished at 42.9 percent (33-for-77) for the game.
TURNING POINT: Memphis led 58-53 after a layup by Gasol when Atlanta (12-5), specifically Williams, caught fire. After Williams' layup pulled the Hawks within one (58-57), Smith gave the Hawks a lead they never relinquished with a 3-pointer. Then Williams went back to work, knocking down three straight 3-pointers during a 20-0 Hawks scoring run. Williams' free throws with 37.7 left in the third quarter gave Atlanta its biggest lead of the night at 73-58.
HOT: Randolph went 8-for-12 from the floor and registered his league-leading 15th double-double with 18 points and 13 rebounds.
NOT: The Hawks' Devin Harris scored just three points in 25 minutes while attempting just two field goals. Though Williams went just 6-for-16 from the field overall, he knocked down 4-for-6 3-pointers, including the third-quarter daggers that buried Memphis.
QUOTABLE II: "It was a lot of factors tonight. We played tired, we thought tired and we only had 15 assists. We didn't share the basketball. We didn't shoot it well or shoot free throws well. We looked like a team that was tired."
-- Memphis coach Lionel Hollins on the Grizzlies, who were playing their second game in as many nights.
NOTABLE: It was the Hawks' third straight win and ninth in their last 10 games. Atlanta still hasn't allowed an opponent to shoot 50 percent from the field in a game this year -- the lone team in the NBA to have that distinction. ... The Hawks came into the game tied for the NBA lead in fast-break points at 17.3 per game. They had 15 to Memphis' five on Saturday. ... Grizzlies point guard Mike Conley had three assists. He needs 30 more to pass Jason Williams as the franchise's career leader in assists. ... Williams' 13 third-quarter points matched the Grizzlies entire team output in the third as the Hawks outscored the Grizzlies 32-13 in the period.
UP NEXT: For the Hawks, Monday @ Miami, Wednesday @ Orlando, Thursday vs. Charlotte. For the Grizzlies, Wednesday @ Phoenix, Friday @ Denver, Saturday @Utah.


text:
The Centre for Investigative Journalism
Investigative journalism, critical inquiry, and in-depth reporting and research
If you use data for research, investigations or journalism, we want to help you by identifying common barriers to working with data and ways to fill skills gaps. We have produced a survey with Bournemouth University's Civic Data Hub to identify barriers to journalists' and researchers' work with data, and your responses will assist us to build a more flexible provision of training, teaching and support that can be adapted to the needs of a range of different roles and organisations
If you submit your answers before 15th June 2017 and make sure to include your email in the 'Tell us more' section, you'll be automatically entered into a prize draw for a free ticket to day 3 of this year's CIJ Summer Conference!
So please take just ten minutes to complete the survey and circulate it widely to friends and colleagues. The results will help enable many people from diverse backgrounds to move their research forward by engaging effectively with data tools and the open data movement.
Such progress will be crucial if open data transparency is ever to be translated into governmental accountability.
Take the Data Skills Survey here
Copyright the Centre for Investigative Journalism © CIJ 2012
UK Registered charity number 1118602
Drupal web development by Pedalo


text:
100mA to 3A Slow-Blow
4A to 20A Slow Blow
Requires Adobe Acrobat Reader
74-5FG100MA - 5MM X 20MM Miniature Glass Fast-Acting 100mA Fuse (5-Pack)
Rated voltage: 125V / 250VBreaking capacity: 125VAC, 10KA; 250VAC, 20A110%: 4 hour min135%: 1 hour max200%: 120 seconds max
74-5FG315MA - 5MM X 20MM Miniature Glass Fast-Acting 315mA Fuse (5-Pack)
74-5FG400MA - 5MM X 20MM Miniature Glass Fast-Acting 400mA Fuse (5-Pack)
200-040 - DeoxIT D5 Spray Contact Cleaner, 5% solution, 5 oz.
Fast acting deoxidizing solution cleans, improves conductivity, lubricates & protects.
DeoxIT contact cleaner dissolves oxides and sulfides that form on metal surfaces. This restores the contact's integrity and leaves a thin microscopic layer that protects t...
74-6SG1.5A - 3AG - 6MM X 30MM Miniature Glass Slow-Blow 1.5 Amps Fuse (5-Pack)
Rated voltage: 125V / 250V
6mm x 30mm
RoHS compliant
Breaking capacity: 125VAC, 10kA; 250VAC, 200A
100mA to 3A Slow-Blow
110%: 4 hours (min)
135%: 1 hour (max)
200%: 5~120 seconds (max)
4A to 20A Slow Blow
110% 4 hours (min)
135% 1 hour (max)200% 12...
74-6SG3A - 3AG - 6MM X 30MM Miniature Glass Slow-Blow 3 Amps Fuse (5-Pack)
MCM has a tremendous selection of products that make my job easier to perform. Along with great pricing and fast shipping, I enjoy ordering and using their products.


text:
Simple question, Im just curious.
The time span, In the bible, To which the world was created, Up until its end, lets us figure out that the Earth, And Universe, is but a mear 6,000 - 13,000 years old, (Whereas Carbon dating and stuff says earth alone is 4.5 BILLION years old).
So, My question is, How do Christians explain Dinosuars and shit? like do you just refuse to believe they exist even though we have found bones and stuff?
And, You can't say ''oh i believe the world is older then that'' if you're Christian right? like, You can't pick and choose what parts you want to believe and what not to believe? you wouldn't truly be a christian then right?
Just curious is all, This had always bothered me.
Most Helpful Guy
Actually you can pick and choose what to believe. Everyone has their own beliefs. Every Christian does not believe in everything the bible says. Don't say "oh you wouldn't be a Christian then" because yes you would. It's a religion ( and one that at it's base roots questions established thinking and authority) not a strict set of beliefs that must be followed. Please actually listen to this and not just blow it off and continue to view religious people as morons and zealots, because they're not, just as all athiests are not people who feel superior to religious people11|00|0
Anyone who takes what's written in the bible literally is a moron
- Show AllShow Less
Also it doesn't say "you have to believe everything in the bible or you aren't a full Christian" it's not like you'll be excommunicated for disagreeing. Please read what I wrote, Christianity is very much about questioning
When the bible was written it was popular thought that homosexuality was disgusting and unnatural. I personally find it hard to believe that a religion based so much on forgiveness and acceptance would look down on people because of their sexuality. I believe that there is nothing with homosexuals, but some Christians take the bible literally and do. This doesn't make me not Christian though


text:
The Fight For Boxing's Future
Big-time boxing, like Lindsay Lohan, is invariably described as being in a state of calamitous disarray. It's easy to imagine things being run more smoothly, but the results could be worse. The sport's last two big-ticket pay-per-view fights, though, have been Lohan-ian messes: first acontroversial, crypto-sucker-punch TKO of Victor Ortiz by Floyd Mayweather Jr., then a chaotic two-round knockout that ended with a win for Chad Dawson and a separated shoulder for Bernard Hopkins. And so the task of rescuing the sport from itself—or, if you're not into bombast, at least giving fans a pay-per-view fight worth paying to view—falls on Manny Pacquiao, who will fight Juan Manuel Marquez on Saturday night for a third time. "The first two bouts were fistic classics," the Journal's Gordon Marino writes, "and there is every reason to believe that the final installment of this trilogy will prove the same."


text:
|How-To Articles [38]
This manual is a step-by-step guide designed to help enterprises implement Environmental Management Systems (EMSs) and comply with environmental policies.
Use environmental management systems forms to implement the waste management and recycle policies at your enterprise.
This handbook serves as a practical guide for companies in food and beverage industry in creating and implementing environmental and social management system.
The toolkit provides forms and templates to assist you in creating ESMS Handbook. Familiarize with case studies of 2 companies that used tools to develop ESMS.
Learn how a beverage company in India reduced water consumption while expanding its capacity by 30%.
Find out how a dairy company in Brazil reduced contamination of surface water by minimizing waterwaste and optimizing effective waterwaste treatment.
Read about how a company in Thailand decreased foul odors emission and exposure to dangerous materials by minimizing ammonia leakage and reducing waste.
Discover about one company's plan to curtail land and water contamination by analyzing and reducing disposal of hazardous wastewaste.
Learn how a plant in Brazil ensured workers' safety by limiting exposure to toxic chemicals and vapors by installing proper ventilation and minimizing leakages.
Ensure migrant workers' have equal rights at workplace. Learn how a company in the U.S. fought against discrimination of contract and migrant workers.
Learn how one company developed fair labor policy to guarantee its employees adequate working schedule and ensure overtime work compensation.
Read about a South African company's experience in ensuring fair labor conditions of workers by reviewing labor policy, auditing and monitoring operations.
Find out how a company is China modified, implemented and monitored waste disposal plan to prevent solid waste disposal into surface waters.
Learn how a meat-processing company in Canada ensured food safety by implementing HACCP plan and enforcing effective sanitary procedures at workplace.
Explore case studies on how small businesses succeeded in improving resource efficiency and environmental performance, while reducing production costs.
Learn how a hotel in Thailand decreased water consumption by offering its customers optional bedding change.
Find out how a graphic design company reduced water usage by implementing better control over water consumption.
Read how a tannery in India reduced costs and lowered health and environmental risks when transporting hazardous materials.
Learn how by improving the chemicals storage facility and procedures, the Indian tannery achieved economic and environmental benefits.
Aim to reduce hazardous waste and reach higher efficiency when dealing with chemicals. Learn about strategies implemented at a tannery in Thailand.
Find out how an effective maintenance program can bring environmental, health, organizational and economic benefits to an industrial enterprise.
Read about how a bakery minimized production costs by raising staff awareness of the need to save raw materials and by adjusting its operations schedule.
Learn how a laundry company in Mexico reduced costs and minimized water contamination by analyzing and modifying their operating procedures.
Explore environmental, economic and occupational health benefits of optimizing the dry cleaning machine's capacity at a Mexican dry cleaning company.
Read about how a wood processing factory in Vietnam reorganized its storage area to reduce the loss of materials.
Explore how a bakery in Brazil reduced environmental impact and saved costs by adjusting the amount of firewood used and by minimizing the use of pesticides.
Find out how a Mexican graphic design company reduced its materials use and minimized waste by changing their production process.
Learn how a Brazilian carpentry started producing high quality products at a lower cost; eased storage space and dramatically reduced its waste.
Learn how a company reduced risks of electrical hazard by reorganizing the electrical power room.
Change the lighting system to improve work conditions at your enterprise. Find out how a tannery in India benefited from this simple improvement change.
Review how a tannery in Peru reduced chemical waste by installing a meter for dosage of chemicals; and improved infrastructure for occupational safety.
Find out how a tannery in Thailand reduced costs and environmental impact by finding secondary uses for curing salt. Reusing materials does pay off.
Recognize the importance of recycling and reusing by reviewing a successful case of a Thai tannery.
Study an example of a waste management plan successfully implemented by a Colombian company.
Review strategies applied at a bakery in Brazil to reduce waste through waste sorting and the use of informative tags.
Reduce electricity consumption in your company by raising employees' awareness and tracking electricity use. Learn from the example of the bakery in Brazil.
Learn how by changing the method for the storage and weighing the finished products, a company reduced its production costs and increased profitability.
Improve environmental performance and reduce the cost of production by installing energy saving bulbs. Learn how it worked for a hotel in Thailand.
|Resources [1]
The site contains a directory of environmental consultants and environmental training organizations that assist businesses in developing environmental policies.
|Tools [4]
Assess the maturity of your company's ESMS. Take a quiz to find out where your business stands and get advice on how to develop ESMS improvement plan.
Is your company environmentally friendly? Take a quiz to find out how sustainable your company is and get advice on how to make your business eco-friendly.
Evaluate your business's environmental policy. Take a quiz to find out how well your environmental policy addresses your company's environmental problems.
Evaluate ecological design of your products. Find out how to improve your company's ecological performance and product quality, while reducing production costs.
|Back to Operations


text:
Sennett: "The Internationalist" — a review
Hang on for a minute...we're trying to find some more stories you might like.
Email This Story
I frequently walked in on Professor Caitlyn Tella conducting rehearsals for "The Internationalist." Other times I have intruded on her instructing a small but eccentric group of theatre students on the subtleties of improvisation. I am usually trying to quietly pass through, so as not to interrupt their strange dances, conversations and screams, to make my way up to the film projection booth, which is located inside their rehearsal space.
As I shut the door behind me to resume my endeavors with celluloid, I always pause and reflect on the absurdities bellow.
Needless to say, when it finally came time for Tella's directorial debut here at the University of Toledo, my curiosity was in desperate need of quenching. Perhaps it was appropriate for Tella to adapt one of Anne Washburn's plays. Her work is always fresh, contemporary and blurs the conventional borderlines of theatre.
The 2012 satire of modern American culture and communication, "Mr. Burns: A Post-Electric Play" tackles the simple but frightening concept of what would happen if electricity vanished from America overnight.
Episodes of "The Simpsons" would become objects of folklore and the popular music of Lady Gaga would morph into historical hymns. When it comes to Washburn, audiences rest in an uncomfortable silence during intermissions; they are forced to consider themselves and their habits. Or at least that was my experience with "Mr. Burns" when I saw it in Louisville a few years ago.
An earlier Washburn play, "The Internationalist" (2004) has just been wrapped by the University of Toledo's Department of Theatre and Film.
This work takes place in an unnamed foreign country, where everything is just slightly different from America. A businessman from the U.S. is sent abroad to work in an ambiguous office building for an equally ambiguous reason. If it was to be anything like "Mr. Burns," I knew I would not be in for the typical narrative, not to mention Tella's knack for evoking a haunting atmosphere every time I invade her rehearsal space.
When I sat down to watch the play, I casually noticed the preshow music. It was an instrumental, maybe a cello or a viola, bowing a familiar tune. It sounded classical, but it was Hendrix — "Purple Haze" to be precise. Like with "Burns," the theatre space was already adapting the modern, pop culture into a translated form. This created a subconscious tone that was disconnected from the familiar.
Stephen Caldwell and Stephen Sakowski should be given partial credit for evoking the eerie tone through their strong sound and lighting design. Tella directed many pregnant pauses within her show which were filled by ambient sounds and a "foreign" lighting pattern, as Tella notes in her director's statement.
I find it effective when plays and films are bold enough to trust moments of silence. Washburn wrote clever dialogue, delivered sharply by leads Victoria Zajac and Carter Makiewicz. Much of that dialogue is even written in a faux-foreign language, but the cast was able to make it flow naturally.
Tella's atmospheric direction melded perfectly with Washburn's familiar yet otherworldly text. She had the insight not to place all her emphasis on the words from the page and instead force her audience to consider blank stares from her actors.
Tella has a way of abandoning me in a sea of raw human instinct. The pauses sent me back to my disorienting, awkward moments of interruption where my words had no power and my body language meant everything.
Evan Sennett is a second-year studying film and English literature, and he is also an IC cartoonist.


text:
Simplicity 4736; ca. 1963; Embroidery Transfer. This envelope contains transfers for three different floral embroidery designs, approximately 2" high, to be embroidered on sheets and pillow cases. Two transfers for sheets and two transfers for pillow cases have been given for each design.
Links to reviews/blog posts Edit
Sources/Vendors Edit
Gallery Edit
[insert your photos of this pattern made up]
Wishlist Edit
[insert your username, and make sure your preferences allow for people to contact you via e-mail. Do not list your email address here!]


text:
'He served as a corporal in the Army from 1953 to 1955 before eventually launching a 41- year career as sales manager for WDCX Radio, retiring in 2004. He also served as the public address announcer for the Buffalo Hockey Bisons and the Buffalo Baseball Bisons, retiring from the Sabres just as the team left the Aud for what is now First Niagara Center.'
Note: While we are busy tweaking the front page design to make it more appealing and functional (especially for our mobile readers), you may notice odd layout errors. Please hit "control-F5" to refresh the page and load the latest files. Thank you!


text:
What are some signs that a guy is interested in you long-term and not just as a fling or for fun?
Have an opinion?
Supposedly if he sticks around.
If he says small things to you that have to do with you and him doing stuff together in the future (dates, plans to meet friends & family, doing new things together) Also if he tries to make things better if you two get in an argument . Like he is going to want to make things last if he tries to fix your relationship.
You cannot undo this action. The opinion owner is going to be notified and earn 7 XPER points.


text: A Chinese pepper grown for its spicy hot flavor. This chile is generally 1 to 2 inches in length and red in color. It is often added whole or as oil to Asian soups, stews, sauces and stir-fried dishes as a flavoring. If used whole, the chile is removed and discarded before serving.


text:
|Page (1) of 1 - 01/30/12
|email article
|print page
Islam critic backs out of West Point cadet eventIslam critic backs out of West Point cadet event after protest from veterans' group
Page: 1
Related Keywords:West Point Speaker-Islam, Veterans
Source:Copyright 2012 The Associated Press. All rights reserved. This material may not be published, broadcast, rewritten or redistributed.. All Rights Reserved


text:
8 Challenges Only Female Entrepreneurs Can Relate to (and How to Beat Them)
Women are starting new businesses in record numbers, and they are facing unique challenges caused by social expectations placed upon women. Here are eight challenges unique to female entrepreneurs, and how to handle them. 1. Fewer Role Models Role models are critical for personal and professional development. Entrepreneurs look to those that have gone before them for guidance on how to build a successful brand, how to manage a company,


text:
1月 31, 2014 合計視聴数:: 5885 今日: 1 ★★★★
Hotel Lutania Beach Rhodes, Lutania Beach Hotel is located right next to an enchanting beach at Kolimbia, at a distance of 20km from the town of Rhodes and 3km from the Afantou golf course. It offers spacious and sunny rooms with a balcony and a superb view of the blue sea. Each room provides private bathroom, refrigerator and autonomous air conditioning. In the fully air-conditioned restaurant which seats up to 200 人, guests can enjoy breakfast from the buffet, as well as lunch and dinner. Free Wi-Fi Internet access is provided in the lobby area. Light meals are served daily at the snack bar, which operates between 10:00 と 17:00. Special Greek nights are organized during the high season. (Hotel Lutania Beach Rhodes hotels booking).


text:
The European Association of Research Managers and Administrators was established in 1995 in Italy, recognising the need for Research Managers and Administrators to have a forum to meet, network and share their experiences. The Association took on the role of lobbying for and on behalf of its community and the wider research community in Europe. Over the years, EARMA has come to be seen as the representative association, at European level for Research managers and Administrators. Today, the volunteer organisation is based in Brussels.
The EARMA Board runs the Association an a day to day Basis. Various Committees and Working Groups support EARMA's activities in various fields. Currently these groups comprise
Annual Conference Committee (ACC)
European Research Area Working Group (ERA WG)
Professional Development Working Group (PD WG)
Working Group on Cultures and Diversity in Research Management and Administration (CD WG)
Working Group on Global Development (GD WG)


text:
Reichle v. U.S. Internal Revenue Service
Plaintiffs Moved To Recuse Judge Who Referred Case To Magistrate
Civil Procedure | Taxation
- U.S. District Court
- 3:12cv1121
- Oct 01 2013 (Date Decided)
- Chatigny, J.
This premium content is reserved for Connecticut subscribers.
Continue reading by getting started with a subscription.
Already a subscriber? Log in now


text:
We ship to over 100 countries, including:
Please select the language that you would like to browse the site in.
Please select the currency you would like to shop in. Your order will be transacted in USD.
Style: 38816203 Color Code:
Braided leather choker featuring a statement silver plated pendant with gorgeous turquoise and pyrite stones and snake chain fringe. Adjustable lobster clasp closure. American made.
Snakechain Drop Choker styled by the FP Me community
Hey you!
Be the first to write a review.


text:
A LANDLORD whose property will be bulldozed to make way for a car park under city regeneration plans says the pay-off being offered by council bosses will leave him penniless.
Fred Beresford, 52, who owns a property on Nansen Street in Seedley, was issued with a compulsory purchase order by Salford Council to allow the multi million pound regeneration plans for Seedley and Langworthy to go ahead.
Mr Beresford has been offered £13,000 for his property which, according to the council, is its market value and is set by government.
However, during an unsuccessful objection to the order in October 2004, solicitor's valued the property nearer £50,000.
Mr Beresford said: "They have said that because it's coming down they will only give me £13,000. But there is nothing wrong with the house. It isn't run down or in disrepair. They simply want to use the land to build a car park.
"But since they started all these regeneration plans the value of houses in the area is rising and my house is now worth at least £58,000."
Unlike other residents living in terraced houses in the area, Mr Beresford, who rents out his property, will not be offered a Homeswap.
His tenant, who will receive up to £5,000 for the inconvenience of relocating, will be re-housed in one of the renovated homes on one of the streets being sold to housing associations.
He said: "I only rent out this one property. It isn't like I am some huge developer. The rent I get at the moment doesn't even cover my £25,000 mortgage. Once I have sold them my property I am still going to have a mortgage to pay off, I'll have lost my tenant. What they are offering to compensate the loss of the property isn't anyway near enough. Other houses on this street are going for up to £70,000.
"Now somehow I am going to have to try and find £230 per month to pay for a property I won't even own while a housing association will reap the benefits of my tenants money."
A spokesman for Salford Council said: "We are sympathetic to Mr Beresford, but the council is only able to offer market value for his property. He can, however, contact the Lands Tribunal if he disagrees with the price he is being offered."


text:
Author Tags: Fishing, Mitchell Press
A long-time employee of B.C. Packers, Cicely Lyons first worked for the company in 1916 and became a fulltime employee in 1920. She examined the first 100 years of the B.C. salmon industry in conjunction with the growth of B.C. as a province in Salmon: Our Heritage, a 768-page study released by BC Packers in 1969 and printed by Mitchell Press. It was released after The Fishermen's Cooperative Movement in British Columbia had published a similar history with a decidedly different take on the industry, Tides of Change, by A.V. Hill.
Review of the author's work by BC Studies:
Salmon: Our Heritage


text:
Great set of charts on apartment building investment loans vs. CRE and development lending. If recency bias has you thinking bubble check in with the demographics which show millennials are the largest population group in the country and 30% of them are still in their parents' basement. As they unbundle they'll be looking for apartments but they'll be competing with a lot of empty nest boomers too. Demographics is destiny.
Category: Commercial Real Estate
QE is the most destructive policy for housing in world history. – Dr. Peter Linneman Good for apartments?
Was on NAI Global's call with Peter Linneman, their chief economist who had some very interesting things to say for apartment building and commercial real estate investors yesterday. Note he's an actual real estate guy as well as a Wharton professor and I would have lobbied for a better job title at NAI with his background.
First is about the bombshell quote from above. Linneman said there are many studies about home buying that show the down payment is the issue not the mortgage payment and disputes the whole people buy a monthly payment thing.
If I don't have the downpayment it doesn't matter what the interest rate is.
Young people are having a very hard time saving for a downpayment at zero percent interest and their parents and grandparents can't afford to help at zero percent interest on their savings either. Linneman summed it up by putting it in a golfing context: It's not the green fees it's the club membership that make it expensive. Japan is the poster child for this bad policy, they've been doing QE for twenty five years and it's done nothing to fix their problems.
The most interesting thing from a multifamily perspective was that he believes we're at the beginning of the capital cycle for CRE including apartments:
He also believes that cap rates will Continue reading QE is the most destructive policy for housing in world history. – Dr. Peter Linneman Good for apartments?
How to Prevent Politics from Causing 'Black Swans' in your Apartment and CRE Investments
As apartment building investors it's easy to get so deep into the trenches of our market sector that we get blindsided by political events that don't make any sense from an economic or investment perspective. With every market being so local and at the same time now subject to institutional interest it's a stretch just to be able to track what's happening in the lending environment at the same time. But this is the biggest risk we face; how to avoid Nassim Taleb's 'Black Swans' that could destroy our investment plans. As an options trader Taleb could very easily have been overtaken by black swans if his vision was limited to the distance from his eyeballs to the trading screens he stared at. How wide is yours?
Short of an asteroid strike from another time dimension there really aren't as many black swans as there are limited perspectives. Many people considered the mortgage meltdown a black swan but there were also quite a number with wider vision who understood how it would all end and some of them made fortunes putting their insights to work. Since we're multifamily and CRE investors, not leveraged derivative traders we probably don't spend a lot of time thinking about how to go short the apartment building in that bad neighborhood but how do we develop that wider perspective and still have time to do any investing?
The easy answer is Continue reading How to Prevent Politics from Causing 'Black Swans' in your Apartment and CRE Investments
ULI raises Commercial Real Estate price growth forecast including apartment buildings
The latest ULI/EY (Urban Land Institute/Ernst & Young) Commercial and Apartment forecast shows that respondents expect price growth to slow during the next three years but they expect better growth than when queried in April this year:
Back in Q2 the economists and real estate pros thought prices would appreciate 7% this year and 5.7% in both 2015 and 2016. Now they expect 10% growth this year and 5.7% next year falling to 5% the year after. These kinds of surveys and charts usually set off all kinds of behavioral economics warning bells in my head but I'll let you be the judge… The web piece is here, the full report here.
That said, this chart probably is the clearest depiction of how the statistician drowned in water that averaged only three feet deep. What happened to those deals underwritten with the average growth number when 2008 and 2009 came along? To avoid this fate I highly recommend reading Sam Savage's The Flaw of Averages: Why We Underestimate Risk in the Face of Uncertainty (http://amzn.to/PKIaOc on Amazon)
CA Retirment Plan Commits Additional $2 Billion to Apartment Builidng Investments.
Updated 1:46pm Correction: Updated to reflect that CalPERS is only shutting down its hedge fund investments, not its private equity placements. See Calpers Is Done With Hedge Funds; Paid $135 Million in Fees Last Year for 7.1% Return at Bloomberg.com
Was just on a call this morning with Peter Linneman, Chief Economist at NAI Global where they were discussing CalPERS' decision to eliminate their investments in hedge funds. That hasn't had any effect on their apartment building investments however [Or has it in a positive way?]. While I was on the call I received a note from PERE announcing that the California Public Employees' Retirement System (CalPERS), the largest public pension plan in the US has committed more than S2,000,000,000 additional funds to multifamily investments during meetings this past July:
- $1.33 billion to Institutional Multifamily Partners, seeking multifamily acquisition and development opportunities throughout the US.
- $412.79 million to a partnership with Invesco Real Estate for core apartment properties in the West and Midwest.
- $200 million went to a joint venture with Pacific Urban Residential for Class B multifamily assets in the western US.
- Note that the 200M was in addition to the 214M committed when the JV was formed in January this year.
- A less than $100M commitment to apartment lender and asset manager Centerline Holding which is now owned by Hunt.
All this was part of a 6.6B commitment to commercial real estate joint ventures, one of the largest single month investments made by the $300 Billion retirement plan. For the details see CalPERS commits $6.6bn to RE on PERE. Note: registration may be required.
Apartment Building Investment Still Leads as CRE Prices Up 11% YoY in CoStar's Repeat Sales Indexes
CoStar is out with their latest Commercial Repeat Sale Indices (CCRSI) showing that:
- Commercial Real Estate prices post double-digit annual gains in May
- Momentum picks up in the General Commercial segment
- Improvements in market fundamentals underpin growth in commercial property pricing
- Capital flows remain healthy
- Distress levels continue to dissipate
- See link for numbers and details-
CoStar has been tracking the indexes of repeat commercial real estate sales since 1996. Note that the Value Weighted index is driven mostly by core properties while the Equal Weighted index is mostly driven by smaller, non-core property sales.
For apartment building investors the good news is that Continue reading Apartment Building Investment Still Leads as CRE Prices Up 11% YoY in CoStar's Repeat Sales Indexes
Opportunities For Real Estate Investment Today by Tom Barrack of Colony Capital
Tom Barrack over at Colony Capital put up a nice presentation of where he sees the opportunities for real estate investment in the current market. While Colony is geared to serving their large institutional investors, those of us operating on a smaller scale can benefit from Tom's insights as well.
My Exec Sum of the opportunities he sees that I think will impact smaller investors in North America (and my comments in parentheses):
- Commercial and residential real estate are great investments today because equities and debt are mispriced and the economy is regaining its feet. (There will be competition however).
- Distressed debt in the US is diminishing but they are continuing to resolve non-performing assets (which can create deals for long term holders as these turned around assets come back to the market).
- Single family residential for rent housing is stabilizing and becoming a institutional asset class (which can provide exits for those who have built portfolios of these properties).
- Mezzanine debt and what he calls 'stretched senior debt' is becoming more available for value add & opportunistic deals because institutional investors such as pension funds need the extra yield (it will be easier to finance turnaround commercial properties at higher LTVs).
Apartment Building Investment in 2014, opportunities among interesting times
Wrapping up in the office on this last day of 2013 and wanted to share some things that have been twitching my antennae lately:
While there's been a lot of ink/bits spilled over a slight and possibly temporary 'taper' in the Fed's bond buying spree known as QE to Infinity! the one thing they have been unequivocal about is their intention to hold interest rates low (read: near zero) for an extended period that has now been stretched out as far as 2017. Meanwhile 'everyone knows' interest rates are going up.
Which will prevail? The Fed has been pretty successful at forcing them down and holding them there for years, going on 14 if you start counting from the dot com crash. On the other hand if everyone knows rates are going up they will act accordingly and that will tend to push rates up, at least long rates which the Fed has less control over. For a very interesting take on how to deal with what 'everyone knows that everyone knows' see Ben Hunt on Epsilon Theory.
What does it mean for us as apartment investors? If 'everyone' is right Continue reading Apartment Building Investment in 2014, opportunities among interesting times
5 Key Trends from the ULI Report for Apartment Building Investors and Commercial Real Estate Pros
The Urban Land Institute/PriceWaterhouseCoopers annual report on Emerging Trends for Real Estate 2014 was released last week and apartment building investors and commercial real estate pros have some good things to look forward to next year. Note that this post refers to the Americas version of the report with separate sections on Canadian and Latin American markets but they also publish Asia-Pacific and European editions as well. This is the 35th edition of the report is it's based on individual interviews or surveys from more than 1,000 investors, fund managers, developers, property companies, lenders, brokers, advisers, and consultants.
Here are the 5 key trends we should all be aware of with my comments:
- Survey participants continue to rank private direct real estate investment as having the best investment prospects. Pretty expected from this group but the National Council of Real Estate Investment Fiduciaries (NCREIF) recently released its property performance index for the third quarter of 2013 and on a trailing 12-month basis, the index's return was 11.0 percent, split about 50/50 between income and appreciation. A pretty nice return compared to fixed income rates and a much safer looking bet than buying equities at their all time highs.
- Dependence on cap rate compression to drive value is being replaced by an emphasis on asset management. Especially in the 24 hour gateway markets apartment building cap rates are about as low as they can get (well until you look at Vancouver BC) so property performance has to come from actually making the property perform. You also have the problem of what to do with your proceeds if you do sell, as you would be reinvesting right back into the same cap rate market that you sold in… unless you changed to a higher cap rate sector, suburban strip centers anyone?
- Opportunities to develop property are finally appearing in sectors other than multifamily. CBRE Econometrics had a piece out last week showing that large (> 350k sf) warehouse properties are being snapped up as fast as they're being built. Maybe developers who moved over to doing apartments the last few years will move back to their home sectors and ease off on the new supply of multifamily units.
- Value-added investment ranked highest in terms of investment strategy; distressed properties and distressed debt ranked last. We were licking our chops a few years ago waiting for RTC 2.0 fire sales to begin and while we were able take down some bank owned inventory, the anticipated tsunami of defaults on commercial loans never materialized. At this point most everything has been extended and pretended into performing status or sold off and so it's back to making money the old fashion way: Finding and/or creating value.
- Both equity investors and lenders are widening their search for business to include secondary markets and niche property types. This will be a double edged sword for investors who are focused on those secondary and tertiary markets as debt financing will be more available but there will also be more competition from sophisticated outsiders with deep pockets. The key will be to make them your buyers so dig in, find the right properties and tie them up quickly.
As always with real estate, sectors and markets are so distinct from one another it's almost pointless to generalize as the chart above attempts to do so next week I'll dive into the apartment sector to see what gems they've unearthed. Meanwhile for the Continue reading 5 Key Trends from the ULI Report for Apartment Building Investors and Commercial Real Estate Pros
Apartment investors and residents big winners in office building repurposing. – chart
In many top US markets the supply of office space has not just been stagnant, it's actually been shrinking and apartment building investors have been the beneficiaries.
In a CoStar piece out today entitled Didn't That Used to Be an Office Building? they list a couple big advantages of converting office space to apartments: Office working residents are close to work, and there's great access to public transportation. How many people who spend hours a day sitting on the freeway would like the option to park the car all week?
If you combine the residential and mixed use portions of the chart below, 56% of the office conversions/demolitions are going to apartments:
An interesting fact Continue reading Apartment investors and residents big winners in office building repurposing. – chart