Mike Pelfrey allowed six hits over eight innings in the Mets' 2-1 win over visiting Houston on Aug. 27, 2010.
NEW YORK (AP/WFAN) — Mike Pelfrey stood tall on the mound, aggressively challenging the Colorado Rockies with fastballs. From the start, he looked like a pitcher determined to put an emphatic end to a slide.
Pelfrey returned to early season form, outpitching All-Star Ubaldo Jimenez for seven innings, and Jose Reyes hit a sacrifice fly to help the New York Mets kick off a crucial homestand with a 1-0 win over the Rockies on Monday night.
The Mets moved back to .500 (56-56) with a much-needed win after returning from a 2-4 road trip against division rivals that helped drop them 8 1/2 games behind Atlanta in the NL East. They were relying on Pelfrey to bounce back from a horrible seven-start winless stretch while facing the Rockies' 17-game winner.
Pelfrey (11-6) had been so bad since late June that at one point Manuel considered skipping his turn in the rotation. But Pelfrey worked on his arm speed between starts to correct a discrepancy between his fastball and off-speed pitches and he looked as good as he did in going 10-2 to open the season.
On Tuesday, he went seven innings for the first time since June 19, and gave up four hits. He struck out four and walked one while throwing a career-high 122 pitches.
Fernando Martinez made a diving catch in left field to help Hisanori Takahashi pitch a 1-2-3 eighth. Francisco Rodriguez was perfect in the ninth for his 25th save in 30 chances, completing the Mets' 16th shutout, most in the majors. It was New York's second 1-0 victory in four days and third of the season.
The Rockies, who had only one runner reach third base, have won only twice in their last 11 road games.
After failing to capitalize on a bases-loaded situation in the sixth in which Pelfrey had a single, the Mets broke through against Jimenez in the seventh. Chris Carter walked leading off and Josh Thole doubled off the wall in right field before Ruben Tejada struck out. Carlos Beltran, out of the starting lineup for a scheduled day off, pinch-hit for Pelfrey and was intentionally walked.
Reyes then hit a long fly ball to right field that scored Francoeur, who was pinch-running.
Reyes came through after having pregame chats with coach Chip Hale and Manuel about his pre-pitch preparation on defense after he made three errors on his road trip.
Jimenez (17-3) was the more dominant pitcher early. His pitches routinely reached the high 90s (mph) and popped loudly into catcher Miguel Olivo's glove as an unenthusiastic crowd watched him not allow a hit until Martinez reached on an infield single leading off the fourth.
The right-hander gave up a run and four hits for the third straight start. He struck out eight and walked four — two intentionally.
NOTES: Manuel said he talked with Beltran, who is batting .195 since returning from the DL after the All-Star break. "Basically, seeing where he was mentally, emotionally. Letting him know I was going to keep him fresh as possible," Manuel said after the game. … Rockies closer Huston Street missed the game to be with his wife, who gave birth to their first child, Ripken Ray, on Monday night in Denver. … Mets 3B David Wright went 0 for 3 with an intentional walk and has two hits in his last 29 at-bats.


Too slow to FulltiltPoker Holdem Manager running.
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In what a filter difference?
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Custom HUD Config not saving?
HUD Stats for all limits?
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HEM changes display to 680 by 480?
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Text files of a HH in HM..
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Move Hud stats per line.
Pluggin leaks 1: Fixed Limit SH. Got DB let's analyze.
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Bug -> VPIP and PFR stats.


Hear new episodes every Sunday morning at 8 a.m. The Cowboys talk the good, the bad, and the ugly of choosing a turnkey investment provider.
Announcer: Have you thought about becoming financially free through real estate investing, but don't have the time or knowledge to get started? Welcome to the Real Estate Cowboys podcast. Each week we discuss passive income investment opportunities in the red-hot Texas market. John Larson and the Real Estate Cowboys will show you how to leverage their team to build wealth in real estate through passive investment opportunities. And now, here's John.
John Larson: Hello everyone, and welcome to another episode of Real Estate Cowboys Radio Show. This is your host, John Larson. This week we're going to be talking about turnkey providers. How to find a good turnkey provider. So turnkey providers are great if you are an investor that you just don't have the time or don't have the knowledge or don't live in the market that you want to invest in. A good turnkey provider is a great way to leverage someone else's system, someone else's knowledge, someone else's process to get you involved in building wealth through real estate, and building a rental portfolio. Um, I myself am the owner of a turnkey company called American Real Estate Investments. I'm sure most of you who are listening know that. But you know, the thing about being a turnkey provider and looking for a turnkey provider, it seems like they're a dime a dozen. It seems like there's a group of turnkey providers, multiple turnkey providers in almost every major market across the US.
So how do you know you're working with the right group? That's what we're going to talk about today. It's very, very tough to find a group that you can actually really trust and rely on. Um, you know, like I said, to become a quote-unquote turnkey provider, really all you got to do is have some working capital, some relationships with some lenders who can help you acquire properties in your own backyard. And you know, you do a renovation to the home and many turnkey providers will just hand the property off once it's rent ready to a third party management company to do the management. Pretty much wipe their hands clean of the situation. And just then at that point it's up to the management company to ensure that the investment performs for the investor. I myself have a different philosophy about that, and many other, a large turnkey providers across the country also had a different view on that, and they pretty much cover everything from beginning to end. So they do acquire the property, they do the renovation, um, but then they also have an in-house management solution and a customer support team so they can continuously watch that investment for their investors and make sure that everything's performing top notch. And I believe that that is what you really need to look for, number one, in a good turnkey provider and someone that you can trust and make sure that you know, this out of state portfolio that you're building, it's going to run smoothly. And so the reason I wanted to talk about this subject. I was in Detroit a couple of weeks ago with Real Wealth Network and we held a mastermind group where all of their turnkey providers that they work with, that Real Wealth Network works with.
We were all in Detroit for an event and started off that weekend with a mastermind. And so there were turnkey providers from Houston and Jacksonville and Cleveland and Cincinnati and I believe Pittsburgh, so there were a lot of different turnkey providers from all over the country, so it was good to kinda hear what they're doing. And then also it gives them information on what we do at American Real Estate Investments. And I've found that there was definitely some differences in our companies. I definitely think that everybody that was there was a credible person and owns an incredible company and, and is trying to do the right thing for the investor. So can't say anything about that. Um, what I will say is that there were some differences in the way that we run our businesses. And not to say that one is right or one is wrong, but there was definitely some differences.
And so, you know, I decided to do this show and just kinda talk to my audience about what you should look for in a good turnkey provider. And I think the number one thing is identifying the market that you want to invest in. And then searching out a turnkey provider from there. I don't know if it's really smart to just pick a turnkey provider and say I want to work with this turnkey provider no matter what market they're in. I think number one, you need to do a little analysis yourself on what market is going to be best for your goals and what you're looking to get out of an investment. And so I wouldn't go to a turnkey provider just because they have a good reputation in the business and just follow them into the market that they tell you to invest in.
I think that you should do your own due diligence and even fly out to some of these markets. Maybe meet the turnkey provider in person. I think that that's very beneficial, but I definitely recommend, you know, doing your own due diligence and doing your own research on all these markets and discovering what you want to do, what do you want to get out of this investment? And so people who follow me and my company and the Real Estate Cowboys, you know, that I mainly focus on A class properties, I mainly focused on A class growing markets because I believe that's where I can set my investors up for the most success, and really mitigate the common risks that are involved with real estate investing, and real estate investing passively and leveraging a turnkey provider to put together the investment for you and manage it for you.
And so I guess as an investor from California or New York or New Jersey or Phoenix, Denver, Atlanta, many of these other markets that are experiencing rapid growth to where it's becoming very tough to get your hands on good investment opportunities in your own backyard because prices are inflating due to the demand for property and a low supply. You're also seeing interest rates that are creeping up. It's just compressing the cap rates that we're accustomed to, or that we're accustomed to over the past five to 10 years coming out of the recession. Those cap rates just aren't there anymore. But you as the investor, you need to kind of focus on, what am I looking for out of this investment? Do I want something that's very safe and stable and very headache free? Well, if that's what you're looking for, I recommend, like I said, and talked about on other episodes, you know, making sure that you're focusing on A class markets, growing markets, markets that are experiencing a high amount of population growth, and then also making sure that you're buying very close to whatever the median value is in that market.
Uh, because as I've said before, if you deviate too far below that median value, you're gonna get yourself into trouble. That's where the risks are going to greatly increase. And I really don't care how great the management company says they are. The fact of the matter is, when you're buying in a more distressed neighborhoods and you're dealing with lower income earning tenants and things like that, you're definitely going to be focused in an area that has very high crime, and you know, the chances for things to go wrong or vandalism or break-ins or evictions definitely goes up. So if you are the investor that's looking for maybe riding the appreciation wave that some of the markets that we have in America are experiencing, then I definitely would focus on an A class growing market in the area that's receiving a lot of population growth. If you're just really more concerned with cash flow supplementing income, maybe you don't have as much working capital to work with, well, then maybe you'd want to focus on some areas in the Midwest or in Memphis or you know, Arkansas. Some of these areas that have very low, low priced properties. I myself even invest in St Louis and Kansas City and have invested in Detroit before. I haven't been actively buying properties in Detroit of late, but I still have properties in St Louis and Kansas City in my portfolio. Those markets are ones where you can get properties below 200 K. But on the flip side, if you're looking into Dallas or Houston market, if you want to be in an A class property and an A class neighborhood, you're going to be more so above the 200K price point. So I think you have to decide as an investor how much capital am I looking to invest, but also be very cautious about what you invest in because just because a spreadsheet, an Excel document tells you that you're going to get this high rate of return and it's very little money out of pocket, it does not mean that those numbers are actual. All the stars need to align for you to see those returns. And so on a macro level, you definitely want to look at the market. Is this market receiving new people year over year or are people moving out year over year? Um, you know, what are the economic drivers in these markets? How diverse is the economy? Does the economy really just kind of hinge on one type of industry? Like Detroit, for example, is very reliant on the automotive industry and the Midwest itself is very reliant on manufacturing. Um, so when we're not building stuff or we're in a down economic time, it seems like the Midwest tends to be the first and it really gets depressed. So you've definitely got to look at that. And then on a micro level, I definitely recommend if you have the time to go out and visit these markets and meet the turnkey provider that you're thinking about working with in person, tour the properties, actually get into the neighborhoods, drive down the streets, get into some of the homes. And, and I think if you're an educated investor or even a new investor, you should be able to get a good feeling about the area in the market and the neighborhood just by visiting it and also by the provider and the type of renovation quality that they're putting into the investment. So I think that's very, very important. I think when you're looking for a turnkey provider, you also want to look at the price points, right? Like we just mentioned. Um, I wouldn't want to be a slumlord. I started in this business, as I said, producing C and D class assets coming out of the recession, buying properties in and around the city of Detroit for a very, very low price, um, and just ran into a lot of issues with that.
But at the time, I didn't have a lot of money to work with and I think that's why you see a lot of turnkey providers in the country focusing on more of like a C asset. It's just because, you know, the numbers look good on paper and it might be easier for them to sell the properties because the numbers look so good on paper, and because it's a lower acquisition price for the investor. So not every investor has 40, 50, 60K or more to put to down on an investment property. Or they're trying to spread that $60,000 that they may have over multiple properties, and I wouldn't say it's a bad strategy, but they just also need to understand the type of risks that they're going into. Um, you know, risk for evictions and risk, for turnover and risk for damage to the home and risks for crime in the neighborhood and break-ins and all that's just going to go up. And so you just need to understand that those risks are going to be there. And it doesn't matter how good the property manager is. Like I said, you're gonna run into some issues. It just is bound to happen. And so, uh, you know, I myself, in the position that I'm in, in my life, in the company I run, capital is really not an issue. I will say that debt service is one of my biggest expenses in my company because I purchased higher priced assets even on the acquisition side. And so my money out of pocket is higher and my holding costs are higher because I'm buying more expensive homes, but I do that because I'm really trying to set my investors up for success. And I've found in my career that the best way to really set my investor up for success is to really focus on those true middle class neighborhoods and not deviate too far below the median value in the markets I'm investing in.
And so definitely price points is something you want to look at. And from there, you want to look at the renovation quality, and I think photos are great, don't get me wrong, but there's photographers out there that are really, really skilled at what they do, and they can really doctor up the photos and make these renovations look a lot better than they actually do in person. Um, and so I really recommend going out and visiting your turnkey provider that you're thinking about working with, just so you can actually see their renovation quality firsthand. I think it's very important to get into a property they just acquired. And then get into a property that is under rehab currently and then get into a property that's completely finished, ready to go to the property manager. I think it was very important to meet the property management team as well.
And we talked about what to look for in a good property managers a couple of weeks ago. So if you want to listen to that episode again and just put together a list of questions and keep your eye out for things to look for on the property. Management side that will save you a lot of heartache in the future. You know, I've said this time and time again that we can produce the best property possible, we could have the best management solution possible, but if the wrong team is looking after your asset, outside of your own backyard, things can definitely go wrong. And I experienced that, as I've said before, in my St. Louis market, trusting a large national company to manage my assets and my customers' assets, and things didn't work out so well. And we kind of had to use them as a buffer to get my brokerage set up in Missouri, so we could actually manage all of our properties in Missouri- to now we manage all of our homes in all of our markets in-house, which is a beautiful thing. And it's really turned into a much better experience for us as a company and also our clients.
We have better relationships with our clients; our clients are seeing better returns, our clients are having a more passive experience. And that's because we do everything in-house. I've made the mistake too many times of passing off properties to a third party company and trusting what they said and trusting that they would deliver on what they promised and it just didn't work out that way. I just don't feel like the customer service level was kept consistent from what my customers were experiencing on the front end, dealing with my investment coordinators to identify a property, dealing with my transaction coordinators to carry them through the closing process. It seemed like once they went to a third party management company, just the customer services fell off the end of a cliff.
And so, as I'm saying, renovation quality, very important. It's very important for your long-term strategy. You want to make sure that you're getting quality rehabs. You want to make sure that you're investing in homes that are gonna be very desirable for tenants, now and in the near future. You also want to make sure that the turnkey providers doing a very solid, durable renovation as well. You don't want to buy a house with a bad roof that's going to need to be replaced a year or two. You don't want to buy a house with a very old furnace or very old air conditioning units. You know, those things are very costly. You want to make sure that things like the foundation and driveways are in good working condition, because those are very, very costly, expensive. And so it's very important that the turnkey provider not only provide you with a property that's cosmetically appealing, but it's also very, very important that they are handing off a durable property too.
So I definitely recommend that you request an inspection and get into these properties and hire a home inspector to get in and show you exactly what type of renovation this has gone through, and give you a good understanding of what you are purchasing. And don't get me wrong, some of the things that will pop up on an inspection report are sort of frivolous. You know, it's the inspector's job to find things wrong. And as long as the home is in safe working condition, it's visually appealing, you yourself can see, okay, I can see all the tenants that would want to move into this house. But then also make sure that you know, if there's not new furnaces, new air conditioning units, new hot water tanks, new roofs, make sure that there's, at least you know, that these things are only into one-third of their useful life.
So you have two thirds of their useful life left and with roofs, an average life on a roof, I mean it's going to probably be about 25 years, so I wouldn't really buy anything that doesn't have, you know, at least 12 to 15 years left on it, probably better served at that point. Same thing goes for a furnace and hot water tank. You might get 12 years, 15 years out of that. So I'm looking at for at least 50 percent of life left on a hot water tank, and depending on where the property is located on the air conditioning unit, and you could get an AC unit to last a lot longer in a market like Detroit because you're only dealing with three or four months of summer. Whereas an air conditioning unit in Texas might not last as long because it's going to be 100 degrees for four months in a row. And so people are going to run those air conditioning units pretty hard. So you're going to invest in a state in the south, an American market in the south. Definitely be wary and be sure of the amount of life left on that unit because those things can break down pretty pretty frequently.
Alright, let's take a break really quick. I'm going to come back with some more things to look for in a good turnkey provider, so I'll look forward to the second part of the show. Stick around.
John Larson back with the Real Estate Cowboys talking about what to look for in a good turnkey provider. So we talked a little bit about the market itself. We talked about the macro level, looking at the micro level, looking at a market. We talked about price points and and being weary of buying properties well below the median value in any market. And we talked about renovation quality as well, making sure you're buying a property that's visually appealing, so you know, you'll be able to easily rent the property out to a tenant and hopefully keep them long term, but that also makes sure that you're getting a very durable investment property as well. Something that's going to have very low capital expenditures for ownership and capital expenditures are basically going to be things that, you know, you're going to have to replace roofs, furnaces, air conditioning units, hot water tanks, uh, things that break down over time.
You also know obviously that after a few years, three to five years, you're going to have to probably replace things like carpet or maybe flooring. Um, you know, cabinets will eventually get dated. You may be updating that stuff, but you want to make sure that kind of stuff is updated early on in ownership right when you first purchase the property so you know, you're not going to have to really revamp this property at least for the first five years. That's what we're looking for. So no major expenses, no major repairs within the first five years. And then also not a situation where your kitchen or bathroom becomes super outdated in the next five years and you have a tough time renting out the property at fair market value for the neighborhood. And it's always my goal really. I deliver, I believe, a very good product that's fully renovated, fully cosmetically overhauled to make sure that I'm even able to charge slightly above market right in the neighborhoods that I'm at because the house looks so good, it looks so clean, so updated that the tenant really doesn't have an issue paying a little bit above market value to get into that property.
And so going from renovation quality, I want to talk about warranties. So I believe if you're looking for a good turnkey provider, they should offer some sort of warranty on either a rental warranty or both. actually. A rental warranty and/or a maintenance warranty. And I think any turnkey provider who's producing good properties should have no issue warranting those properties for a certain amount of time. Talking about the guys at Real Wealth Network and the other providers. There were some that were doing year-long warranties and we all kind of decided that that was too long. Um, what we do at American Real Estate Investments and what a lot of other companies have followed suit. We provide a 90 day warranty and that 90 day warranty starts right when you close on the home. Now let's say you buy a property from me and it doesn't have a tenant in there already.
Well, the warranty still starts from the time that the property is purchased by you, the investor. But when we place a tenant, I still give you an additional 90 days after that tenant is placed, because what I found being a real estate investor and producing thousands of properties, although the home may pass a third party inspection or looks visually appealing like, "Oh wow, what a great rehab." You know, until you get a live person or a family living in this house and using the electricity, plugging in all their electronics, taking showers, taking baths, you know, using the sink every day; until you actually have live people living in the house using everything, everyday unforeseen things could arise that even in inspector might miss. So me and my company, what we like to do is we like to provide that 90-day warranty after the tenant is placed.
So if anything unforeseen that inspector wouldn't have been able to find in his initial inspection; that stuff pops up, it usually will pop up in that first 90 days. We're going to go in and clean that up for you no charge. And I do that because I understand that, you know, investors out there that, this is your money, you know, you're really putting a lot of trust into a company like mine and other turnkey providers out there. So you want to make sure that you're getting a certain level of quality. I understand that completely. And you also want to make sure that, you know, hey, if I'm going to go and trust these guys, and a lot of times these investors haven't even seen these houses in person, um, I always recommend that they do. But you know, a lot of people are busy.
They just want to get their money working for them. They want to get their money working in a market that makes more sense in the market that they're currently living in. And so I get it. They're excited to move forward and get investing. But, you know, that's how I'm able to set their mind at ease. Okay, we have this warranty in place and then another warranty that we do, um, you know, there's a lot of times where in most cases my investors purchased homes when they're unrenovated. They're still going through the renovation process. Now we lock those properties under contract with a purchasing agreement and in an earnest money deposit that sits at the title company in escrow and they basically wait for the property to be completed, get the finished photos, get past the inspection report, and then, you know, at that point I've delivered a turnkey asset.
So we have to proceed to close a lot of times, the lenders waiting on us and you know, I also have debt service on these properties, so I'm looking to get them off my books as soon as possible. So there may be an instance where I sell a property to an investor that is not occupied yet. It's unoccupied, but it's completed, and it's on the market for a time. So what we do in that case is we give a 45 day grace period for my leasing team of property management to get this property leased. If for whatever reason within 45 days I'm not able to attract a highly qualified tenant. Um, then what we're going to do in American Real Estate is we're going to start paying your rent for you. And so I think that that's a really great incentive for an investor.
I think good investors to understand, okay, we can't wait till we get a tenant to close on the property. It's done. We have to move forward closing, the lenders waiting. You know, a lot of times there's a rate lock that could be expiring, so we have to move towards closing. We have to close on the property. But I think my investors feel comfortable because they know, okay, well even if within 45 days I don't get a qualified tenant in this home, American Real Estate Investments is putting their money where their mouth is, and they'll start paying the rent for me until we get a qualified tenant in place. And so, you know, I think when you're looking for other turnkey providers to work with across the country, if they don't have any sort of rent warranty, if they don't have any sort of maintenance warranty in place, you know, I will be a little bit cautious about that.
Um, I get it. I know a lot of other turnkey providers have the mindset that, hey, look, there's a lot of value in what I do. And there really is. You know, finding good quality properties in good markets is a challenge itself. Renovating these homes professionally is a challenge in itself. Managing the crews, making sure you're getting the most out of your crews, making sure that the crews aren't, you know, getting one up on you and, or cutting corners or charging too much. That itself is a job, you know, that we have to designate an employee to watch these contractors everyday day in and day out to ensure that our investors are going to get a very quality property. And you know, so there's a lot that goes into it. And I think that, you know, there's a lot of turnkey providers out there that just feel like, "Hey, the money that I'm making on these homes, it really stops there. I'm providing this client a fully turnkey asset that's ready for a tenant. But I'm not going to manage it. I'm not gonna provide any warranties and I'm not going to provide, you know, any sort of extra care to the client." I mean that's fine. And there's some people that get through with that kind of business model. But I believe to be fully turnkey, you know, there should be some sort of warranties in place to make the client feel comfortable moving forward and understand that they're not going to get, you know, they're not gonna buy that asset or a lemon. You know, I'm very cautious. I'm and investor myself. So I feel like if I'm going to work with a turnkey provider, somebody else in the country, I'm going to want these things, you know, or otherwise I'm going to feel very cautious or very nervous about moving forward with a company like that. That's not willing to put their money where their mouth is. So I feel like we have some really solid warranties in place to make our customers feel comfortable and make our customers want to come back and invest with us again. And so yeah, I would definitely pay attention to any sort of warranties that are in place. And if a company's not offering warranties, I'd be a little bit skeptical, you know, that would make me really want to fly out and meet them and see the type of work that they're doing. I would not buy something from someone who's not willing to put a warranty on it without going to see it myself, that's for sure.
From there is, the in-house management solution, and I think that that's one of the most important things with this entire process. I believe that to work with a truly solid turnkey provider they need to have in-house management. I really do. I know there's some companies out there that have gotten by with third-party management company and my company, myself, we actually did that for a long time. We didn't open our management company until 2016 and I'm so glad that we did because our customer experience has improved greatly because of it and I've seen more and more VP business, more and more clients come back to us, invest with us again because we're still able to stay in contact with them. You know, if something goes wrong with one of their properties, since we're managing in-house, we're aware of it when we can quickly come to the table and help them fix the issue because what I've learned in this industry as well, these properties grow tails and if you don't clip that problem, clip that tail off quickly. It will just continue to grow and grow and grow to really get to a point where it's just, you know, you're thinking so much money into this investment. You're sitting here thinking, why did I do this? And so management, like I said, it very, very much is a very important process and very important factor in the whole turnkey experience.
So in-house management is definitely something that you want to look for in a good turnkey provider. Um, from there, uh, I think this kind of goes hand in hand is what is the follow up look like? How does the provider stay in contact with you? I think that's a very good question to ask any turnkey provider, you know, what is your follow up process look like? How often am I going to hear from you? Are we only going to hear from you if something's going wrong? If everything's going right, am I just going to be collecting checks? Me, if I'm going to be, and I still have investments outside of Texas where I live now. Um, you know, my properties in Detroit, I had my friends and family looking after them, so I feel pretty good about those homes and really they only reach out to me if anything's going wrong, but I think a good turnkey provider needs to reach out with their customers at least every 90 days even if things are running right, just to kind of do a portfolio overview.
And so we do that here at American Real Estate Investments. Your property manager is always available to reach out to. You also have an online portal where you can track your statements and things like that, and I think any good turnkey provider should also have some sort of online system that you can log into and track statements, print off year-end statements for your CPA. So any good property management company should have that as well, which we talked about that in our property management episode. But I believe that that's a very, very important thing, is customer follow up, customer contact, staying in touch with your clients. Like I said, even if things are running right, it's still good to hear from the team that you've trusted your money with that, okay, they're gonna follow up with me and just kinda let me know, hey, things look like they're running pretty good on our end.
It's just continuing to build that rapport with our clients and that's what I believe keeps our clients coming back and wanting to invest again. So definitely find out what their followup procedure is; once a month is good. I think there are some companies out there, some of our competitors that follow up once a month, and I think that that's great if that's what the client's looking for; a monthly phone call or a monthly email. But yes, I believe that what we do, in my own personal philosophy, we follow up every 90 days and that would be your investment coordinator that will follow up with you who's on the American Real Estate Investment side that's just trying to track your progress and try to track, you know, what your experience has been like, and that's how we're always changing our company and making it better. Just going back to our clients and getting feedback from them; things that they liked, things that they don't like, so we can continue to mold the company into a really, really solid turnkey solution for our investors. Another thing that I would kind of pay attention to is ratings. I definitely think it's good to Google the provider. You know, do a little research, uh see, are they on the Better Business Bureau? Look for comments, for reviews online, maybe look at Bigger Pockets and see if there's anybody that's had an experience working with some of these companies. Now I know that, you know, Bigger Pockets and blog forums can kind of be like Yelp and you know, not everybody's going to have a great experience, right? So usually you only have people that talk about their bad experience, not their good experience online. So I'll take some of this stuff with a grain of salt, but if you're seeing a lot of bad reviews and the reviews are consistent, then that should be a red flag. If they're not on the Better Business Bureau, that should be a red flag, you know, any reputable company should be on the Better Business Bureau and should have a good rating.
And so when we come back, we're going to talk a little bit more about how to locate a good provider and what's provided. In the meantime, listen to the show, you want to go to RealEstateCowboysDFW.com. We have a lot of great things on that a website you can go to. We have my passive income guide that's coming out very shortly. You'll be able to download that from RealEstateCowboysDFW.com, we also have our investor quiz our 10 question quiz that will tell you what type of investor you are, what type of passive income investor you are. There's a lot of different passive income options out there and there's three that I focus on, primarily single-family rentals, private money lending, and also vacation rentals in Belize so you can take that quiz and find out exactly what type of investor you are. So that's a cool thing to do. You can also download the Passive Income Starter Kit, which is basically information on the options that I just talked to you about, and that will also get you on our list to receive weekly updates on passive real estate opportunities that we have available to you investors out there and we're ready to take action. I definitely recommend you get on the website and fill in your information and get on the weekly update for passive income opportunities that we have, and you can do that right now at RealEstateCowboysDFW.com.
Welcome back to the Real Estate Cowboys Radio Show. We're talking about what to look for in a turnkey provider, and so we mentioned quite a few things. And this whole topic came about because I was in Detroit and we had all the providers nationwide in a room together. It was a mastermind event that we did and so I got to hear a lot about how other companies run their business, what type of warranties they offer, what type of warranty they don't offer, do they have in-house property management group; this group does, this group doesn't want to do management because of this, this group believes that in-house property management is very key to the turnkey experience. And I'm on the side of, I do believe you need to have the in-house management solution to ensure that the client's going to have a very good experience. My own experience with third-party management groups, it's been a lot more bad than good.
And so that was what prompted me to start my own in-house management solution back in 2016. And things have just been getting better and better at my company. And my customers are having a better experience and coming back for more. So I believe that that's very important. Um, we talked about how to look at a location from a macro level and a micro level, a location or market. We talked about the price point not deviating too far below the median value in any market. So for example, DFW median value currently is $280,000. A medium value in Kansas City is about $180,000. I myself, because of that, would not buy, really, below $200,000 in the Dallas market because now I'm getting into a different class of property that I'm not going to feel comfortable with because more risk is going to be involved in it.
Maybe it's not as good of a neighborhood, not as good as schools, maybe higher crime. And on the flip side, in Kansas City, you know, if I was to buy a sub $200,000 home in Kansas City, I'd be getting a very good property, right? There's immediate value. There it's 180K. But if I delve below 100K, maybe in Kansas City, I might run that higher risk again, where just the risk, in my opinion, outweighs the reward. So we talked about that. We also talked about renovation quality, what to look for, what are the turnkey provider's standards, making sure that the properties are very cosmetically appealing to tenants, but then also very durable for the investor to lower capital expenditures. Have very low capital expenditures early on an ownership. I believe that should be the goal. Uh, we talked about warranties and what type of warranties these turnkey providers are able to offer you.
We talked about what's the in-house management solution. We talked about followup. Um, I think it's a very important question to ask. What is the followup process? How will I be in touch with you after I closed on this property? I hope that you're not going to be a company that just sells me a home and I never hear from you again. And we talked about ratings and reviews and definitely doing your due diligence. And so the last part to that, I would say is, you know, to ask the turnkey provider, are you willing to provide references? And you know, when clients ask me that I feel kind of bad giving out my client's information. I definitely call my clients first and say, "Hey, if I put you on my list of references would you mind, and some of them don't mind and that's okay, but you gotta keep in mind; I get a lot of leads that come into my website each each month, you know, up to 300 leads in a month I get.
They're looking for passive income, real estate investment options. And you know, you don't want a bunch of people calling these references. So, you know, I make sure anytime I give out a list of references, that this investor is serious and they're pre-qualified, and they're actually a real buyer because the last thing I want to do is keep having my people calling my clients and bugging them. But I am willing to give a list of references, and I have a list and, like I said, I've checked with these investors and made sure that they were okay with me providing their information to a potential investor. But you know, if the turnkey provider's not willing to give references out, I think that that's another red flag. I think if you have a good solid group of clients that you've reached out to you and just set the expectation, you know, maybe what I do is I buy them a gift card every year for Christmas just to kind of show my appreciation for being on my reference list.
But, you know, I think if you're a good turnkey provider and you have happy clients, you should have no issue giving out any references. And so I think that that's very important. And I would caution any potential investor as long as you're serious. You know, if you're just a shopper and you know, you're not really certain that you want to work with a certain provider yet or you're not really certain that you want to invest in a certain market yet, you know, maybe not try and bug these people, but if you're really serious about working with this company and you've identified that this is the company I want to work with and this is the market I want to be in and really all I need to do is to speak with somebody and get some reassurance that everything John and his team, or everything Joe and his team in Jacksonville or whoever it is, you know, everything that they're saying is actually true, I don't think it's wrong for you to ask for a reference.
And you know, like I said, maybe that's just the last piece of the puzzle to get you to move forward with a person, your first property or two with this turnkey providers. So I definitely recommend asking for references for sure. Don't, don't feel ashamed or embarrassed or feel like you're a nuisance asking for that. But like I said, you know, I would wait to the very end to make sure that, okay, this is the company I want to work with this market. I want to trust these guys to an extent; I just need that last reassurance from a reference to make sure that everything is comfortable.
So that's it. That's all we have on the show for this week. The topic, what to look for a turnkey provider. Hope you found the information highly useful. Like I said, I mean I've been doing this for a long time, so I've met a lot of different people that run the quote-unquote term the operation. I've seen a lot of good ones and I've seen a lot of poorer ones. So just take the information that I gave you today and apply it to your own vetting out process. Make sure that you're working with the right company. And so just in closing for any of you who are interested in learning more about passive real estate investment options, maybe finding out more about Texas market, Dallas, Houston specifically. Those are the two markets in Texas that I really love to go to RealEstateCowboysDFW.com, put in your information, download our Starter Kit there.
Uh, we'll also have my Passive Income Guide; it's actually going through editing right now. It will be available soon. You can actually download Passive Income Guide it's great information on all the different passive income options that we offer, and all the passive income real estate investment options that are available to you. Oh, we also have the investor quiz on there. Very fun, 10 question quiz. It'll tell you, hey, am I a single-family rental investor? If I had a private lending and master in my vacation investment investor, maybe I'm all three. Maybe I'm two or three. Find out. Take that quiz. It's a really fun quiz to take. So I hope you all can go to RealEstateCowboysDFW.com, and then everybody who opts in is going to be on our weekly newsletter that gives updates on the passive income opportunities that we have available to you. So Real Estate Cowboys. Thanks again for tuning in. This is John Larson signing off.


0:45 – What's your biggest motivation and how long have you been using FL Studio?
2:20 – Are you a preset fan or do you design your own instruments?
4:04 – What goes on your pre master and vocal recording bus?
5:48 – What do you do to treat your Skin and hair/stay healthy? Any advice.
6:45 – How are you able to create so many different genres or styles of music?
8:38 – Are you still in university/what did you study?
9:50 – How do we make money from music?
12:50 – How to decrease cpu load and how much ram do we need?
13:50 – How do you stay motivated with writer's block?
17:40 Do you only use FL Studio? Do you know any good sites for cracked plugins?
This video "video_title" has video_views plays on Youtube. And a total of 685 Likes and 10 Dislikes at the moment.


"Kind words can be short and easy to speak, but their echoes are truly endless." Mother Teresa. Recently my daughter gifted me with a book entitled, A Grandmothers Prayers, by Kay Swatkowski. The book has daily readings related to many life experiences. One of the days was "Kind Words." I think the reason this one jumped out at me was because I just finished listening to the morning news and nearly every story was far from kind words, criticisms or false accusations.
In reflecting, I wondered what it would be like if we spoke at least 50% more kind words. Wouldn't it make a huge difference if we could get out from behind our cellphones, ear buds, Ipads, and computers to speak meaningful kind words to our children, grandchildren, family members, colleagues, co-workers, people in the grocery line, people at the stop and go lights, etc.?
Kay Swatkowski believes there are five components for communicating acceptance, respect and love to our children and grandchildren. But I would relate this basic concept at another level, to all those we encounter. The five components: meaningful touch (where appropriate), a spoken message, attaching high value, picturing a special future and an active commitment.
A hug, handshake or shoulder touch can bring settling differences to another person. Through a conversation and spoken message we can further understand where they are coming from or the comfort of sharing. By listening and eye contact we can acknowledge the person is valued. In conversation we can share a persons stories, dreams and goals, becoming actively committed to the relationship and respecting the person.
As a grandparent I have the honor of assuring my grandchildren of unconditional love and acceptance. I pray that the Lord will remind me to speak of tenderness and insight, so when they look back on my life they feel the blessings I have shared with them.
I pray that I can make a difference in someone's life each day with "kind words" and in turn make a difference in this world.


Kim Kardashian is seriously starting to put on the weight, and shows no signs of slowing down. New reports claim she's hooked on high-calorie, carbohydrate heavy meals that are between 1,000 to 1,300 calories per meal. Last month, we reported how Kim had packed on a staggering 65lbs in a matter of months, and let's take into consideration that she still has three months to go until she gives birth.
She's definitely overeating by the looks of things and In Touch Weekly has the scoop; Kim was spotted last month in Atlanta as she promoted her new movie, Temptations. In her spare time, the 32-year old had made her way to several restaurants, downing greasy chicken, waffles, potatoes, collard greens and mac and cheese. Note, that she reportedly ate all of it for just one of her meals that day.
As she returned back from her brief trip, Kim made another couple of visits to her favorite restaurant in town… Il Pastaio, where she was seen indulging herself on some heavy carbohydrate food. Of course, there's nothing wrong with enjoying your pregnancy, seeing that it's pretty much the only time you get to make an excuse as to why you've packed on the pounds, but when you are over 200lbs like Kim and continue to put on weight, it becomes a health issue.


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Q: How do I interpret the output of sparsenn? I just came across sparsenn, http://lowrank.net/nikos//sparsenn/. I followed a blog (http://fastml.com/a-bag-of-words-and-a-nice-little-network/) and ran it over my dataset. But I'm not able to interpret the results completely. The blog does mention that the output consists of accuracy, RMSE and AUC as output values. Sample output:
pass 0 tacc 0.61577 sacc 0.62698 trms 0.96398 srms 0.95736 tauc 0.65859 sauc 0.68796
But what specifically, is the difference between tacc and sacc, trms and srms, and tauc and sauc? Can anyone help?

A: If you look at the code:
 at=acc(pt, train.target, train.nex);
 et=rms(pt, train.target, train.nex);
 rt=auc(pt, train.target, train.nex);
 as=acc(ps, stop.target, stop.nex);
 es=rms(ps, stop.target, stop.nex);
 rs=auc(ps, stop.target, stop.nex);
 printf("pass %d tacc %.5f sacc %.5f trms %.5f srms %.5f tauc %.5f sauc %.5f ",i,at,as,et,es,rt,rs);

You'll see that the t* variables refer to the metrics on the training set, while the others (s* for stop) refer to the metrics on the validation set.

redpajama_set_name: RedPajamaStackExchange


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Tongue & Groove on July 31!
Posted on July 20, 2016 by conradromo88
Sunday July 31
1623 1/2 N. Cahuenga Blvd.
A monthly literary variety show with music produced by Conrad Romo. This month we proudly features: Pam Ward, David Darmstaedter, Elizabeth Marquez, Rios de la Luz, Kristina Wong+ music Linda Ravenswood
Pam Ward is an author/artist and L.A. native. An art advocate as well as an instructor and mentor at ART CENTER COLLEGE OF DESIGN, Pam has designed for politicians, community organizations and corporate America. A former board member of Beyond Baroque Literary Foundation, Pam was also an artist-in-resident for the city of Los Angeles, Venice and Manhattan Beach. After publishing two novels, "Want Some Get Some" and "Bad Girls Burn Slow," and working on merging writing and graphic design, Pam produced the recent installation, My Life, LA: The Los Angeles Legacy Project, a poster project blending graphics with story/facts documenting the impact of Angelenos on the actual land. Her play, "I Didn't Survive Slavery for This" has played throughout L.A. Currently she is working on the true story of her aunt a real Black Dahlia suspect.
David Darmstaedter lives in Topanga and travels the hills dressed in tinfoil underwear to summon ideas from the wild. He has written plays, screenplays, short stories and novels. His memoir 'My Monster; is in eternal development with Mark Ruffalo and Ethan Hawke. He will be reading from his most current book in the works – Solly's Shangri -La.
BETH Marquez stumbled into a spoken word tent at Lollapalooza when she was 13 and it changed her life. She co-hosted Java Gardens reading in Huntington Beach and attended the National Poetry Slam as an alternate for the Laguna Beach team. She'd been published in the Moontide Press, Valley of Contemporary Poets, and Ugly Mug anthologies and elsewhere. She will be debuting a show based on her poetry at The Victory Theater in Burbank in September.
Rios de la Luz is a queer xicana/chapina living in Portland, Oregon. She is brown and proud. She is the author of, The Pulse Between Dimensions and The Desert (Ladybox Books, 2015). Her work has been featured in Vol. 1 Brooklyn, Entropy, The Fem Lit Magazine, World Literature Today and St. Sucia.
Kristina Wong is a performance artist, comedian and writer who has created five solo shows and one ensemble play that have toured throughout the United States and UK. She was recently featured in the New York Times's Off Color series highlighting artists of color who use humor to make smart social statements about the sometimes subtle, sometimes obvious ways that race plays out in America today. She's been a frequent commentator/guest with, xoJane, Playgirl Magazine, Huffington Post and The Nightly Show with Larry Wilmore to mention but a few places. She has been the recipient of numerous prestigious grants and residencies and not to brag, but Kristina has twice given the commencement speech at UCLA, her alma mater. Her most recent solo show "The Wong Street Journal" navigates privilege and economic disparity and premieres in June 2015. Kristina's mail order bride website is www.bigbadchinesemama.com. This Fall, she is a guest professor at Cal Arts in the MFA Creative Writing Program.
Linda Ravenswood is from Los Angeles. Her work is performative, cinematic and visual and can be seen on film, in print and online. She has an album, Held by the Border, and new books, MUDSLINGER and Hymnal, a Pushcart Prize nominee (2012, Mouthfeel Press). Linda holds a BFA from CalArts, and a Master's Degree in The Humanities from Mount Saint Mary's College. She is about to earn a PhD at the Pacifica Graduate Institute.
The club is a two story black brick building 1/3 rd of a block below Hollywood Bl. There are parking lots on Selma as well as Cahuenga. Meters need to be fed till 8pm. Avoid Cahuenga street parking.
Tongue & Groove on Sunday June 26
Tongue & Groove on August 14th!

redpajama_set_name: RedPajamaCommonCrawl


So you just found out that you are pregnant! A million different feelings are streaming through you all at once excitement, joy, elation, nervous and often a little bit worried. Whichever feeling is true for you there are plenty of things you can do to ensure your pregnancy is a life enhancing experience.
So you've decided that you are ready and want to have a baby. Congratulations! You are embarking on an exciting journey.


The Bahamas islands consist of 2,000 cays (pronounced "key" which translates to a small, low island made mostly of sand or coral) and 700 islands. These are divided into thirty-one districts and lay between Florida and Cuba. The Bahamas islands house mainly English-speaking residents and are independently governed. Because there are so many islands and each one is a bit different, the country really does have something for everyone. Whether you are looking to escape onto a tiny island with little tourism or you are looking for an all-inclusive spa vacation, you can find it in The Bahamas. Additionally, many multi-island vacation packages exist (also referred to as "island hopping") for those Bahamas travelers who want to experience the culture and beaches of more than just one island.
Bahamas travelers used to be able to move freely into the country with only a birth certificate; however, now both the U.S. and the Bahamas require travelers to use a passport. To ensure that you receive your passport in ample time without paying an expensive rush fee, look into the procedure at least three months before your departure date. There are over 57 airports throughout the Bahamas' islands and many marinas. Traveling to some of the smallest cays and islands can be slightly tricky to schedule, but with careful planning, flights and ferries have a way of eventually lining up.
Many major Caribbean Bahamas cruises make a stop in the Grand Bahamas and Nassau. Choosing a cruise allows you to see more of the West Indies and enjoy the sensation of boating. Most people do not experience seasickness on large cruise ships because the amount of rocking is minimal. This is a great option if you want to see many islands and would like to socialize with other travelers with less cost than a small chartered boat.
Thinking about where to stay in the Bahamas can become overwhelming with thousands of destinations to choose from, but some of the most popular spots include the Abacos, Bimini, Cat Island, Eleuthera, Grand Bahama Island, Paradise Island, and New Providence Island. Bimini is often referred to as the gateway to the Bahamas as it is closest to Florida. The sheer proximity to the U.S. makes the Bahamas a prime and convenient travel hot spot. Grand Bahama Island is a cruise line favorite, and the Abacos islands are known for being less touristy and very hospitable.
Nassau, Bahamas is the country's capital and is located on New Providence Island. Prized for its calm, sheltered harbor and its preserved history, this city is a great place to see colonial mansions, cathedrals, and even an 18th-century fortress. Try a variety of tours by foot, car, air, boat, or even a horse-drawn carriage. Or practice your bartering skills with local outdoor vendors as you walk between unique boutiques. M.L. Cissy Petty tell us, "If you visit Nassau Bahamas, you have to check out Bay Street – it has great bars, cafes, and restaurants in historical buildings. Getting out of the sun and mixing it up with locals and international travelers adds a healthy dimension to your experience." If you decide to vacation in Nassau, you may end up staying in either Nassau or Paradise Island because the islands are connected by two 600-foot bridges.
Some of the handmade Bahamas arts and crafts include pieces made out of shells and pinecones. Additionally, some Bahamians have honed the skill of weaving straw into bags, hats, and dolls. Another interesting Bahamas art find, which was recommended by Cissy Petty and is a favorite of her family, is the stained glass found on Bimini – an art center on the island gives instruction and also sells completed pieces. If you are looking for more traditional mediums, the Bahamas is home to many painters, photographers, and sculptors.
Trying to find Bahamas furniture stores to furnish your new property? There are several located on the island of New Providence. Most Bahamian furniture stores import pieces from other parts of the world. However, like our friends in Jamaica, Bahamians tend to stick to hard woods that fair well in the salty, tropical environment.


Two thugs thought they had an easy score when they saw a single man eating in his car in a Whataburger parking lot in Dallas, Texas. They were very, very wrong.
Two armed robbers picked the wrong victim in northwest Dallas.
Police said they approached a man eating his dinner in the parking lot of Whataburger at Inwood Road and Lemmon Avenue and tried to rob him around 1 a.m.Thursday morning.
The man was an off-duty, but armed security guard. He shot and killed one of the robbers. The other ran away.
Armed robbers fully expect compliance. If a trained victim with a plan of action feigns compliance before suddenly and smoothly responding, they quite often overwhelm the criminals both physically and mentally.
In this instance, the security guard got shots on target quickly and killed one robber with accurate fire, forcing the other to flee for his life. A man believed to be the second suspect was quickly apprehended by police nearby.
Similar robbery attempts are something that we trained for during the Defense Against Street Crimes class at Gunsite Academy last week. We learned how criminals think from two highly-experienced veteran police officers (Bob Whaley and John Hutchison), and how to respond to them in different scenarios. I'll be discussing more about the class (and showing some video from the training) later today.
If you have good training, have a plan in place, and practice realistically, criminals with little or no training will typically end up on the short end of the stick, even if they have the initial advantage.


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Social Security Disability Filings | Hearings & Appeals | Counsel for Denials
Disability Calculator
How IQ Tests Affect Social Security Disability Claims
Some Social Security disability claims can depend heavily on IQ tests. This is especially true for Supplemental Security Income (SSI) claims for children with learning disabilities or other cognitive issues.
What's an IQ test?
An IQ test is any number of tests that attempt to measure how far above or below an individual's mental ability is as compared to the rest of the population. The mean or average score is 100. A score above 100 tends to show greater than average mental ability. A score below 100 tends to show lower than average mental ability.
IQ Tests are Not Determinative of Ability or Outcomes
Generally, IQ tests on their own are not indicative of ability, success, future success, or an ability to engage in substantial gainful employment. In fact, Social Security uses only IQ scores to satisfy one part of the criteria needed to find a person has an intellectual disorder that meets or medically equals listing under its rules for disability. Nevertheless, a low IQ score can be a powerful factor in awarding disability.
How Social Security uses IQ tests
Social Security uses IQ tests to help evaluate applicants who may qualify for disability due to an intellectual disorder. What they look for is a score "two standard deviations" below the average score. In other words, if the applicant has an IQ score of 70 or lower then they have satisfied part of the test for qualifying due to an intellectual disorder.
Even if you don't have an IQ score of 70 or below, you might still meet the cutoff if your score is between 71 and 75 and your score on the verbal portion of the test is 70 or below.
Not all tests are equal.
There are several types of IQ tests, but not all of them are equal in the eyes of Social Security. The type of test, who administers the test, and even where the test is administered can affect the validity of an IQ score. Not surprisingly, click-bait onilne IQ tests will not suffice.
Some tests like non-verbal tests can only be used in certain situations. For example, where the person being tested does not speak English or has significant trouble using any language a non-verbal test like the "Comprehensive Test of Nonverbal Intelligence, Second Edition" (the CTONI-2) might be sufficient.
Generally, the claimant must take a "full-scale" IQ test. The test must be individually administered, and done in a clinical setting.
ALJ Not Allowed to Ignore an IQ score below 70.
Neither a Social Security claims handler nor an administrative law judge may disregard a low IQ score. Indeed, they must presume the score is accurate unless a qualified specialist or expert concludes that the IQ test is not an accurate reflection of the persons' mental abilities. If Social Security is ignoring a low IQ score and denying benefits, you should talk to a lawyer about an appeal.
Where to get help:
Check out the Alabama State Department of Education's FAQ's regarding Special Education Services for more information about what's available to students with disabilities;
Use Disability Alabama's disability calculator for an estimate of your benefit. While you do not need any special information to complete the calculation you may want to take a moment to think about your average yearly income and current household income before using the disability calculator; and
Contact Disability Alabama for help with a Social Security disability application or denial .
Subscribe to Disability Alabama
Don't miss out on the latest news. Sign up now to get access to the library of members-only articles.
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New York: Do you know that the Kidney disease has emerged as a "hidden epidemic" affecting more than 850 million people worldwide, state renal experts. This number is twice the number of diabetic patients (422 million) and 20 times the number of people suffering from cancer (42 millions) or HIV/AIDS (36.7 million). But most people don't realize that kidney disease is a major health issue.
Chronic Kidney Disease (CKD) progressively affects your kidney function, to the point at which your organ loses its capacity to produce urine and eliminate toxins from the blood.
Those who are diagnosed with this ailment often go to the health clinics when the disease reaches its advanced stage as it has no early symptoms as such. The patients then have to subject themselves to daily therapies that substitute kidney functions and require hours of procedures. There is only one option for patients; a kidney transplant. But many don't receive these lifesaving treatments due to cost or lack of resources.
According to the European Dialysis and Transplant Association, many patients with damaged kidney function don't feel ill, and this makes them more vulnerable towards other health problems such as heart ailments.
If data are to be referred then around 1.2 million cardiovascular deaths attributed to chronic kidney disease were reported in 2013.
According to the American Society of Nephrology, the number of people with kidney diseases is alarmingly high, but the public is not unaware of this reality. Kidneys remove waste products and help balance the volume of fluids and minerals in your body. They also produce a hormone that tells the body to make red blood cells, the researchers explained.


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MICE Operations helps you stop worrying about later because that has been taken care of. So focus on the here and now, take care of your guests and host the perfect events. Thanks to smart solutions every part of your administrative work is in good hands so you can plan yourself a vacation, instead of every little detail for your events.
Hundred-version documents, piles of email and out-of-date plannings are a thing of the past. With MICE Operations you only have one perfect overview for all your events and appointments.
We save everything, so nothing is ever forgotten. When you know it's all taken care of you can stand tall and be confident you're doing your best work ever, every time.
Don't let last-minute changes become last-second headaches. With auto-update, every correction gets put into the right documents, and you can be sure everything is taken care of.
MICE Operations saves me a lot of time and effort and gives me more time to talk to my customers.
See how MICE Operations will help you be the best.
No-one notices a tight schedule. It works silently in the background. We're here to help you find that silence. With a perfect overview of everything, you'll never forget anything.
See a summary of all your current events, so you always know what's going on that day.
In the occupation planning, you immediately see the if you're at full capacity, or have room for another project.
All requests that arrive via one of your application modules can be found in the inbox. Here you can assign them and take them into consideration.
This is the one place where you can find all information about your events. No loose documents flying around, chaotic inboxes or anything. Just a perfect overview of your appointments.
You only need a few seconds to see what's up, what has been agreed on and how the next day or week is going to look.
Directly from the scenario, you update the numbers. And the best? All documents are immediately up-to-date.
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Ethiopia/News/Diplomacy/France/Africa
News: France to bestow the French National Order of Arts and Letters on Mulatu Astatke
addisstandard / September 16, 2019 / 3k
Prominent musician and the father of Ethiopian Jazz, Mulatu Astatke
Addis Abeba, September 16/2019 – The French government will bestow The Ordre des Arts et des Lettres (The French National Order of Arts and Letters) on prominent musician and the father of Ethiopian Jazz, Mulatu Astatke, French embassy in Addis Abeba said.
This will be done during the visit of French Minister of Culture, Franck Riester in Ethiopia on the 18th and 19th of September 2019. Mr Riester's visit is for "a follow-up of the cultural and heritage partnerships initiated between our two countries by President Emmanuel Macron and Prime Minister Abiy Ahmed," the statement from the embassy said.
This will be done during the visit of French Minister of Culture, Franck Riester in Ethiopia on the 18th and 19th of September 2019
During his visit the minister will meet with high level government officials and with the Lalibela and National Palace projects' stakeholders. He will also "inaugurate the exhibition: "20 years of Ethiopian contemporary painting" at the Alliance Ethio-Française of Addis-Abeba." AS
News: United States,Ethiopia renew partnership to End Tuberculosis
News: Ethiopia rejects Egypt's proposal on the filling,operation of grand dam


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Morgan Rielly: Is This The Year He Makes The Cut?
September 27, 2013 by Keith Holland
On June 22nd, 2012, in front of a packed house in Pittsburgh, Pennsylvania, the Toronto Maple Leafs selected, from Moose Jaw of the WHL, Morgan Rielly fifth overall in the NHL Entry Draft. At that time there were questions abound about just what the Leaf's were thinking selecting Rielly, a defenseman, over centers like Mikhail Grigorenko or Filip Forsberg. Rielly at that time was a one-legged, puck rushing defenseman who managed a near point-per-game season for an abysmal team in Moose Jaw. Rielly only managed to suit up in 23 regular season and playoff games combined in 2011-2012 due to a torn ACL, but garnered great acclaim from then Leafs General Manager Brian Burke who famously claimed that the Leafs had Rielly at the top of their draft list, ahead of presumptive number one overall pick Nail Yakupov. Well, that one-legged defenseman played a full season in 2012-2013, picking up 54 points in 60 games with Moose Jaw, earning his way onto Canada's U20 team for the World Junior Championship, and finishing up with 4 points in 22 games for the Toronto Marlies of the AHL. Oh, and that part about being one-legged, he fixed that.
Pretty good jump right? Well, Rielly is trying to pull off one more big jump. The jump from Canadian Major Junior Hockey to the NHL. And believe it or not, he seems to be making a case for himself to at least start the season with the big club.
Toronto Maple Leafs top prospect Morgan Rielly on draft day 2012. (Charles LeClaire-US PRESSWIRE)
Morgan Rielly has come a long way since the 2012 NHL Entry Draft. He has proven he is able to play big minutes over the duration of a long schedule. In all, Rielly appeared in 88 games last season, erasing the idea that his knee wouldn't be able to withstand the grind of a full season in the NHL, or any level below that. He has made a name for himself playing the game his way. He is an offensively-minded defenseman who is just as comfortable skating the puck out as he is passing it out. His offensive sense on the blueline makes up for his just average shot. If this brings to mind another famous Leafs defenseman (we're looking at you Tomas Kaberle), the comparisons come to an end when Rielly gets a full head of steam. The second Rielly officially steps onto NHL ice during a regular season is the second he becomes a top 20 or better skater in this league. He is just that good on his skates.
Photo by Corey Kerr – Moose Jaw Warriors
Well I didn't mention his play in his own zone, it isn't because it lacks. In fact, in viewing Rielly throughout the preseason it has become apparent that he has put a focus on playing the game right. He has proven to be a reliable defender in his own end, and is easing his way into the game in the other teams end, learning what works and what doesn't on the fly against NHL-level opposition. Paired most often with the renaissance man Paul Ranger, Rielly has played almost 20 minutes a game in his preseason contests, showing that he is ready to handle the NHL game right now if he is called upon to make his regular season debut with the Toronto Maple Leafs. While the signing of incumbent Cody Franson, the Leafs dire cap situation, and the sheer number of left-handed defenseman play as factors against Rielly, management has been steadfast in saying that if Morgan Rielly earns a spot, they will make it work under the cap. And ladies and gentleman, it is clear to me that Rielly is ready and able to take his game to the next level and be there on opening night for the Toronto Maple Leafs.
Keith Holland
Categories Toronto Maple Leafs Tags Calder Trophy, Moose Jaw Warriors, Morgan Rielly


Who will take the lead in realising opportunities to achieve financial value from their sustainability strategy?
This year's Tomorrow's Value Research (TVR) reveals that a number of companies that have well developed corporate sustainability strategies are failing to demonstrate financial value or capitalise on the opportunities to drive innovation in sustainable business models.
The TVR builds on over ten years of research into how companies' approach the link between sustainability and core business strategy. The TVR 2016 takes a new approach this year by assessing the degree to which a company's activity on selected sustainability related aspects (weighted by sector) is delivering business value.
"We see a lot of work around sustainability strategy, governance and core business. However, companies seem currently unable to show how this theory is being turned into actual results that drive business and shareholder value. The fact that not one company in the TVR 2016 managed to demonstrate leadership across all areas of research indicates we still have a long way to go" Doug Farquhar, Principal Consultant.
Another key finding reveals that whilst some companies are effectively managing their sustainability issues, they still lack an ability to fully realise business opportunities linked to these issues.
To find out more key findings related to the TVR 2016, you can download the report here.


A custom special AngularJS service, defined through $controllerProvider.register, module.filter or a similar method.
Special services are those that have a meaning outside the AngularJS dependency injection system. This includes, filters (used in AngularJS expressions) and controllers (used through ng-controller directives).


Numerous questions come to mind when reading just this small part of the official narrative.
Why would Andrews AFB launch a cargo plane instead of interceptor jets at a time when three airliners had been hijacked and two of them had crashed into the WTC 30 minutes earlier?
How could civilian ATCs expect an unwieldy cargo plane, which had a cruise speed of 336 mph (and a maximum speed of 366 mph), to keep up with a Boeing airliner which the official report says was traveling at 530 mph?
Even if Gofer 06 had time to reach its maximum speed immediately, the difference in speeds would have put the two aircraft 3 miles apart for every minute that passed.
Some reports state that copilot Schumaker looked down on Flight 77.[v] How could he look down on something that was at first right in front of him, at a distance of two miles, and five minutes later was up to 15 miles (more than was possible) further ahead of him?
And if military cargo planes could take orders from civilian ATCs, why didn't the ATCs ask Andrews AFB to launch its at-the-ready interceptors, which could travel several times faster than the errant airliner?
One of the documents released by the 9/11 Commission in response to FOIA requests is the flight tracking strip from Andrews AFB for September 11, 2001. This tracking strip indicates that Gofer 06 took off from Andrews at 9:33 am.[vii] Given that the flight engineer for the cargo plane stated that they circled after witnessing the crash, and a large aircraft takes a few minutes to circle, we must assume that Gofer 06 could not have left the vicinity of the Pentagon any earlier than 9:41 am.
Originally the crew had planned to return to their home station in Minnesota. But then they decided "the prudent thing to do was to get to a safe haven and take a time out."[viii] They did not go to the nearest safe haven, however, but instead continued on in an improbable path that ended in landing at Cleveland airport, approximately one hour later.
One problem with this new self-determined route taken by the Gofer 06 crew was that Benedict Sliney, the FAA's national operations manager, had issued a ground stop at 9:42 am, just as Gofer 06 was leaving the Washington area. Per the 9/11 Commission Report, this meant that all aircraft were ordered to land at the nearest airport. Gofer 06 did not land as required by the FAA. Instead, it flew for another hour and passed over numerous airports in Virginia, Maryland, Pennsylvania and Ohio.
Of course the truly amazing thing is that Gofer 06 is credited for witnessing not only the crash of Flight 77, but the smoke from the crash of Flight 93. At 10:05, just 27 minutes after seeing the Pentagon crash, the crew of Gofer 06 witnessed black smoke from United 93 at a distance of only 17 miles.
The Andrews AFB flight tracking strip does indicate that Gofer 06's approved flight plan was from Andrews to the Minneapolis-St. Paul airport. A direct route between these two points would take the cargo plane right by Meyersdale, PA, which is in a direct line to Minneapolis/St. Paul and about 17 miles away from Shanksville.
The direct distance, as the crow flies, between the Pentagon and Shanksville is 127 miles. If we accept that Gofer 06 "circled and loitered" for only 3 minutes starting at 9:38, then it would have had just 24 minutes to reach Meyersdale, PA at 10:05, which is the time that its crew is said to have seen the black smoke from United 93 at a distance of approximately 17 miles. At its rated cruise speed of 336 mph, Gofer 06 would have needed 23 minutes to make this trip. So it is just barely possible.
One might ask a few more questions about this though.
For example, of all the flight paths that an aircraft taking off from Andrews AFB might have taken, what are the odds that the one plane that was asked to tail Flight 77 just happened to be vectored directly toward the crash site of Flight 93? Just taking the radial probability of all possible flight paths away from the Andrews/Pentagon area would seem to put the odds at 1 in 360, or about 1 in 180 for only land-based paths.
What are the odds that this one plane that happened to be vectored directly between the crash of Flight 77 and the crash of Flight 93 would have just exactly the time needed to fly between these two historic events? Most military aircraft and any commercial airliner would have been traveling much faster and would have missed seeing the smoke from Flight 93. Therefore, since a C-130H is an unusual type of plane and is relatively slow, the probability would seem to drop considerably lower.
Why did the crew of Gofer 06 immediately respond to a civilian request to follow Flight 77 but then, for nearly one hour, ignore the FAA's national operations manager's order to land at the closest airport? It ultimately landed at Cleveland, another 181 miles (32 minutes at cruising speed) away, after passing by several cities including Pittsburgh.
It could be that these questions amount to nothing more than coincidence and that Gofer 06 really was just a spectacularly improbable flight on the most spectacular day in U.S. aviation history. But another flight that took off from Andrews that morning is the center of yet another paradox. And with regard to that flight, someone seems to either be lying or spectacularly mistaken.
In any case, Shelton's plane, a modified C-135 called the Speckled Trout, was about two hours away from Andrews AFB when it turned around. Yet Shelton did not return to the National Military Command Center (NMCC), where his leadership was desperately needed, until 5:40 pm. The exact time that the Speckled Trout landed has not been officially reported although it was listed in the FOIA-released document noted above.
Upon return, Shelton's plane landed at Andrews Air Force Base, and from there, three patrol cars and about a dozen motorcycle cops escorted him and his staff to the Pentagon. It was said that when Shelton got back to the Pentagon, he initially went to his office and then visited the site of the attack to see the wreckage. After re-entering the building, he finally headed to the NMCC.
Therefore, Shelton's account appears to say that it took him about six hours to return to the NMCC, after taking only about two hours to return to Andrews on the Speckled Trout. It seems odd that he would spend six hours (8 minus the 2 needed to fly back) in his office and examining wreckage before reporting to the command center when he was in charge.
Unfortunately, the September 2011 edition of Air Force Magazine, mentioned earlier, contradicts both of these accounts.[xi] Another article in this issue includes comments from Captain Rob Pedersen, who was the flight navigator for Shelton's plane on 9/11. This article states that after Shelton instructed his pilot to return to the U.S., the crew didn't get clearance to return for several hours. This article also claims that the plane did not have any destination and "so we went into a holding pattern near Greenland," Pedersen said. The new report says that it was Pederson's, job as the navigator, to come up with a list of alternative landing sites, the possibilities for which included Thule AB, Greenland and NAS Keflavik, Iceland.
The flight tracking strip from Andrews AFB indicates that the Speckled Trout, call name "Trout 99," took off at 7:09 am ET (11:09 Zulu time). The official time that Trout 99 landed back at Andrews is recorded as 4:40 pm.
Many obvious questions arise when considering these contradictory reports.
Why does Pederson now claim that it took hours to get clearance to return when Shelton said in his book that it took only ten minutes?
If the Speckled Trout had flown over the WTC just minutes after the buildings were destroyed, meaning before 11 am, how could it have taken nearly six hours to land at Andrews AFB?
If Shelton's account was true and the plane landed much earlier, what was he doing for the next six hours, before arriving at the NMCC at 5:40 pm?
If he did not fly back until hours later after having been in a long holding pattern over Greenland and then another in Canada, why did he not mention any of this in his autobiography? Did he not know what the plane was doing?
How could Shelton not know the difference between "just minutes" and a period of five or six hours?
If Shelton's 2010 account was correct, why would Air Force Magazine make up a story in September 2011 about his plane having been delayed in Greenland for hours and not landing at Andrews until the afternoon?
These may or may not be the most critical questions to answer regarding the events of 9/11. But the story of Gofer 06 has been used to provide evidence for the official accounts, and the question of why so many of the nation's leaders were absent on that morning should be of great concern to anyone who is interested in the truth. Getting to the truth will require that all such improbable scenarios and contradictions be investigated.
"Schuessler noted that some time after the second incident they made the decision to ground the national airspace."
Minutes after the first crash, 8:46, and before the second crash, the FAA, New York closed the airspace for all incoming planes, including the Otis-fighters! It seems, that FAA, New York did not allow the fighters to protect New York.
At 09:42, all planes were ordered to land. According to the acting FAA Deputy Administrator interview with the 911-Commission ... "He and Garvey got on the phone with Norm Mineta who decided to bring everything down (around 9:45) which was implemented." The 911-commission ignores that account and just speaks about Ben Sliney in regards to that "landing order".
This means, that the C-130 did not abide to the national ground stop by departing from Andrews. Later the plane did not abide to the landing order, as well. But it can be said, that is was a military plane, which did not have to abide to orders from civilians.
bio on Mon, 12/05/2011 - 3:23am.
would Trout99 have to wait for clearance? Wouldn't it be considered a military craft such as Air Force 1 or 2? It is after all carrying the Joint Chief. Seems to me like it would be able to fly anywhere it wanted and would have a priority status designated to it.
Another great article Kevin, can't wait to share it.
dtg86 on Mon, 12/05/2011 - 12:14pm.
This is a great article, which raises some excellent questions. I am sure there is significance to the two flights and the incidents Kevin has described. It is all very suspicious and needs to be investigated thoroughly.
Shoestring on Mon, 12/05/2011 - 11:19am.
"Why would Andrews AFB launch a cargo plane instead of interceptor jets at a time when three airliners had been hijacked and two of them had crashed into the WTC 30 minutes earlier?"
Andrews did not "launch" GOFER 06. They (the C-130 crew) filed a flight plan which would take them back to MSP, started up, taxied out, received clearance from Andrews Tower (which received clearance from Washington TRACON), then departed. There is zero evidence that Andrews "launched" a C-130 in any sort of attempt to intercept any of the hijacked aircraft on 9/11.
ADDIS77 on Mon, 12/05/2011 - 1:28pm.
...for the post jkeogh, and for the feedback, dgt86 and bio.
And thank you, Shoestring, for your great help and hard work.
For those who lurk at these blogs waiting to launch into a tirade of semantics and misguided exaggeration based on one word out of three thousand -- pogue ma thoin.
Kevin Ryan on Tue, 12/06/2011 - 1:16pm.
According to the book of Spencer, the time DCA was told to ground stop traffic in general was at 09:29 EDT. Nevertheless the C-130 was allowed to fly up just after 09:30.
bio on Tue, 12/06/2011 - 3:22pm.
The ground stop was not issued for the Washington Metro airports until 9:29, according to the NOTAMs issued that morning. Washington Departure gave the C-130 departure approval around 9:28, before the ground stop was implemented.
ADDIS77 on Tue, 12/06/2011 - 8:04pm.
Make sure you view it 720p HD fullscreen.
The 84Rades radar data show 3 planes which already ~8:35 EDT took off from Andrews AFB, the closest airdefense base to the Pentagon. They were sent far south to North Carolina where they were circling idle. One of the planes was then sent back to Virginia, but not sooner than approx. at the time when the attack on the Pentagon happened - more than 50 minutes after the first attack on the WTC happened and more than half an hour after the South tower was attacked. It was flying relatively very slow and it landed at Andrews ~10:13 EDT. The other two fighters still in North Carolina joined another plane presumably for refueling and then after the refueling operation ended ~10:05 EDT they went back and landed at Andrews at ~10:34 EDT. It was then at ~10:39 EDT when one of this two planes took off again from Andrews, joined for a short while the Langley fighters patroling Pentagon area and then again landed at Andrews ~10:46 EDT. This was the very first plane out of Andrews AFB which ever took part in the Pentagon airdefense, more than one hour after the attack on Pentagon happened.
The 84Rades radar data also show that already at ~8:03-8:08 EDT another 3 planes took off from the McGuire AFB, the closest airdefense base to the WTC. One of them was not squawking any civilian or military transponder code whatsoever. (Other possibility given by military systems is that its squawk codes were on fly deleted from the data "for exercise purposes".) The planes were sent far north to the northermost part of Maine (never trying to intercept incoming "AA11" and "UA175" in their way) where they in a tight formation eventually turned back south, but not sooner than ~9:43 EDT - almost an hour after the first attack on the WTC happened ~40 minutes after the South tower attack, ~5 minutes after the attack on Pentagon, and they were flying relatively very slowly back south. The nontransponding plane didn't switch the transponder on until 10:52 EDT when the plane was back over eastern Connecticut. Two of the fighters including the one which was previously not transponding anything landed back at McGuire AFB ~11:21-22 EDT. The third plane squawking all the way long only a civilian code 1545 went over ocean where it circled idly around 150 nmi east from N.Y.C. up until ~13:17 EDT when it turned back north. At ~13:26 EDT it joined the planes patroling Boston from which it splited soon at ~13:39 EDT. Then it flyied back to McGuire AFB, where it eventually landed at 14:20 EDT.
If there would be a demand I can produce a simmilar video as above to show this McGuire AFB planes radar tracks visually.
tumetuestumefai... on Fri, 12/09/2011 - 12:18pm.


John Home's Douglas is not much known nowadays, but for over 100 years after its first performance in Edinburgh in 1756 it was a standard repertory piece in the theatre. The play's impact in Scotland when it debuted was tremendous and made Home a household name. Supporters compared him to Shakespeare and patriotically touted Douglas as an example of Scottish drama that could stand aside the greatest works of Classical drama. Opponents mocked these hyperbolic claims and, outraged that a minister of the Kirk should have written a play, were more likely to compare Home to Satan. The pamphlet war that ensued produced a plethora of attacks and defences of Home and his play. These ranged from learned disquisitions on the value of the theatre to satirical mock ballads and scurrilous lampoons. On the back of this controversy, Douglas went on to a successful run in London. From there, it swiftly became a standard part of the theatrical repertoire all round Britain, and even across the Atlantic where it was one of the most popular pieces in early American theatre.
Home's Douglas has not been available in print since Gerald Parker's hard-to-find 1972 edition. This new edition makes the play readily available in paperback form and publishes it together with an informative and entertaining range of background materials relating to the controversy over the play. This is valuable for anyone wanting to teach the play, but general readers will find this edition worthwhile too. The play itself is a tale of misunderstandings and jealousies revolving around a lost child returned after sixteen years, and has a pleasingly gloomy proto-gothic atmosphere that sets it apart from the sometimes stiff neo-classicism of much eighteenth-century tragedy. But Douglas is also a play of its time and modern readers might find themselves turned off by the rather static plot and expository declamations that it shares with other tragedies of the period. The accompanying background materials, however, add an extra dimension to the play, painting a vivid image of the controversy surrounding it and providing a lively picture of eighteenth-century Scottish society that fascinatingly illustrates the play's significance in its time.
The background materials include essays by the philosopher Adam Ferguson and John Witherspoon debating in scholarly terms the moral worth of theatre. We also find fiery religious denunciations of Douglas, condemning Home's 'zeal to promote the interest of Satan', and calling for the Kirk 'to break down all play-houses, and banish these idle dogs the actors to the mines, to work hard under severe discipline'. In the mock ballads and lampoons we find Satan himself joining with David Hume to promote the play, while defenders of Douglas mock the Presbytery of Edinburgh as proposing 'That notorious Drunkards, Idiots, and Villains be the most zealous Christians' and 'That every Proposition, which silly people alone maintain, is true'. In presenting these materials together with the play, this edition might be hoped to encourage a wider awareness and appreciation of Douglas and the remarkable place that it occupies in Scottish cultural history.
Some aspects of the edition are less than satisfactory though. The text of Douglas itself should have had more careful proof-reading. The editor follows the 1757 Edinburgh edition, and appears to be aiming to make alterations only to obvious typographical errors in the original. However, there are slips: the 1757 opening description of the setting, 'The court of a castle surrounded with woods', is altered to end with 'by woods' for no obvious reason. The opening stage direction for Act Two in the 1757 text refers to 'Lady RANDOLPH and ANNA'; the new text alters this to 'Lady RANDOLPH, ANNA'. A line break is also altered: 'Whether some foe of Randolph hir'd their swords' has the next line 'Or if—' added at the end, changing the line from ten to twelve syllables (p.19). This is rather jarring in a play with such regular metre as Douglas. McLean's edition also mostly follows the original text in capitalising all proper nouns, except for in the first twelve pages and again after p.50, when McLean's text arbitrarily converts all proper nouns to lower case. At one point (p.50) the stage direction 'Dies' is not italicised or set apart from the dialogue, so that it looks like part of the dying Norval's speech. Slips like these are hardly fatal to the edition, but they are irritating and potentially misleading.
The presentation of the background materials is problematic also. These have not been edited but are facsimile reproductions of the original publications, and much of this material has references to contemporary characters and events that will be unfamiliar to most readers and require some explication. For instance, names of people and places were routinely censored in the eighteenth century, so that the facsimile texts presented here have references such as 'J—n S—l at S—r, and A—m T—n Chaplain to l—d J—n M—'s regiment' (p.255). Ralph McLean has concise and helpful introductions to the various pieces written about Douglas, and he includes useful short biographies of prominent figures in the controversy. Nonetheless, there are many references that are not explicated in these. It would have been much more user-friendly to provide edited versions of these works, with the censored names given in full and notes included to further explain contemporary references.
Another issue is the production quality of the book. Many of the facsimile texts have rather faint print that can be difficult to read. One page of my copy is defaced by a large black smear that obscures much of the text.
This edition, then, clearly needs more care in its editing and production. But it nonetheless shows that Douglas is indeed worthy of careful treatment, gathering together materials that bring the play to life and illustrating the energetic debates that sprang up around it. In doing so, it demonstrates that Home's play deserves a lot more attention that it has received in modern times.
John Home's Douglas: A Tragedy with Contemporary Commentaries, edited by Ralph Mclean, is published by humming earth.
Kevin McGinley is a Lecturer in the School of Language, Translation and Literary Studies at the University of Tampere, Finland.


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Q: Close pop up and refresh parent page javascript So what i want to do is close pop up and refresh parent but after few seconds delay to make sure all data is received. currently i have the following
function closeAndRefresh(){
  setTimeout(function()
    {
    window.open('/{!currSubId}','_top');
    window.location = window.location.href;
    return true;
    },5000)
}

This code refreshes the parent but inside the popup, so the pop up does not close, rather the parent shows refreshed - in pop up

A: The second parameter refers to a "window name", not a "target" (the target attribute of an anchor tag). Instead, you'd want to use something like:
window.opener.top.location.href = '/{!currSubId}';
window.close();

It's usually a bad idea to wait for any length of time as opposed to being event-driven. I'm not sure where/how you're using closeAndRefresh(), but I'd guess you want to put it either in an onComplete attribute of a Visualforce element, or some particular state of the page or an element on the page, such as window "load", XMLHttpRequest's "readystatechange", or elsewhere.