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thelonesgroup · 3 months

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Today I want to talk about our spring market, because spring has sprung! There is a very busy market out there. If you look at open house attendance, it is up. If you look at pending numbers, pending numbers are up in most areas. People want to buy. They have been waiting too long to buy.

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Also, while interest rates are just holding still, people are finding ways to get out of the homes that they haven't wanted to stay in. This past year, 2023, has been a year that I would describe as a Year-in-Limbo. However, this 2024 is already shaping up to be an active year.

What I want you to do is to go into your MLS and find out for yourself what is happening in your area. There are three things that I want you to look for:

Sales, Days-on-Market, & List-to-Sale Price Ratio This will show you the pace of the market and the price of the market. If you track these numbers weekly, it is easy to see whether your local or niche market is declining, holding-steady, or accelerating.

Historical Sales Compare this year to the last three years. This will give you some perspective on how robust a start your area may be experiencing against previous housing market seasons in your area.

Market Sweet Spot Try to figure out where your real estate market's "sweet spot" is. You do this by pulling sales in all price points. Then you look for which price points have sold the quickest and which have sold for the highest list-to-sale price ratio.

If you do these things, you won't just figure out where the market is hot, but what the market is buying too. It's important! This gives you an edge in case you want to bring a home to market or if you want to target advertising at that market for your own business.

Let the Professionals Guide Your Business Marketing This Year

Check out our LeadMagnet program or email [email protected] for more info.

Marketing to sweet spot areas can be very lucrative. Let's imagine that I go into my MLS and I do my above research for an area that I work. For whatever reason, this area has condos that are selling fast and selling for top-dollar. That is a great moment for me to then send out a mailer to that area that says to potential sellers:

"There is a great opportunity in your area. As a condo owner, your product right now is in hot demand. Here is the proof for it. If you are thinking about of doing something to take advantage of this moment in the market, then get in touch with me because I am the market expert who has the data and understands what is happening."

That is the kind of thing that we need to be doing in 2024 to keep ourselves in and ahead of the market. It positions you in front of people with something of value to them. You need to be a market researcher and reporter. The more you can do that in your business, the better chance that you have of becoming the agent that you want to be.

So, remember, 2024 is here and it is going to be a great year, but you also have to put the work in. Get into your MLS, it is an incredible tool and you are paying for it! Utilize it as a lead generation tool to help you identify where your spring market is heating-up. Now is the time to take action!

By Denise Lones CSP, CMP, M.I.R.M. The founding partner of The Lones Group, Denise Lones has over three decades of experience in the real estate industry. With agent/broker coaching, expertise in branding, lead generation, strategic marketing, business analysis, new home project planning, product development and more, Denise is nationally recognized as the source for all things real estate. With a passion for improvement, Denise has helped thousands of real estate agents, brokers, and managers build their business to unprecedented levels of success, while helping them maintain balance and quality of life.

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ribbonoflights · 3 months

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The Expertise of Real Estate Appraisers in North York

Real Estate Appraisers in North York possess specialised expertise in assessing property values within this dynamic market. With a keen understanding of local trends, regulations, and economic factors, they provide accurate and insightful valuations for residential, commercial, and industrial properties. Their comprehensive knowledge enables them to meticulously analyse property characteristics, market conditions, and comparable sales data to determine fair and competitive values. Additionally, their proficiency in appraisal methodologies and adherence to professional standards ensure the integrity and reliability of their assessments. Clients benefit from the expertise of North York's real estate appraisers, as they receive trusted guidance for making informed decisions regarding property transactions, financing, insurance, and more.

Understanding the Role of Real Estate Appraisers in North York

Real estate appraisers in North York play a crucial role in assessing property values and providing valuable insights into the local real estate market. They analyse various factors such as market trends, property characteristics, and comparable sales data to deliver accurate and unbiased appraisal reports. Their expertise aids homeowners, buyers, sellers, and investors in making informed decisions within North York's dynamic real estate landscape.

Expertise in North York's Unique Real Estate Landscape

Real estate North York possesses specialised expertise tailored to the area's unique real estate landscape. Their deep understanding of local market dynamics, neighbourhood characteristics, and property types enables them to deliver accurate valuations. With insights into North York's diverse housing options, commercial developments, and industrial properties, they provide invaluable guidance for clients navigating the region's dynamic real estate market.

Comprehensive Valuation Services for Residential Properties

Real estate appraisers in North York offer comprehensive valuation services tailored to residential properties. They assess single-family homes, condominiums, and townhouses with precision, considering factors like property condition, location, and market trends. Their expertise ensures homeowners, buyers, and sellers receive reliable valuation insights to make informed decisions in North York's dynamic real estate market.

Navigating Commercial Property Valuations in North York

Discuss the complexities of commercial property valuations in North York and how real estate appraisers specialise in this area. Highlight their ability to evaluate retail spaces, office buildings, industrial facilities, and other commercial properties, supporting investors, developers, and business owners in making informed decisions.

The Role of Real Estate Appraisers in North York

Real estate in North York adheres to rigorous professional standards and ethics, ensuring integrity and reliability in their valuation services. They follow industry best practices, regulatory requirements, and ethical principles, upholding transparency and accountability in every appraisal. Clients can trust in their commitment to honesty, impartiality, and professionalism, providing assurance in the accuracy and integrity of their assessments.

The Role of Advanced Valuation Methods in North York Real Estate Appraisals

Real estate appraisers North York leverage advanced valuation methodologies and technologies to enhance accuracy and efficiency. These include data analytics, geographic information systems (GIS), and proprietary software tools. By incorporating these innovative approaches into their appraisal process, appraisers can provide clients with more precise and insightful property valuations, tailored to the dynamic real estate landscape of North York.

Navigating North York's Real Estate Market

Real estate North York prioritises a client-centric approach, focusing on understanding clients' unique needs and objectives. They provide personalised advisory services, offering trusted guidance and expertise throughout the appraisal process. With a commitment to delivering accurate and reliable valuation reports, they empower clients to make informed decisions confidently in North York's dynamic real estate market.

Conclusion

Real estate appraisers in North York play a pivotal role in upholding integrity and reliability in property valuation services. Through their adherence to rigorous professional standards, ethical principles, and industry best practices, they ensure transparency, accountability, and accuracy in every appraisal. Clients can trust in their commitment to honesty, impartiality, and professionalism, knowing that their assessments are conducted with utmost integrity and diligence. By following regulatory requirements and continuously updating their knowledge and skills, real estate North York provides invaluable support to clients navigating the complex real estate market. Their dedication to excellence serves as a cornerstone of trust and confidence, fostering strong relationships and facilitating informed decision-making for all stakeholders involved in property transactions.

#Real Estate Appraisers in North York possess specialised expertise in assessing property values within this dynamic market. With a keen unde #regulations #and economic factors #they provide accurate and insightful valuations for residential #commercial #and industrial properties. Their comprehensive knowledge enables them to meticulously analyse property characteristics #market conditions #and comparable sales data to determine fair and competitive values. Additionally #their proficiency in appraisal methodologies and adherence to professional standards ensure the integrity and reliability of their assessme #as they receive trusted guidance for making informed decisions regarding property transactions #financing #insurance #and more.#Understanding the Role of Real Estate Appraisers in North York #Real estate appraisers in North York play a crucial role in assessing property values and providing valuable insights into the local real e #property characteristics #and comparable sales data to deliver accurate and unbiased appraisal reports. Their expertise aids homeowners #buyers #sellers #and investors in making informed decisions within North York's dynamic real estate landscape.#Expertise in North York's Unique Real Estate Landscape #Real estate North York possesses specialised expertise tailored to the area's unique real estate landscape. Their deep understanding of loc #neighbourhood characteristics #and property types enables them to deliver accurate valuations. With insights into North York's diverse housing options #commercial developments #and industrial properties #they provide invaluable guidance for clients navigating the region's dynamic real estate market.#Comprehensive Valuation Services for Residential Properties #Real estate appraisers in North York offer comprehensive valuation services tailored to residential properties. They assess single-family h #condominiums

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qldbusinesspropertylawyersau · 5 months

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QLD Business Property Lawyers

QLD Business Property Lawyers offers specialized legal services in business and property law. With over 75 years of experience, they provide expert advice on various legal matters, including compensation, litigation, wills, and estates law, catering to clients both in Australia and internationally.

Visit Our Website

#Business Law #Property Law #Legal Services #Brisbane Lawyers #Commercial Law #Real Estate Law #Legal Consultation #Queensland Legal Services #Law Firm #Legal Expertise

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truthproperty · 7 months

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Discover Your Dream Home with Nicholas Parpis, Your Trusted Buyers Agent at Freshwater Beach

Nestled near the bustling shores of Manly lies a hidden gem, Freshwater Beach. With its inviting blue waters and excellent surfing conditions, Freshwater Beach offers a quieter alternative to its busier neighbor. If you’re in search of your dream home in this picturesque location, look no further than Nicholas Parpis, your dedicated buyers agent at Truth Property. In this blog post, we’ll explore…

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#Beachfront Homes #Buyers Agent #Coastal Living #Dream Home #Expert Guidance #Freshwater Beach #Home Buying Process #Local Expertise #Negotiation Skills #Nicholas Parpis #Peaceful Coastal Lifestyle #Pristine Shoreline #Property Search #Real Estate Expert #Seaside Living #Seaside Properties #Serene Ambiance #Surfing Community #Tranquil Paradise

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arthurliangfei · 9 months

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The land has always been disputed between humans since the age of civilization. A legal expert is required for real estate because the process is very hectic and challenging to understand with many approaches and frameworks. Find more on -

#Why Is Legal Expertise Required For Real Estate Deeds?

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financesavvytips · 9 months

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Homeownership or Renting: Making the Right Choice for You

The age-old question of whether to buy a home or continue renting is a fundamental crossroad that has the power to shape your financial landscape and lifestyle aspirations. It’s a decision that transcends mere housing options; it’s a choice that influences your long-term financial security, personal goals, and sense of stability. As you stand at this intersection, the path to homeownership might…

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#HUD Resources #Investopedia Information #Local Real Estate Expertise #NAR Insights #The Balance Articles

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kajmasterclass · 9 months

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#How real estate franchise model works | Karim Kerachni In this episode #we explore the significance of real estate franchises with Karim Kerachni. As a successful franchise developer and multi-business owner #he shares his expertise on how franchises play a crucial role in establishing and sustaining profitable businesses. Specifically #he sheds light on the importance of real estate franchises and how they can be a valuable resource for entrepreneurs and business enthusias #Youtube

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fitnesshubus24 · 1 year

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#"DID YOU KNOW: 46% of homeowners are unaware of their current home value? So the Marcus carter realty agents provide Property Consultant sol #to luxury property buying and sales. It is a real estate agent site #As an agent who's an expert in this local area #Marcus brings a wealth of knowledge and expertise about buying and selling real estate here. If you're looking for a Real Estate Agent Near #Marcus carter realty is here to assist. He'll share his strategy and tools that ensure you receive the maximum “bottom line” at closing. Pl

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bleedingheart-if · 4 months

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🩸Bleeding Heart🩸is a reimagining of Bram Stoker's iconic novel, Dracula.

Play as Mina and shape her fate. You will have the freedom to customize her name, sexuality, personality, and relationships.

🩸Demo🩸

click on the word demo to play

Chapter 1

🩸Summary🩸

Congratulations, you got engaged. Whether that is good or bad is ultimately up to you.

Shortly after your engagement, your fiancé sets out on a journey to the distant lands of Transylvania, a real estate opportunity that proved too irresistible to decline.

With your wedding temporarily on hold, you don't hesitate to respond when your childhood friend Lucy implores you to pay her a visit, seeking your company and counsel with an urgent matter concerning her very own future.

The strangeness begins as you arrive in Whitby, a charming coastal town where the Westenra's estate resides.

🩸There will be four romance options for you to choose.🩸

Jonathan Harker (M): Your sweet fiance who is currently in a land far away from that of your own.

Lucy Westenra (F): Your childhood best friend whom you share a past with.

Dr. Abraham Van Helsing (M): An experienced and knowledgeable Dutch doctor with a wide range of expertise.

Dracula 🦇 (M/F): A mysterious and charismatic Transylvanian noble with dark secrets.

#if: intro #if: bleedingheart #if wip #if game #choice of games #choicescript #dashingdon #hosted games #interactive fiction #interactive novel #cyoa #masterpost #demo

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chichiscloset · 1 year

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Soft Life 101: 3 Steps to Escape Your 9-5 Job If You Don’t Want to Work

Before we start, I want to clarify what I mean by “Not wanting to work.”

It means, that I don’t want to exhaust myself. I want to roll out of bed at 8 am then go to a workout class at 9 am. I want to spend my time as I please while keeping my workload to a minimum.

Working consistently, burns me out. I have no desire to prove my worth through productivity, nor do I have any desire to engage in hustle culture. I’m sure many of us can relate to feeling like the pressure to perform is exhausting. This is likely why, “soft life” is the latest trend on social media and has taken the girlies on Tiktok by storm.

In this new soft life era apparently, no one has a job and everyone is a "sahm" or "sahgf". While I understand the desire to escape the matrix and have a man you can fully depend on. Creating a more balanced and fulfilling life does not have to solely depend on your partner (though it helps!).

At the end of the day we still all want money! So how can we create an abundant life while still having a work-life balance?

Step 1: Be willing to make sacrifices

There is no such thing as something for nothing. Get that out of your head! I know we sometimes want to be saved, but unfortunately, life isn’t always a fairytale. Everything that we desire in life requires us to give up something else.

Do you want a better body? Give up junk food and exercise more. Do you want a better man? Give up your dust! To bring in the new we have to get rid of the old. If you want a soft life you’re going to have to strategize and be willing to give up what is no longer serving you.

Step 2: Find a passion you can monetize

*major key*

As the saying goes, “If you love what you do, you’ll never work a day in your life”. Find something you enjoy doing, then figure out how you, can earn money from it. Are you good at doing hair? Become a hairdresser. Are you the best dressed in your circle? Become a virtual stylist. I promise you, for whatever talent you have there are people willing to pay you for it!

For myself, I love teaching and writing! Blogging is a great way to share my expertise, create passive income, and create the life of my dreams that don’t necessarily depend on me going into a job. Also, you can make money blogging with a relatively small audience.

Check out my blog post "Make Money When your Young, Pretty & Ambitious." For more on this topic.

Step 3: Invest, invest, invest

*Another major key*

We all need money to survive. There’s no way around it! Ideally, we would live a life where money isn’t an issue and if that is your goal you have to start investing ASAP! By investing in assets eventually, those assets will make you money.

For example, invest in stocks like the S&P 500 (which is an index fund that is essentially many companies in one stock). Invest in stocks that will grow over time and make you more money than you bought them for. There are tons of ways to start investing: choose one!

A few types of investments

Real estate

Stocks

Businesses

If living a soft life is a priority to you start today with these steps that will eventually allow you to either fully retire or work minimally. If you don’t, you’ll just be stuck doing something you don’t enjoy or waiting for prince charming to come and save you.

©Chichiscloset 2023

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carriesthewind · 2 months

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"Although hired as a consultant by Washington County in this case, Baird had a long-standing independent agenda: helping foster parents across Colorado succeed in intervening and permanently claiming the children they care for. Often working hand in hand with Tim Eirich, she has been called as an expert in, by her count, hundreds of child-welfare cases, and she sometimes evaluates visits between birth families and children without having met them. Baird would not say how many foster-parent intervenor cases she has participated in, but she can recall only a single instance in which she concluded that the intervenors should not keep the child. Thinking that particular couple would be weak adoptive parents, she told me, she simply filed no report."

"With the supply of adoptable babies dropping, foster children were becoming a “hot commodity,” he said, and he and his colleagues (among them Tim Eirich’s law partner Seth Grob) realized that attachment experts could be called into court to argue that foster children needed to remain with their foster parents in order to avoid a severed bond."

"The judge ruled in favor of Eirich’s clients, a social worker and a real-estate agent. “Court found [Baird’s] testimony credible. She has significant experience,” the judge said, adding approvingly that Baird’s analysis had “focused on primacy of attachment over cultural considerations.”"

"Was Baird’s method for evaluating these foster and birth families empirically tested? No, Baird answered: Her method is unpublished and unstandardized, and has remained “pretty much unchanged” since the 1980s. It doesn’t have those “standard validity and reliability things,” she admitted. “It’s not a scientific instrument.”

...

Had she considered or was she even aware of the cultural background of the birth family and child whom she was recommending permanently separating? (The case involved a baby girl of multiracial heritage.) Baird answered that babies have “never possessed” a cultural identity, and therefore are “not losing anything,” at their age, by being adopted. Although when such children grow up, she acknowledged, they might say to their now-adoptive parents, “Oh, I didn’t know we were related to the, you know, Pima tribe in northern California, or whatever the circumstances are.”

The Pima tribe is located in the Phoenix metropolitan area."

"We found that — leaving aside the question of whether attachment theory should even be used as an argument in these cases — Baird’s assessments of foster children’s relationships aren’t just unscientific. They barely touch the surface of a child’s life.

“I don’t know these children,” she testified in one 2017 case, adding, “I have not met anybody.” Still, she said, she “strongly” recommended that those children’s birth parents’ rights be permanently terminated and that the kids be adopted."

"She also regularly uses terms like “mirror neurons,” “neurotoxins,” “synapses,” “hormones,” and “encoded trauma in the central nervous system” to justify her conclusions about children’s family relationships. (Baird is not a neuroscientist.)"

______________________

The New Yorker article focuses on possible legislative solutions, but I think these articles point to something more pernicious and more difficult to address. Judges - in all kinds of cases - routinely give credence to professionals and "experts" who are biased, bigoted, and testify far outside their expertise (if they have any expertise at all). These professionals have credentials (like being a police officer or social worker) that are validated by institutional hierarchies. Their frequent systematized interaction with the legal system is mistaken as experience that makes their subjective beliefs more credible, when in truth they lack any objective expertise. They are considered credible and unbiased because they conform to, and validate, systems of hierarchical oppression, while the people they hurt - often poor, marginalized, and most frequently, not white - are viewed with inherent distrust.

The ProPublica article focuses primarily on Baird. I'm more concerned with the judges who believed her, who used her to justify funneling children away from their (safe and loving, but poorer and frequently browner) birth families. She was only able to do so much harm because of the the power given to her by courts, and the judges inside them.

The ProPublic article ends with the line, "This past fall, with Baird’s help, the foster parents were granted full custody of the baby girl through her 18th birthday." It names Baird as a force that led to the theft of this child. The passive voice hides the judge who made the ultimate decision.

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thelonesgroup · 6 months

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What Should You Give Your Clients This Holiday

A card? An event? A gift? Your expertise?

I have been getting this question a lot over the last few weeks as agents are trying to determine their plans for the last few weeks of the year.

Why are so many agents waiting until the last minute to plan? This year has difficult on homebuyers, homesellers, agents, lenders, the entire industry. Interest rates and inventory issues have dug in and look like they are going to be sticking around for a while. This has left a lot of agents scratching their heads and uncertain what the future holds - or - too busy scrambling for business to take a moment to re-evaluate and make a plan.

But I am going to let you in on a secret. While some agents have decided to hang it up for the rest of the year, there are many agents that are absolutely killing it right now. The difference between the two? Mindset.

There are two mindset types I see right now:

Agent 1: "I haven't had a deal in months. The momentum is gone! I am never going to sell anything again!"

Agent 2:"I haven't had a deal in months but I took this opportunity to connect with my past clients and provide updated market values for them."

Agent 1:"I just had another homebuyer say they want to wait to buy until interest rates come down."

Agent 2:"I just had another homebuyer say they wanted to wait to buy until interest rates come down, but I educated them on the pros and cons of waiting. Since house prices are still on the rise, waiting to buy may not be the most financially-smart move. They are mulling over their options."

Agent 1:"I am done trying. I am giving up until January."

Agent 2:"I am focusing on continuing to take the action I need, but I am also going to work on polishing some of my systems and processes right now. Business will come as long as I focus on taking meaningful action."

The rest of this article is for the Agent #2 mindset - the ones who are ready to take the action needed to create a strong 2024. Connecting with your database and past clients is the BEST thing you can do between now and year-end.

Psst! If you feel like you are more like Agent #1, I definitely encourage you to do one of the below activities - even if you aren't feeling it now. Your 2024 will thank you!

Holiday Cards

Holiday cards can be one of the most hands-off ways to connect this holiday season. But if you think you will have impact by sending a generic card with a pre-printed signature inside or send customized cards in bulk, that is NOT the direction I recommend.

Instead, choose a great card with space to write on the inside and get some pens that you enjoy writing with - think gel pens or different colors. Get some stickers or a stamp - some way to leave a little flourish. Then sit down and create about 2-3 custom sentences per card.

Take it a step further: Include a photo of their home decked out for the holidays if you have one. It shows that you are paying attention to their home and connects them back to you.

Event

Events can be a great way to connect with a lot of clients and people over a short window of time. Many of my clients report that an event yields several transactions. There is still time to pull together an event for the holidays, but the clock is ticking!

Events really allow you to look at your community resources and determine the best fit for you. Some of my clients do a pie giveaway that has evolved from simply dropping off or picking up a pie to pie + coffee + concert while others do a pancake Breakfast with Santa or even pet photos with Santa. Some do an event like a wine or whisky tasting while others opt for movie screening or a play.

No matter what the event, you will need to determine a few components:

How will you invite people?

How will they register?

How will you follow up with people who haven't registered?

How will you connect with people at the event?

How will you follow up with people after the event?

Of course, you will need to determine the event specifics as well, but don't get so caught up in those details that you forget about the main reason you are having this event - to connect!

Gift

Like events, gifts can be a great way to find a custom match for your business and your clients. Some agents gift items such as event tickets, holiday welcome mats, holiday ornaments, frames custom home sketches, baked goods, and even local artistic items. Of course, coffee gift cards also make their way into the mix.

Gifts can easily become unwieldly on the budget, so I encourage you to first determine if the gift-giving itself is worth the expense or if there is another way you could leave a lasting impression if you are concerned about the budget.

For example, if I have 100 past clients and I decide to give them each a box of special holiday cookies from the local bakery at $18 a pop, I would ask myself these questions:

Is spending $1800 on my clients for cookies part of my business plan?

Will these gifts leave a lasting impression and help connect me with my clients?

Or, should I instead put together a local 4- or 8- page report on the local real estate market that includes statistics, sold properties, and a personal message? I can outsource that and between the development and the mailing it might cost me $1100.

We will get more into this in the Expertise section next, but it is important to ask oneself these questions before filling one's shopping cart with thousands of pairs of socks.

However, if you can strike the balance between a memorable gift and one that is friendly to your pocketbook, great!

Expertise

In my opinion, there is no greater gift than that of your expertise. This isn't something that can be bought in a store or found online. Your expertise includes your time - all of your experiences up to this point, your transactions, and problems solved.

The challenge with giving a gift of your expertise is usually the time it will take to put it together. It may not cost that much to develop and put on a class or put together a newsletter or a report, but especially if you don't have the skillset to create a newsletter then you will need to pay someone else to do it. If you want to send out a custom property report to a client, it may take 45 minutes to an hour per report to do the research and create it (and then the time to send it out).

However, in my experience, if you can find the time or the budget to give your expertise, this is where the greatest reward for your effort can be found.

If I had 100 people in my database and past clients and wanted to add to my pipeline for 2024, here is how I would approach my plan for the next 60 days:

Create a personalized property report for my clients. I would focus on either completing 10 per week for the next 10 weeks OR I would just plow through them and get them done depending on my personality.

I would reach out to those clients and offer to set up a meeting with them to go over the report. This could be a meeting over coffee or even on Zoom as your client prefers.

Got people who are unable to meet? Go ahead and mail (yes - snail mail in a large envelope) their reports and indicate you are available if they have questions. The follow up with a phone call or email a few weeks after sending.

Will this take time? Absolutely, but it is the highest-impact thing you can do for not much money. For each of these action items, time or money is the way you will have to pay to play.

If you are reflecting on 2023 and realizing that you connected very little with your database and past clients and want to change that moving forward in 2024, our LeadMagnet program may be just the thing your business needs to cultivate that highly-coveted past client and referral business. Give the gift of your expertise all year long!

Take a look at the info here and if you are intrigued, schedule a consultation with us.

By Denise Lones CSP, CMP, M.I.R.M. The founding partner of The Lones Group, Denise Lones, over nearly three decades of experience in the real estate industry. With agent/broker coaching, expertise in branding, lead generation, strategic marketing, business analysis, new home project planning, product development, Denise is nationally recognized as the source for all things real estate. With a passion for improvement, Denise has helped thousands of real estate agents, brokers, and managers build their business to unprecedented levels of success, while helping them maintain balance and quality of life.

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esamastation · 7 months

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Shizuroth, part sixteen

Previous parts: one, two, three, four, five, six, seven, eight, nine, ten, eleven, twelve, thirteen, fourteen, fifteen

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Though Shen Yuan had played Final Fantasy VII and Crisis Core way back when, mostly because emulation was easily available and everyone praised them a lot, he'd never really gotten that into it. He'd sort of missed the hype train, and all the hot takes had already been taken, and Advent Children was kinda weird and overall it just didn't grab him.

But he has to admit that Midgar is a really cool setting.

It's dumb, of course, like, on every logistical level. Oh, look, there's thousands of kilometres of free real estate in every direction to build on, but you know what we should do? A massive fuck off blast plate of million billion tons of metal fifty metres of the ground, that's what we'll do, and we'll build a city in top of it too!

Like, why?! In what realm even remotely attached to sanity does that make sense?! Is there something wrong with the ground, is there an issue of sudden mega floods, or something? No, it's just. A thing they did!

Logic and sanity aside, though, it's cool, as a videogame setting, it's very cool. With the rule of cool there's no reason for, you know, reason. It's iconic.

And it's the closest thing to a modern city he's seen in - in a while! And, damn, but the scale of everything in real life is so much bigger than any of the games conveyed.

It's a real city! With real city traffic and bustle and dystopian advertisements everywhere! There's also an ever present haze of pollution that gives all the neon signs a dreamy glow. It's almost pretty.

And it's only powered by the lifeblood of the planet, too. Technically the souls of the dead! Wonderful.

"Please stop gaping at everything like a damned tourist and get in. People are starting to stare."

Sephiroth looks down to the car that had just stopped in front him on the sidewalk. Genesis had told him to get to the front, that he'd meet him there, but…

Genesis has a car. It shouldn't be a surprise, the guy is rich and the city is big, but it is. It's a really nice car too. A fucking oldtimey wine red convertible. It matches Genesis' outfit. How extra can you get?

"... Do I have a car?" Sephiroth asks slowly, rather than point out how ridiculous and in character it is.

"You have a motorcycle you never use," Genesis says, sounding tired. "Get in."

Sephiroth has a motorcycle. Of course he does.

He opens the convertible's side door and is immediately smacked in the face with a mix of nostalgia and incredulity at the old familiar feeling of something so simple as a car door mechanism at his fingertips. The seat is too much in the front for Sephiroth's long legs, but the seat goes back, and that's a familiar feeling too. Kind of.

He always had to pull his seat forward, rather than back.

Swallowing the sudden, long suppressed homesickness for a world he's two transmigrations away from, Sephiroth looks for a seatbelt. There isn't one. Hooray for corporate dystopia.

Genesis joins the four lane traffic in front of the Shinra building with the reckless expertise of a man who drives a lot in the city, and hates it almost as much as he loves his car.

"How far is it?" Sephiroth asks, trying to figure out where to put his hands. It's a really nice car, and it looks polished, inside and out.

He can't believe he's in a car. He can't believe he's in a world with cars again. He also can't believe how badly the games conveyed the scale of Midgar.

"Sector six," Genesis says and glances at him. "You're looking a little green there, are you feeling alright? Don't throw up in my car."

"I'm fine," he's really starting to get sick of saying it. "Stop fussing."

"Who's fussing! I just don't want you to make a mess," Genesis scoffs. "Also you aren't fine. You have amnesia."

Sephiroth snorts and leans his arm on the door, looking away and at the Shinra building.

It's huge, and weird. It sorta bulges out, this lumpy mass of a building with enormous pipes running up to it with a big barrel shape in the middle. It's the biggest building in the city, though - it's the only real skyscraper, towering over all the smaller buildings around it.

After all the metal in the Shinra building, it's weird to see brick and mortar again. Why brick and mortar? What did they run out of steel and concrete building the plate? None of the other buildings go higher than eight levels, too.

"We've covered one thing you remember perfectly. Anything else? You recognized Angeal and me, but how about anything else?" Genesis prods at him. "Hey, are you listening to me?"

Oh, he hates this. At least in Cang Qiong Mountain people were too polite to really pick on him or point out how badly he acted as Shen Qingqiu. They were nice enough to take his bullshit at face value and let it slide. Plus there was propriety to think about - none of his disciples had the standing to really call him out.

Genesis doesn't give a shit about his thin face and actually smacks him on the shoulder, "Hey!"

"What's there to say?" Sephiroth answers, because he has no answers to give. "I wouldn't know what I don't know, would I?"

Genesis sighs, irritated and stalls at the traffic lights. "And I can't tell you what to look up if you don't tell me. You must've figured out something by now."

"I figured I really could've used the day to myself," Sephiroth mutters and watches as a delivery truck advertising pastries runs a red light. "I don't know what you want me to say. I don't know, Genesis."

"Shit," the other SOLDIER says, running a hand through his hair while steering one-handed.

There's a break in the discussion as they go through a checkpoint, where the guards in infantry uniforms just wave Genesis through. The people on the sidewalk stare at Genesis' convertible, and whisper.

Sephiroth looks away, and then blinks at the dump truck not far away from them, also going through the checkpoint.

Weird - somehow he didn't expect Midgar to have public services. Where do they go to empty them? Do they just dump their trash down the plate?"

"So you remember… nothing?" Genesis asks as they leave the checkpoint behind

"I know - some things," Sephiroth says defensively. "But - the details escape me."

"Things like what?"

"I don't know. You, Angeal. This city. The war. Don't ask me for the president's name, but I know there is one," he sighs and leans back, watching an enormous advertisement for LOVELESS pass them by.

He also knows that sometime soon Genesis will get hurt and the wound will never heal, kick-starting the plot of Crisis Core. He has no idea when, though. He isn't even sure how to figure it out - the timeline in these games wasn't exactly clear.

"Does Angeal have a student?" he asks.

"What, like a personal student? Not that I know of," Genesis says and glances at him. "Why?"

"Ah, nothing, never mind. Must've been someone else," Sephiroth says smoothly.

So, Zack Fair, the protagonist of Crisis Core, hasn't appeared yet? Or Angeal hasn't met him. Hopefully that means there's still some time.

Genesis is quiet for a moment and then sighs. "I'll get you some intel. Personnel files for people you should know, reports from missions you've been on. The information packages handed to Thirds should help at least a little too. But Sephiroth, there's a lot about your past you've never shared, if someone asks about it…"

"I'll just say I don't want to talk about it," Sephiroth says, watching another neon lit advertisement fly by. "Thanks, Genesis."

"I expect to be compensated in full for my efforts," Genesis says firmly.

Sephiroth leans his cheek on his knuckles and wonders what Cultivation might do for the deterioration Genesis - and Angeal too - have ahead of them. "I'll do my utmost to pay back my debts."

"You better," Genesis says and turns the car from the main highway to a side road, full of expensive looking store fronts and equally expensive looking cars. "That's it over there. Let me find a place to park and then we can get you a coat that fits."

"Much obliged, Genesis."

#Fanfiction #ffvii #ff7 #svsss #shen qingqiu #shen yuan #sephiroth #genesis rhapsodos

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qldbusinesspropertylawyersau · 5 months

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Lessor floored: make good costs reduced by windfall benefit

Landlords and tenants squabbling over make good costs in commercial leases should consider this dispute relating to an industrial warehouse leased to a heavy machinery hire company.

Kingston Industries took up occupation of the western Sydney premises in August 2010 and after its lease extensions expired in July 2017, it continued occupation on a month-to-month basis until December that year.

Landlord Diana Morabito claimed Kingston was responsible for the make good cost of replacing concrete surfaces in the warehouse and the car park which she claimed had been shattered by the tenant’s steel track earthmoving equipment.

She demanded the former tenant pay $344,000 in make good costs plus lost rent of $295,000 for the 18-month period between when Kingston departed and the date the premises were re-let in June 2019.

The lease – which specified a permitted use of “Plant Hire/Distribution” – contained the usual provisions in relation to the tenant’s maintenance and repair obligations but excluded damage caused by the landlord’s negligence or which occurred “outside its control” from the realm of tenant’s responsibility.

The terms also prohibited the tenant from “allowing the floor to be broken or damaged by overloading”.

The landlord was obliged to “maintain the structure of the premises in good repair” but it gave no warranty or representation that they were suitable for the tenant’s use.

When Kingston refused to pay, the landlord filed proceedings to recover her make good costs in the NSW Supreme Court.

Morabito contended that the permitted use did not extend to moving steel tracked equipment on the concrete surfaces without using protective measures of mapping or steel plates.

Justice Elisabeth Peden had to consider whether machinery with steel tracks was “plant”- and therefore permitted – that would ordinarily be expected to be moved around.

She saw no need to resort to the principle that lease covenants including those in relation to permitted use “are strictly construed against a lessor” because the word “plant” unambiguously included the tenant’s steel tracked equipment – some of over 22 tonnes in weight – of which the landlord had been aware.

Suspecting that the concrete surfaces were defective, Kingston engaged engineers to inspect and test the damaged paving.

Kingston managed to locate Fernando Algorry, the engineer who originally designed the concrete surfaces who swore that – because he was not provided with instructions about the type required – he had adopted a standard specification for concrete suitable for light to medium industry and machinery with pneumatic tyres only.

He also attested that the concrete supplied to the job – by reference to the few cartage delivery documents the landlord produced in discovery – was even inferior to the grade of product he had specified.

And had he known what was actually supplied, he “would not have certified” the low grade concrete that had been supplied.

This allowed Kingston to argue the failure in the concrete fell into one of the exceptions to its maintenance and repair obligations because it was caused by the landlord’s negligence; beyond its control; or it had occurred as a result of “fair wear and tear”.

Justice Peden accepted Kingston’s submission that Ms Morabito’s failure to produce many missing cement truck delivery dockets entitled the court to conclude they would not benefit her case and that it should conclude all batches delivered had been of low grade.

She went on to conclude that the paving damage had not been caused by Kingston’s machinery or overloading but rather by “a matter beyond its control and for which it ought not be liable”.

She went on to consider the validity of landlord’s figures to decide the damages to which she would be entitled should an appeal court decide otherwise regarding the concrete defects.

In the absence of the landlord taking reasonable steps to mitigate her loss by promptly recruiting a replacement tenant, her claim for lost rent was dismissed.

The court also decreed that any damages for the cost to replace the damaged paving should be reduced by “the betterment obtained from the new concrete”. That benefit was – having regard to the projected 50 year “life” of the new concrete paving – an additional 7.5 years.

“A successful plaintiff should not be awarded a windfall amount by reason of obtaining a better outcome, than had the defendant performed its obligations”. Similar reductions apply if a landlord gains “greater efficiency or productivity” from the repairs conducted from make good funds.

Thus Kingston – if it were to be liable at all – would have had to pay the replacement cost for the slabs, reduced in proportion by such “betterment”.

And a $58,000 claim for other make good items was reduced to $3,320 because Mrs Morabito had not demonstrated the damage was caused by Kingston as opposed to “fair wear and tear”.

ORIGINALLY FOUND ON- Source: QLD Business Property Lawyers(https://qldbusinesspropertylawyers.com.au/blog/lessor-floored-make-good-costs-reduced-by-windfall-benefit/)

#Business Law #Property Law #Legal Services #Brisbane Lawyers #Commercial Law #Real Estate Law #Legal Consultation #Queensland Legal Services #Law Firm #Legal Expertise

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teddybearwhims · 10 months

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Aubrey Rousseau

✽ 25 years old

✽ Luxury Real Estate Agent

✽ Traits: Outgoing, Adventurous, Captivating

Aubrey Rousseau is courageous, bold, and all about making the best out of what life has to give. She is deeply fascinated by people and the stories, experiences, and knowledge that they have to offer, and she has no problem with putting herself out there to develop new and exciting connections and try new things. There is no such thing as a comfort zone for Aubrey, the world is her oyster. She is incredibly sociable and loves to surround herself with intriguing and genuine people. Life and all of its unique aspects hold a special meaning for Aubrey, and she takes on each day positively and with as much grace as possible.

Partly due to Aubrey's friendly, caring, and straightforward personality, but mostly due to her expertise and impressive attention to detail, she is one of Windenburg's top real estate agents. She considers her work an opportunity to make an impact within the lives of individuals as they are opening or closing a chapter. Aubrey's favorite part of her work is helping young and hopeful individuals like herself find a forever home that matches them perfectly.

Aubrey is currently living alone with her dachshund, Buttercup. While she spends a lot of her time out at work or mingling around town, she loves nothing more than to snuggle up with Buttercup and wind down after a long day.

✽ tiktok

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illusion-of-simplicity · 1 year

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It was supposed to be an easy job. In and out in the span of three, possibly four, months. You weren’t supposed to become compromised and possibly ruin everything you’ve worked for.

You definitely weren’t supposed to fall in love.

But you’re getting ahead of yourself. This all really started well before you ever accepted the job to infiltrate into the Belmont Estate. Before you even became a Field Agent within Tenebria; an underground force within the CIA and other covert agencies around the world.

It all started from the day you were chosen— out of dozens of children— to become a part of an organization that was even more infamous then the MIB.

You should have known that simplicity within your line of work— within your life— was simply an illusion. The question? Whatever shall you do with the reality you’ve found yourself in now?

Customizable MC: Name, gender, appearance, hobbies, sexuality, and parts of your background. Skills can range from an affinity for technology, interpersonal skills (being able to connect with people), and fighting with or without weapons. Each skill can be developed depending on your choices!

Romance 1 of 6 possible options. From the heir(ess) of the Belmont Estate, your partner, a rival agent, and the suspected villain of the entire story. There may be poly relationships developed later on.

Tropes: Found Family, Rivals to Lovers, Spy Dramedy, Forced Proximity, Slow Burn, and much more!

RO PoVs? Definitely. Masquerade Ball Shenanigans? Obviously. Light hearted fun to intersect some of the angst? Always.

This game is romance focused, but that doesn’t mean you should neglect your platonic relationships. There’s fun to be had in both situations.

Yvan/Yvonne Belmont [M/F] || The Target

The target of the assassination plot. You’re not exactly sure of their importance to Tenebria, but you’re well aware of the consequences if you fail. With an aloof attitude, silver tongue, and inability to stay in one spot for long; they’ll definitely make your job interesting in the long run.

Cane/Cara Drakos [M/F] || The Villain

The number one suspect in the plot against the Belmont Empire. A genius level intellect, a charming grin, and an ease around people, one could definitely see why they’d be at the top. Especially since they’ve grown their multi-billion dollar empire from the ground up by the time they were 28. The only kink? They’ve been best friends with the Belmont Heir since they both were in diapers. Of course, that won’t stop you from figuring out their darkest secrets.

Blake Alexander [M/F] || The Rival

Cocky doesn’t even begin to cover their attitude. While they certainly have a reason to be, after everything they’ve been able to accomplish, you’ve never been able to mesh well with them. Especially since you’ve always been pitted against one another; only ever working together twice before. This time would mark the third. Would anything different come about? Or will the forced proximity finally be one of your end?

Skylar Grant [M/F] || The Partner

A people pleaser to the max, Skylar has always been able to figure people out better than anyone you’ve ever met. You’ve never been able to understand how they do it, but you’re more than happy to have them on your side. A constant within the hectic world of shadow organizations and espionage; Skylar is the one person you know you can count on most in the world. Will that ever change?

Grayson Walker [M] || The Exasperated Handler

Grayson Walker is a legend within Tenebria. A walking myth that many can’t even believe is actually real. You’ve known him closely for the last four years; ever since he took over from your last Handler. While he isn’t one for many words, Grayson definitely lets you know when he thinks you’re being an idiot. Especially when it comes to taking missions that you don’t know the whole story of. Can you count on his expertise while figuring out this case? Will you be able to find out why he quit the field? Or will he only ever just sigh when you mic turns on?

Andrea Solaris [F] || The Recon Expert

A new addition to the Squad upon entrance into the Belmont Estate; the quiet, almost soulful, partner to Agent Alexander. You’re almost surprised by how well they work together— although Blake does seem to partner well with anyone that’s not you. Getting a read on Andrea isn’t the easiest, but you can definitely understand why she was chosen for the job. Maybe you’ll learn more along the way as you work closer and closer together.

DEMO (TBA) || RO APPEARANCES || FAQ

#the illusion of simplicity #interactive fiction #interactive novel #hosted games #no demo

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