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Is Now an Opportune Time to Purchase Land?
Predicting return on investment when purchasing land can be hard to nail down. While no one can truly predict what the ROI of an investment will be, looking to industry indicators is a good start when choosing where to place your hard earned money. The good news is that there are resources available to those in the market for land real estate. In addition to finding a qualified land consultant, looking to industry surveys and reports can provide the guidance needed to purchase a property.
Every year, the REALTORS® Land Institute and the National Association of REALTORS® release a Land Market Survey to help buyers and sellers of land make the most informed decisions possible. With responses from land real estate professionals across the country, its results are indicative of which overall land real estate market trends to pay attention to when making investment decisions. A large percentage of the participants are Accredited Land Consultants (ALCs), the most esteemed, experienced, and well-educated brokers/agents in the industry, lending further credibility to the survey results.
Now, let's dig into why now is an opportune time to purchase land real estate. According to this year's survey results released on February 14, 2017, the industry's top land professionals predict an average growth in sales volume of two percent across all land types through October 2017, with a three percent growth expected in each sector for timber, residential, and agricultural greenfield development land. As far as prices of land, an increase is also seen across all sectors defined in the survey. The highest predicted sales volume increases are attributed to timberland and residential land at a rate of three percent, closely followed by agricultural land at two percent and commercial land at one percent.
Yes, these are all predictions. However, when compared with actual transaction data from respondents, the trends fall in line with past sales data. As reported in the survey, overall prices of land across all sectors averaged a one percent increase, with the highest price increases in timberland at five percent and residential land at three percent. Another important take away is that the average time on the market for a piece of land was reported as one-hundred days, selling more quickly for agricultural non-irrigated, timberland, and recreational properties.
Brandon Rogillio, ALC, 2017 REALTORS® Land Institute National President, stated, "We are seeing a lot of very positive things happening in the land market. Like any industry, the different sectors will fluctuate up and down but seeing an overall two percent growth in transactions across all types of land real estate is a good signal. The increase in recreational and residential land sales is an especially encouraging sign of our economy's strength over the last couple years with an increased demand for housing sales and 'luxury' activities like hunting. The growth in timberland also vouches for this as much of the timberland purchased will be used for either recreational purposes or timber for residential housing—it really all ties together nicely into one bigger picture. Predictions for continued growth through 2017 are encouraging for those looking to invest in land or sell it, as well as, for the real estate professionals involved in the transactions."
The annual Land Markets Survey is a tool for real estate land professionals and those looking to buy or sell land in all sectors of the business to use for bench-marking and as an informational resource when conducting business. This year marks the fourth consecutive year that the survey has been conducted to reveal current trends and the ever-changing state of land markets within the industry. The REALTORS® Land Institute has made the full survey available for free online at RLILand.com/about-realtors-land-institute/land-markets-survey.
So is now an opportune time to purchase land real estate? Contact your local land consultant to see what opportunities are available.
Source: Land.com
Inside the Agrihood Trend
Developers are bringing the farm closer to consumers' tables in urban, rural, and suburban spaces.
Has foodie culture finally gone mainstream? According to The Urban Land Institute's "America in 2015" survey, 73 percent of Americans highly prioritize access to fresh, healthy foods. That preference may also appear on clients' house-hunting checklists: Thirty-seven percent of REALTORS® say their buyers want access to local food, and another 6 percent say clients seek community gardens near their new homes, according to the National Association of REALTORS®' 2017 Sustainability Report.
Though ULI defines "agrihoods" narrowly—"master planned or residential communities built with a working farm as a focus"—residential areas organized around consumers' desires for fresh, local food are popping up all over the country. And real estate pros working in a variety of markets in urban, rural, and suburban locations are finding success in this growing niche.
A Tree Grows in Oakland
Urban developments that incorporate agriculture may help residents mitigate common stressors of city living. "Townhome and condo complexes can be really concrete and not very green at all," says Sandi Giannini, a real estate salesperson with HD Properties in Oakland, Calif. While most of her clients can't afford a pastoral home at California's high real estate prices, Giannini says they still prize greenery and fresh food. "People like the idea of a country setting but are living in an urban environment because of work."
That's why Giannini loves showing off the repurposed warehouse space of the Pacific Cannery Lofts in West Oakland. The development features a raised-bed community garden of 30 plots shared with Ironhorse, an affordable rental community next door. Giannini says the garden space is a major selling point in her tour and marketing materials.
Not all residents want to cultivate food themselves, but the green atmosphere is widely appealing. Many of Giannini's clients work long hours in the tech industry and appreciate living in a complex where tomato plants and lemon trees offer fruits to residents. "They're not looking to become full-time farmers," says Lara Hermanson, principal at Farmscape, the company that installed and maintains the organic gardens between Ironhorse and Pacific Cannery Lofts, among hundreds more across the region. Though Farmscape's annual contracts are negotiable, Hermanson says few communities decide to take over the work of tending to the edible landscaping completely. "In most cases, I'm the farmer in perpetuity."
Deep Farming Roots in the Midwest
While it may not be surprising that urban farming has taken off in the Bay Area, Hermanson points to the country's breadbasket as a vital source of the agrihood trend. "It's a California way of doing this for sure, but the original one is the one in Illinois," Hermanson says, referring to the development known as Prairie Crossing in Grayslake, Ill.
The community of 357 homes, which was built more than 20 years ago, celebrates its connection to both wilderness and farming. Scot Lara, a real estate professional with Berkshire Hathaway Home Services KoenigRubloff Realty Group in Libertyville, Ill., has lived in Prairie Crossing for more than a decade. He and his wife were initially drawn to the community's nature trails more than the 100-acre organic farm at the center of the development. "We didn't really understand what it was all about; we just loved the way it looked," Lara says. But after they signed the paperwork on their Prairie Crossing home, coworkers warned him they were going to turn into "tree huggers," insinuating the development was "like a cult."
Now that he's a real estate professional, Lara confronts these misconceptions about Prairie Crossing often. Though the area is subject to a host of environmental and land-use rules, he explains that the restrictions help keep vistas open and trails clean. "The kind of rules that are in place are the kind of rules you want in place," he says. "That's what allows a place to remain the way you liked it when you first moved in."
Lara can demystify the development's restrictions for interested buyers, but he'd rather talk about the atmosphere. He describes Prairie Crossing as a "special" place where kids "travel in packs together," and it might take him hours to mow the lawn because neighbors keep stopping by to chat or offer a cold beer. "There's a sense of community that would be very hard to find in your everyday neighborhood," he says. He has sold 10 homes in the development in the last year and says his ability to sort facts from hearsay nets him referrals from neighbors: "They say, 'He understands what we have and what makes this a unique community, and he can convey that to other people.'"
An Oasis in the Suburban Desert
The area around the 452-home Agritopia development in Gilbert, Ariz., is vastly different from both West Oakland and Prairie Crossing. It has two Walmarts, a major freeway, and a large mall filled with big-box stores, all less than three miles from the community. Though it's now a Phoenix suburb, Gilbert was largely agricultural up until recently. After seeing many of his contemporaries sell off their farms to developers in the 1990s, farmer Jim Johnston worked with his family, builders, and developers to create a new kind of community for the area.
When construction began around 2001, the whole development—from the roof pitches and porches of the Craftsman-style houses to the low vinyl fences and narrow streets connecting them—looked foreign to Colby Myers, half of the husband-wife team at Treehouse Realty in Gilbert, Ariz. "The homes were completely different than we had ever seen," he says. "It just has a beauty you don't find in Arizona."
Myers says the feel of the place and the amenities—including a working farm, community garden plots, pool, and volleyball, basketball, and tennis courts—do a lot of his sales work for him. "Agritopia has a 'Pleasantville' feeling. You automatically feel safe and welcome, which creates a sense of home," he says. "As real estate professionals, we show a lot of houses in an effort to find our clients a home. From the moment you drive into Agritopia, those houses become homes."
That makes for stiff competition. Myers says he and his wife, Michele, are involved in only one or two Agritopia transactions a year. It's hard to score listings in the tightly knit community because the homes are often "spoken for" before they officially go on the market.
Paying the Grocery Bill
As the agrihood trend expands, it's becoming clear many consumers are willing to pay a premium for neighborhood access to fresh food. While these developments vary widely in how they actually distribute food to residents—from farmers' markets to community-supported agriculture arrangements to more typical grocery store interactions—the funding of the farm is sometimes a separate charge, and often via a homeowners association. Myers says the majority of homes in Gilbert are in HOAs, but Agritopia's fees skew significantly higher. He estimates Agritopia's homeowners pay more than twice as much as those living in traditional developments nearby. But he adds that the demand for homes within the community makes it clear many feel it's worth the price.
Lara says Prairie Crossing raised its quarterly fees in January for the first time in nine years, from $270 to $295. The rates are competitive with other developments in the area, he adds, especially considering all the educational programs and environmental initiatives funded through the HOA fees. Lara says the board's focus on financial stability and long-term investment is reflected in the $1 million they keep in reserves. "The bottom line is they are all here for the same reason we are," Lara says. "It shows you how much they care about maintaining it."
The cost equation is more opaque in rentals. The Urban Land Institute found that Farmscape's growing areas cost no more to maintain than traditional landscaping, yet residents pay an average of $7 more per month in rent to live in multifamily buildings that include the company's gardens. However, Hermanson notes that the cost calculation could be different outside of California. "In the Midwest, people aren't as used to paying for amenities as we are," she says, comparing Farmscape to drop-off laundry services. "In Chicago, it still sounds ridiculous to not wash your own undies."
Depending on size and complexity, developers may pay between $35,000 and $1 million for a Farmscape creation. Maintenance costs are charged weekly—between 25 cents and 65 cents per square foot for the vegetable garden and $2 for each fruit tree—and include replanting and amending the soil. Hermanson says the economics of agrihoods can work in any development with a few smart trade-offs. "Replace the pool or the gym that no one uses, that aren't really creating the sense of place that an urban farm would," she suggests. Additionally, developers who include access to healthy food in economically disadvantaged communities may be eligible for grants from the Treasury Department's Community Development Financial Institutions Fund, according to ULI.
Giannini predicts it won't be long before the whole industry sees edible landscaping as a true amenity: "There are some real estate pros who don't look at it yet as a feature, but they're going to be pleasantly surprised by how much more interest people are going to have in this."
By Meg White
Source: RealtorMag
How to Find Hunting Land
Hunting, always a popular sport, is seeing new advocates as the number of female hunters rises.
According to one source, this number has climbed by 80 percent since the early 2000s. The reasons are as varied as the women who hunt, but part of the impetus is the recent (2007-2009) recession, and part is a desire to connect with the sources of food.
Add to that the empowering sensibility that women hunters get from literally "bringing home the bacon", and it's no surprise to see hunters in ponytails wearing Prois hunting jackets and carrying "designer" shotguns.
That aside, hunting is still a male-dominated (81 percent) sport, and the biggest problem male (and female) hunters have isn't getting the right hunting gear or licenses, but finding land on which to hunt.
The world is crowded and getting more so every year. Finding open acreage on which to track and shoot that deer, bear, elk, or wild turkey is getting difficult. In many states east of the Mississippi and South of U.S. Route 40 (i.e., Missouri, Kentucky, and Virginia, for example), up to 95 percent of the land is privately owned. Here are some ways to simplify the search:
Contact a hunting lease association, like the American Hunting Lease Association. The fees can be steep, but the hunting is excellent.
Contact your state's department of natural resources, or DNR. For example, the Minnesota DNR has created a new online tool for identifying public hunting and recreational land. Many states also have permit-only hunts for a fee and during a certain period of time.
In Colorado, Alaska, and Kentucky, to name but a few, there are draw hunts. These cost, but the hunting is excellent and the amount may be refunded if you purchased an annual game-specific (i.e., deer, fish, etc.) license the previous year, for example.
Check out federal reserves and refuges, i.e., the National Wildlife Refuge System, via the Federal Register.
Search your local newspaper for classified ads, under "land for sale or lease". The best places to look are small, hometown or county-specific newspapers that publish both in paper and online. Don't shy away from private land sales. Landowners have a dedicated interest in reducing the amount of grazing damage deer can cause.
Use social media for more than selfies. Express your interest in private land hunting on Facebook, Twitter, Reddit, even Instagram. There are people out there in virtual space who own land and may not object to it being hunted.
Set up a Google alert for private land for hunting – for a fee (or ideally for free, or for a portion of the game you shoot). Texas and Louisiana both have programs that connect hunters with private land that is open to hunting. Farther west and north, Montana has a private land/public hunting program, and Wyoming has a Hunter/Landowner Assistance Program, which offers tens of thousands of acres for hunting and fishing.
Check the bulletin board at work, at church, the local sporting goods store, or at your gym. Also check the local grocery store or tavern. Better yet, make up a card asking for help locating hunting land and use your e-mail or phone number, whichever seems best and safest.
If you belong to an organization (Elks, Shriners, Masons, or Knights of Columbus), ask the people you know best, or simply bring up the subject of hunting. What else are brotherhoods for?
Talk to your neighbors, or ask your relatives. Join a hunting association and get to know fellow hunters. Do not, as one source suggests, go door-to-door, or ask at your child's school. The first could be dangerous, and the second could send entirely the wrong message to teachers and administrative staff.
by Jeanne Roberts
Source: landhub.com
In the Wake of California Flooding, FEMA Updates Flood Insurance Plans
Given the ongoing situation in California, where six consecutive dry years – and a history of drought – have culminated in unprecedented flooding from the Oroville Dam in the north to Los Angeles in the south, it's fortunate that the Federal Emergency Management Agency, or FEMA, just updated its flood insurance plan, which covers homes, or places of residence, and property.
The Office of the Flood Insurance Advocate (OFIA) is an integral part of FEMA's National Flood Insurance Program, or NFIP. The OFIA's purpose is to educate policyholders and property owners on such issues as buying flood insurance, filing flood claims, and appealing a negative decision on flood insurance reimbursement.
Obviously, the first step in buying flood insurance is determining whether it is necessary. The flood map service center allows landowners and homeowners to visualize their property on an interactive map which shows the flood risks.
Suffice to say, the maps are difficult to read: it's the government, after all. However, you can also call your city, municipality, or county to find out if your community participates in the NFIP; if your property is in a flood risk area; and how that risk is rated. You might even get a discount on your house's flood insurance if your community's participation and status ranks high in the Community Rating System. Or you can make an end run around FEMA maps and check out Floodtools.
You can also call the insurance agent who handles your household insurance, or fill out the Flood Risk Profile to guesstimate how much flood insurance will cost. You can also Google it. In most of St. Paul, Minnesota, for example, the average cost for residential flood insurance is $300 a year (for $100,000 in coverage, which is the limit). In the western suburbs of Sioux Falls, South Dakota, where new FEMA mapping has reduced the risk, it is more like $500, and for areas which still fall clearly within the floodplain, it can cost up to $5,000 a year.
The coverage for structures and contents must be purchased separately, and the contents of a basement are never covered. Both contents and dwelling have a deductible, so it can get pricey. Plus, there is a 30-day waiting period for the policy to become effective, so you can't buy flood insurance after the fact.
But if that seems like a lot, consider this: a Federal Disaster Loan can cost $300 a month for 20 years!
Filing a claim is pretty much like any other insured loss. You will need to contact your insurance agent first, and make a list of the damaged items, the approximate date of purchase, and the estimated dollar value of each item – but be reasonable, because the claims adjuster wasn't born yesterday. You should also provide receipts if you have them.
Taking photos of the damage is an excellent way to document losses, and with digital cameras the documentation can all be done electronically! You will also need to file a Proof of Loss form within 60 days, or you may get nothing. The insurance adjuster can help you with this. Proof of Loss is separate from an insurance claim, and substantiates it.
No matter what someone tells you, you don't need to wait for President Trump to declare your flood a disaster, and your policy can't be cancelled for turning in a claim. In addition, registering for FEMA assistance provides you access to a number of emergency services like money to rent someplace to live, include a FEMA-approved group of hotels whether you voluntarily leave your home or are evacuated – as was the case with the Oroville Dam spillway failure. The Federal Emergency Management Agency advises flood victims to register for disaster assistance online, or by calling 1-800-621- 3362 (FEMA)
You can also get money for necessary expenses like medical or dental problems, funeral expenses, and personal property reimbursements for clothing, medications, and essential toiletries. The agency will also provide funds for transportation, moving and storage of items that have survived flooding, and other expenses that are authorized by law.
Where flooding and subsequent evacuation has separated family members, FEMA's National Emergency Family Registry and Locator System, or NEFRLS, can help reunite them. The NEFRLS program is automatically activated after the President declares a national disaster. Register online at FEMA.gov, or call 1-800-588-9822, 24-hours a day once a disaster is declared.
Thinking of Going Off-Grid? Here's How to Pick the Best Property
Secluded, sustainable, self-sufficient: going off-grid's been the ultimate American dream since the days of Thoreau. But these days, getting away from it all is obviously a bit trickier than just packing up and moving to a cabin in the woods. Unlike in Walden, you're probably going to want some basic amenities, such as electricity. But it's hardly impossible, especially with land that's good for solar production. Here's what to look for when you start shopping around.
Seek Out Land with a Flat Clearing
Tree coverage is often a death sentence for solar panels. Heavily-shaded areas just can't compare to the production of sunnier spots; if you live out in the woods, some installers may even tell you solar just isn't worth it. But tree removal and ground clearing for heavily forested areas can run up to $6,000 per acre, which is an expense you don't really need if you're already putting down thousands of dollars on a down payment and solar energy system. If you can, opt for a property that already has a clearing available to you.
You'll also need to decide how you'll mount your system, which can come into play regarding the land you choose. A solar calculator or professional installer can help you better understand the best size system for your household needs, but usually your average-sized five-kilowatt panels won't be able to support the demand from a typical home. You should definitely consider high performance features, like energy-efficient heating and cooling and tight building envelopes, but you'll still probably need to purchase a solar panel setup that runs on the larger side.
In fact, if you manage to find land that is flat and even, you can potentially opt for a ballasted ground mount system, which will allow you to install multiple panels to create your own miniature solar farm. That lets you position the panels in the optimal direction,rather than relying on the orientation of your roof. For instance, south-facing panels typically demonstrate the best energy performance—but aesthetically, that might not be the best direction for your home. Land that's amenable to ground-mount panels gives you options.
Avoid Areas with Restrictive Property Covenants and Zoning Regulations
Homeowners associations mean well—their rules are largely meant to maintain safety and bring up property values in the area. However, locations with stringent covenants, conditions and restrictions—affectionately known to realtors as CC&Rs—could put a damper on your dreams of your own self-sufficient paradise.
Notably, counties with restrictive zoning regulations may penalize homeowners for erecting certain structures, like barns, dugouts, and straw-bale houses. Homeowners associations might be even more strict, preventing you from building gardens, raising livestock, or even installing solar (more on that below). You're entitled to see all CC&Rs after you make an offer on a property, and you can withdraw your offer without penalty (or forfeiting fees) if you don't like what you see.
Review Your State and Local Laws for Solar Easements
Likewise, homeowners associations can potentially prevent local residents from erecting solar panels on their property. However, to protect solar residents and encourage the growth of the solar industry, many states and local governments enforce solar easement laws, which restrict HOAs from prohibiting solar.
The best way to check your area for solar easements is to make your way to dsireusa.org, the website for the Department of Energy's Database of State Incentives for Renewables and Efficiency. Here, you can search through a long list of incentives and legislation for solar, state-by-state.
Check State Legislation in the Area You Want to Buy
State attitudes towards off-grid properties vary vastly by location. In some parts of Florida, for instance, residents are required to hook up to the grid—the state lets local utilities decide whether or not homeowners can go off-grid.
Before you buy, try to get a general feel for your state's thinking in regards to renewable energy. Many states, particularly those in coal-heavy areas, have recently witnessed battles between utilities and solar advocates over the extent to which state governments can legislate solar. That's a trend that's likely to continue for the foreseeable future, so it's a smart idea to look somewhere with a track record of pro-solar legislation.
That may seem like a lot to digest, but it will definitely be worth it when you're living free and clear on your own off-grid utopia. It's just like Thoreau said, "if one advances confidently in the direction of his dreams… he will meet with a success unexpected in common hours.
Written by Erin Vaughan
Modernize, Buying Land
Source: Lands of America
ADVERSE POSSESSION – Zuckerberg Drops Hawaiian Kuleana Land Case, Offers Apology
Facebook CEO Mark Zuckerberg, the owner of 700 acres of land in Hawaii, is finding out the hard way that land ownership can be an uncertain thing at best.
In 2014, Zuckerberg and his wife, Priscilla Chan, bought two adjacent tracts of land – a 393-acre Pila'a Beach tract, and a 357-acre former sugarcane farm called Kahu'aina Plantation. It would have been an ideal getaway for one of the world's richest men, if not for the fact that the plantation contains as many as 24 tiny plots of land that Zuckerberg hasn't been able to buy, and whose owners are free to cross his land at any time they choose.
These tiny parcels, known as "kuleanas", are by law (and historically) the property of families who have passed ownership down through the decades. Kuleana rights include "reasonable access, agricultural uses, gathering rights, rights to a single-family dwelling, water rights, and fishing rights". In Hawaiian, kuleana means "right, privilege, or responsibility". Some of the kuleanas contain huts, and are used as weekend or vacation getaway spots. All are protected under a 2012 Hawaiian Supreme Court ruling that confirmed the original decision laid out 160 years ago vis à vis tenant farming rights.
Zuckerberg, who filed eight lawsuits known as "quiet title and partition" actions to obtain the parcels, has since dropped his litigation efforts and apologized. Reports indicate he hopes to negotiate a solution with the individuals and communities involved. Given the uncertain nature of land titles in Hawaii, this may be the best resolution, especially as some kuleana owners don't even know the boundaries of their land. The situation is sadly reminiscent of Native American tribes in the 19th century.
The kuleana holders are not squatters in any sense of the word, and Zuckerberg is far from the first to face this dilemma. In fact, land taken by squatters, sharecroppers, tenant farmers, and the homeless – a process known as "adverse possession" – has plagued many a buyer who thought he, or she, had finally purchased the home and/or acreage of his or her dreams.
Moreover, land law and land rights may actually recognize the ownership of squatters and the homeless after a certain amount of time has passed. In California, for example, someone who takes over an abandoned building, or sets up farming on an open plot of land, can obtain a document of ownership for said property after five continuous years of occupation.
In Pennsylvania, a couple who lost track of one of their land purchases actually forfeited most of it to someone who lived next to it and used it consecutively, for 21 years. Each state views adverse possession somewhat differently, and some mandate that the trespasser pay the local property taxes for a certain number of years in order to claim the property.
Historically, the law tended to differentiate sharecroppers and tenant farmers by noting that the latter usually had their own farming tools – a distinction that has not clarified adverse possession status. A tenant farmer using a verbal agreement can farm the land for a number of years without sharing the profits of his labor and then demand adverse possession status. A piece of property that is purchased and then ignored can pass to a sharecropper who faithfully shares the profits of his labor and then asks the court for title to the land.
According to one global land policy institute, the rights to land are commonly related to the amount of labor invested "as an extension of the right to the fruit of such labour".
The bottom line is simple. Property owners should either inspect their lands regularly or hire someone to do so, and every granting of right or easement should be accompanied by legal documentation of the exact rights given – or taken.
Source: LandHub
All About Conservation Easements: How to Protect Ranch Estates for Future Generations
Few resources on this planet today are more important than the land itself. As populations and commercial businesses continue to grow, protecting large property ranch estates is important for the conservation of U.S. water, wildlife, and wilderness spaces. That's one reason why conservation easements were first established hundreds of years ago and continue to be effective today. Learn more about how conservation easements work and their benefits for governments and landowners alike.
A conservation easement is a voluntary donation or sale of private property to a government agency that allows the resources of the land to receive federal protection from further developments. The public benefits of the land — such as water access, wildlife habitation, farm and ranch property rights, outdoor recreation uses, etc. — are safeguarded against future subdivisions or developments for as long as the property remains privately owned.
What are the benefits of conservation easements for landowners?
Conservation easements give private property owners a generous estate tax incentive, which allows land to be passed from generation to generation fully intact. Sometimes, the prohibitive cost of estate taxes can cause parts of ranch estates to be subdivided and sold off — but with an easement, property heirs can exclude up to 40% or $500,000 worth of land from their tax claims.
What does the government get in return?
Every conservation easement is created on terms and agreements specific to the land itself. For example, a ranch with land bordering a national or state park can serve as a "buffer" zone for the migrating wildlife that roams the area. A lakefront property, on the other hand, might benefit from an easement that allows for water preservation or fishing tourism.
Source: sportsafieldtrophyproperties.com
The Economics of the Most Successful Large Western Ranches
Finally owning your own large property may feel like a dream come true, but once the sale closes, your work has only just begun. The most successful large western ranches are run on sound economic principles and a profitable production schedule that uses every available acre. We've compiled some of the best pieces of advice for turning your ranch real estate into a place that you can comfortably call work and home.
1. Manage your herd by acre and worker.
The amount of acreage for sale isn't the only factor that will influence how many head of cattle you might be able to manage on your ranch. You also need to consider how many workers or hired hands you can afford to help with tending to the herd. Most mid- to large western ranches typically budget one worker for every 800 to 1,000 cows.
2. Make your property multi-use.
Depending on where you live and the type of land you have available, you might be able to allocate some parts of your ranch as seasonal private hunting land, which can help generate additional revenue with very little overhead. American hunters average 21 days dedicated to the sport every year, for a combined total of 282 million days annually. Many are willing to pay top dollar for managed land with good prospects for deer, elk, fowl, or other game.
3. Build a community.
Ranching is often perceived as a solitary kind of lifestyle, but it's essential to establish a network among other ranchers, especially your neighbors. The ranching community is often a tight-knit community built on trust and helping each other out when times get hard. Experienced veterans are always ready to offer kernels of wisdom to newcomers.
Ranching life may not always be easy, but it can be incredibly rewarding. There are few things more gratifying than living off the land and appreciating it for what it's worth. To keep your dreams afloat, be sure to make your land as usable and profitable as possible while still preserving its beauty. For more information on how to find the ranch property of your dreams, contact us at Sports Afield Trophy Properties to work with a knowledgeable land broker today.
The Easiest Ways to Protect Your Land from Rural Crime
Rural property crime is an ever-increasing problem. That can be a depressing thought for people who have moved to the country, eager to avoid the problems of city life – including crime.
But regardless of whether you own a single-family home in the country, are searching for farms for sale in the United States, undeveloped land for sale, or any type of country property, landowners can be victimized by crimes ranging from burglaries to equipment theft to livestock theft to illegal dumping.
Here are a few security suggestions for rural property owners:
Report every crime to local law enforcement, no matter how petty. Don't think you're just "being a bother." Those reports allow law enforcement to spot a developing crime trend and then appropriately plan to combat it, often "nipping the problem in the bud" before the crimes become even more bothersome and costly to your neighbors and you.
Security setups don't have to be costly or obvious. Solar-powered, motion sensor security lights can be purchased for as little as $20 and require no electricity usage or hookup, allowing them to be deployed anywhere. Most are extremely sturdy and last for years in all types of weather conditions.
Fuel Tank Security. Basic common sense is your best friend as fuel theft is one of the most frequent rural crimes. Remember that what is most convenient for you is also most convenient for criminals, so, if possible, place the fuel tank in an out-of-the-way spot, far from any roads. If you live on the property, place the tank in a place where you can see it from your home but it's not easily viewed from a roadway. And while a determined thief can cut through most any lock, purchase expensive padlocks for your tank and fences. Don't use a $2 padlock to protect $1,000 worth of fuel.
Contractor Diligence: Be careful of whom you hire to do work on your property. We're not talking about paranoia here, but keep in mind that even if you have the utmost confidence in a particular company or contractor, you'll want to make sure that they are equally dedicated to employing only high-quality, reputable people themselves. This is especially true if you are budget-conscious and know that the contractor offers low wages to workers. Once you allow access to your land, it's all too easy for people to survey what you have and how to get it.
Illegal dumping. The illegal dump site can be both dangerous and very expensive to clean up, and features old tires, household trash, medical waste, automobile and other vehicles, hazardous chemicals, and even the remains of clandestine drug laboratories. One of the best ways to combat this dilemma is to securely mark your property boundaries. Illegal dumpers are searching for a quick and convenient spot to dump their junk, hopefully with easy access from the road. Be sure to block access points and roads to your property that are no longer used and give the dumpers no spot where they can easily pull in and offload their trash. Keep your fences and gates in good repair and locked, otherwise you could face a cleanup that's a huge hassle and a big expense.
As you search for land to buy or farms for sale in the U.S. or any type of rural property to purchase, we know you can find the land of your dreams here on LandHub.com. At that point, just a bit of work and a few dollars can help you keep it safe from those who'd like to rip off your stuff and poke a hole in your pleasant day in the country.
by Mark Bingaman
Additional Tips: Rural Crime Prevention: Livestock Theft, Washington State Department of Agriculture
Ranch and Farm Theft on the Rise: Utah State University Extension
How To Begin Birding
Like birds, but don't know how to make the leap to becoming a birder? Here are three easy steps to get you into the field.
By Nicholas Lund
I'm biased, but in my opinion, birding is the Greatest Pursuit Available to a Citizen of the Modern World. It's basically a lifelong scavenger hunt played across the entire earth. It's equal parts science and poetry, hoots of triumph and quiet reflection, adventures to far-flung corners of the world and discoveries in your own back yard.
Your life is going to be better with birds in it. If you've always loved birds but never known how to actually make the leap, here's how to begin.
Get Excited — and Read Up
So, there's no rush. While aching knees or backs will eventually force your peers to hang up their skis or mountain bikes, birders can bird for as long as they can walk, roll, or look out a window (I'm genuinely excited to impress my peers at whatever nursing home I eventually get put into). Take a moment to learn about what you're getting into.
Start by getting your hands on a field guide. Any book will do as long as it has pictures of each bird and maps of their range. Keep this book in a place where you'll be able to leisurely flip through it for a couple minutes each day—the bathroom works as well as your nightstand. What are the different kinds of birds? Where do they live, and in what seasons? Don't worry at this point about how to identify anything, just focus on figuring out what's out there.
To supplement your field guide examination, learn some things about avian biology and the sport of birding. Watch all of the BBC's Life of Birds series, hosted by your new hero David Attenborough. Learn about why birds are birds, and how they've evolved into such incredible creatures. Read The Big Year by Mark Obmascik (unsurprisingly, the book's better than the movie), and learn about the extreme end of this hobby—not as something to emulate (yet) but as a point of reference. Excited yet? Good, let's go to step two.
2. Gear Up
A great thing about birding is how little equipment you need to actually do it. To get started, you really just need something to hold to the eye to make those far-away little birdies a bit bigger. In the beginning, you don't need to worry about what kind of binoculars you're using. All you've got is a pair of hulking, 14-pound black plastic behemoths from your mom's house? Use them. Little opera glasses that you hold to your face with a stick? They'll work. One of those extending telescopes that fit in your pocket? Get ready to run through the woods like some sort of bird-watching pirate. If they make far away things seem a little less far away, use them for now.
And that's it! Some form of binoculars and that field guide you bought earlier are plenty to get started. As you get better, you may want to invest in a nice camera or a spotting scope (for the really far-off birds), but they're by no means required.
3. Get Out There
The time has come to actually get outside. The first experience is important; if you're overwhelmed, or you don't quite "get" what you're supposed to be doing, you may not return for a second chance. So start with a plan.
Here's what I recommend: pick a bird and go find it. Use that field guide you bought and pick a bird you've never seen before—one that you're reasonably sure lives nearby at that time of year—and go find it. There are a lots of resources you can use to determine what birds have been seen nearby, like the "explore data" section of eBird or postings on your local birding listserv. Then just go out into the actual world and start looking until you find it.
Believe me, the accomplishment you'll feel when your chosen bird is all of a sudden flapping or paddling or sitting in front of you, no longer a flat image in the book but a living creature—that feeling is what this is all about. You'll recapture it with every new species you find.
And that's it, you're a birder! There are a lot of ways to proceed from here—finding buddies to bird with; chasing your first rarity; taking your first trip out of state—but all those will come naturally once you've gotten started.
Congratulations on your new hobby—I'll see you in the field.
Source: Audubon.org


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Diamond CBD Helps Meghan Markle's Brother Thomas "The Duke" Markle to a Win at Celebrity Boxing Match
Industry-leading CBD products take training to a new level as the Duchess of Sussex's brother defeats first opponent
June 12, 2019 08:00 AM Eastern Daylight Time
FORT LAUDERDALE, Fla.--(BUSINESS WIRE)--PotNetwork Holdings, Inc. (OTC Pink: POTN) ("the Company") through its wholly-owned subsidiary Diamond CBD, Inc. ("Diamond") aided famed celebrity boxer Thomas "The Duke" Markle in his training regimen for his first-ever celebrity bout on Saturday, providing the newly-crowned champion with several of their CBD oils, gummies, and creams that he claims helped him reach peak performance. Markle, brother to the Duchess of Sussex Meghan Markle, added the products to his routine in preparation for the fight, telling the ringside announcer afterward that Diamond CBD helped take his training to the next level.
(Click here to see video of Thomas "The Duke" Markle with Diamond CBD.)
The fight, which was all in good fun, almost didn't happen, as Markle's first opponent failed to show up. But with another contender ready to go, the Duchess of Sussex's brother spent a wily two rounds bobbing and weaving before being declared the winner in the second round against his opponent, radio host Tim Kudgis.
"I feel really good, Diamond CBD really pulled me through this," Markle said post-fight. "I wasn't feeling very good before, the day before, and actually thinking about backing out a little bit but I took this product and it made a world of difference, and I would recommend [it] to anyone."
Diamond CBD is no stranger to the boxing ring, having sponsored championship fighters across the globe. And the Company is no stranger to the spotlight either, having recently exhibited several new products at the 6th annual Cannabis World Congress and Exposition (CWCBExpo) in New York City. Their popular line of CBD tinctures and gummies, including their selection of CBD Dried Fruits, made a real splash at the show. Moreover, the Company has shown its potential for growth with its CBD Slushy machines and their CBD-infused chocolate snacks, Choco-Budz, a candy shaped like whole flower that comes in four delicious flavors.
"Helping Thomas Markle at this past weekend's celebrity boxing match was great fun and a great opportunity for us to show off our products too," said Kevin Hagen, CEO of PotNetwork Holding, Inc. "Going out to different expositions and putting our name out there really helps us to build brand awareness, which, in turn, helps us to solidify our standing in the marketplace."
About Diamond CBD, Inc.: Diamond CBD focuses on the research, development, and multinational marketing of premium hemp extracts that contain a broad range of cannabinoids and natural hemp derivatives. Diamond CBD's team consists of hemp industry pioneers and natural product experts, chemists, doctors and scientists, dedicated to producing the finest and purest cannabidiol (CBD) oils. The result is a robust selection considered among the most powerful natural CBD oils, tinctures, edibles, and vape liquids found anywhere. For more information, please visit its website at www.DiamondCBD.com.
About PotNetwork Holdings, Inc.: PotNetwork Holdings, Inc. (OTC Pink: POTN) is a publicly traded company that acts as a holding company for its principal subsidiaries, First Capital Venture Co., the owner of Diamond CBD, Inc., the maker of Diamond CBD products. For more information, please visit, www.potnetworkholding.com.
Safe Harbor: Forward-Looking Statements are included within the meaning of Section 27A of the Securities Act of 1933, and Section 21E of the Securities Exchange Act of 1934, as amended. All statements regarding our expected future financial position, results of operations, cash flows, financing plans, business strategy, products and services, competitive positions, growth opportunities, plans and objectives of management for future operations, including words such as "anticipate," "if," "believe," "plan," "estimate," "expect," "intend," "may," "could," "should," "will," and similar expressions are forward-looking statements and involve risks, uncertainties and contingencies, many of which are beyond our control, which may cause actual results, performance, or achievements to differ materially from anticipated results, performance, or achievements. We are under no obligation to (and expressly disclaim any such obligation to) update or alter forward-looking statements, whether as a result of new information, future events or otherwise.
PotNetwork Holdings, Inc.
1-800-915-3060 investor@PotNetworkHolding.com

redpajama_set_name: RedPajamaCommonCrawl


We are currently developing our antibiotic product candidate, OG716 as well as other homolog antibiotic product candidates, researching LBPs, and have other product candidates, including SMaRT Replacement Therapy positioned for outlicensing or partnering.
Lantibiotics are a class of antibiotics with a novel mechanism of action active against several multi-drug resistant organisms.
Our strategy is to develop genetically engineered safe bacterial strains designed to produce, deliver and release therapeutics locally at oral disease sites to prevent or cure a disease.


To have the solid and beautiful stomach, you have to get a little off. Initially, you will need to get rid of excess fat on the stomach (cardio training) and build your abdominal muscles (strength training) to have visible and defined abdominal muscles. You must combine these two things if you want to get the results you want.
If you train only your abdominal muscles and do a strength training, without having a cardio training for fat loss, you will have stomach hidden under the spare tire.
Lay with back on the floor, legs bent and feet on the floor. Have a partner hold your feet down as you perform a sit up.
Lay down on the ground and place your palms on the floor. After that slowly pull up your legs at a 90 degrees angle. Hold for several seconds and then lower them down without touching the floor and lift them up again.
Lay with back on the floor and bend your knees. Keep your arms behind your head and slowly lift your upper torso in the air.


King of Fighters XII for the PS3 was released on September 25, 2009. If you are looking for a modern fighting game, then you had better stop reading now however, if you love old school fighting games, then you might want to keep reading.
The 2D character sprites and backgrounds have been drawn by hand, they certainly look very nice but the art looks out of place and dated. If you are a true gamer, then this will not be a problem to you. I do feel that the game is wasted a little on the PS3 and the Xbox 360 for that matter, King of Fighters XII would feel more at home on a Sony PS2.
The 22 playable characters are a great feature but the lack of storyline will see you getting bored with the game quickly. The game does try to make up for this with online play; the patch is almost 1GB so you will have to be patient.
Playing the game on my Samsung 40-inch Full HD TV certainly did not help the game, as it showed of all the jagged edges. If you want to play the game, then I am sure that it will look much better on a smaller standard definition TV.
The gameplay is very simple and the animation looks great, the team who done this should feel very proud of themselves. Each character in KoF XII has different strengths of kicks and punches, light and heavy. These four attacks are what you use to fight your opponent, getting the advanced moves to work takes some practice but once you master them, you will be able to perform throws and a number of other moves.
Two characters that seem to have it all are Kyo and Robert; they have a host of special moves. Mature and Clark only has a couple of moves each. Those of you who have played King of Fighter's before will be pleased to know that not much has changed within the game, but there are a few new features to keep you on your feet.
To conclude, the game certainly lacks in some areas and is one of the weakest in the King of Fighters series. However, if you manage to play online, then you certainly have yourself a neat little game. One thing is certain, just think how great King of Fighters XIII will be once released.


Modifications are numerous and include the adding of an air-ride suspension, modifying the truck's new V-8 engine, and preparing it for its new electrical and colling system. The crew has shortened the truck's bed, and altered its stance while preparing the body for paint, which the students will apply. This project, which has spanned over a 3-5 year period, has gotten a fresh burst of energy. Both CVCC students and staff members stay after school to work on the truck, giving their time and working full throttle to complete it.
Much is being taught through this project, including fabrication, welding, measuring, and painting. The learning goes beyond the mechanics though, through the use of team analytic skills, building, working with others, and collaborating amongst programs. It is clear that both hard and soft skills are being taught. Real, hands-on work and life skills are bing gained by all involved! Though this project has been in the works for quite some time, the hope is for it to be completed by the end of the current school year. The goal is for the truck to be finished in time to be displayed at the Piston Power Show, which is held in March at the IX Center. The ultimate endgame of this project is, of course, for students to learn, but also to resell the vehicle there to raise scholarship money for students.
CVCC students and staff are not the only ones involved in this project, as they are in collaboration with the Career and Technical School Foundation, a foundation that has given an incredible $150,000 in scholarships to CVCC students over the years. CVCC staff members donate both time and money to this foundation, which Gerry Gonda explains is a, "blue-collar, self-funded foundation, whose objective is to help students learn career and life skills." Gerry is one of the founders of the Career and Technical School Foundation, and is a frequent substitute teacher at Cuyahoga Valley Career Center. The ultimate goal through the Career and Technical School Foundation is to give back to society. Through much group effort, the Career and Technical School Foundation sponsors events like the Motor Sports and More auction, which raises scholarship money for many CVCC students, and Wheels to Prosper, and effort that CVCC's Auto programs were also involved with which helped a person in need gain use of a car. This foundation could not be possible without the great efforts that its members, which includes CVCC staff, put forward. CVCC is abundantly grateful for all the good the Career and Technical School Foundation brings our students and community.
The projects and efforts of rebuilding a truck, as well as the many other projects that CVCC Auto students get to be a part of, would not be possible without the help of local business partners and sponsorships. CVCC's Auto Service Technology and Auto Body Repair and Refinishing programs thank Rural Trucking, D&S color Supply, Summit Racing Equipment, Flaming River, Parma Transmission, and Arendas Insurance. These businesses do everything from supplying resources, to employing CVCC students and alumni. What incredible work by CVCC students, staff, as well as local foundations, businesses, and community members! This teamwork is what fuels the great learning that makes CVCC the place it is today!


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info@miocare.co.uk
MioCare Living
MioCare Independence
MioCare Safety
MioCare Short Stay
MioCare Active
Susie's story
Jade's story
A shared life
MioCare Group Board of Management
Cllr Fida Hussain - Chair of the Board
Fida is a former Mayor of Oldham and has previously held a number of positions within the Council since being elected as a Ward Councillor for Werneth in 2002. Prior to being appointed as Chair of the MioCare Group in May 2018, Fida was the Cabinet Member for Environmental Services including chairing the Licencing Committee. Fida brings a wealth of experience to the role from his professional life as an Electrical Engineer and running transport and retail businesses.
Cllr Fida Hussain
Peter White - Deputy Chair of the Board and Chair of Operations Committee
Peter was previously a senior police officer with Lancashire Constabulary. During his policing career Peter was responsible for uniform policing in many different areas of the county as well as later gaining experience in senior roles relating to operational delivery, change management and People services. On retirement in 2013 Peter became a non-executive director with Riverside Care and Support and is now a board member of the Riverside Group as well as Chair of their Neighbourhood Services Committee. He is also Vice Chair of the board at the North West Ambulance Service and Chair of the Performance Committee. Peter brings a wealth of experience from policing, housing, health and social care sectors with particular focus on performance management and governance.
Deputy Chair of the Board and Chair of Operations Committee
Cllr Marie Bashforth
A Royton South Labour Councillor since 2013, Marie is an effective, trusted and valued Ward Councillor balancing the interests of Royton South residents and the Labour Group. Marie participates in Royton District Executive meetings and was Chair of the District Executive from 2014 to 2015. A member of the Royton Community Chest Fund and the Royton Sick and Needy Committee, Marie is also involved with the new Royton Branch of the Royal British Legion. In May 2018 Marie took up the role of Deputy Cabinet member for Health and Social Care.
Cllr Zahid Chauhan
Dr Zahid Chauhan is a respected GP, health and social care campaigner, committed local Labour Party councillor (Alexandra Ward) and champion of social justice and charity. Routinely reaching out to his local community, Zahid encourages people to take greater ownership of their health and wellbeing. His experience has been greatly appreciated not only by the MioCare Group (for which he was Chair until 2018) but also by BARDOC (an out-of-hours emergency service) where he serves as a non-executive director. Zahid is also is also involved in training medical students within the community at the Manchester Medical School (University of Manchester). In May 2018, Zahid took up the role of Cabinet Member for the newly formed portfolio of Health and Social Care.
Jeff Jones - Chair of Finance, Audit and Risk Committee
A business leader with a strong financial background, Jeff brings well-rounded experience across a variety of sectors to the MioCare Group Board. Jeff has a commitment to values-focused leadership that inspires people to achieve long-term, transformational change and sustainable financial results. Working for and serving as an executive board member for BDO LLP until 2015, Jeff has since been working as a consultant for Begbies Traynor PLC and has involved himself in several entrepreneurial projects, including the co-founding of GAS Music Group based at MediaCityUK in Salford.
Chair of Finance, Audit and Risk Committee
Cathy Butterworth
After holding numerous HR roles for both Greater Manchester Police and the British Transport Police, Cathy was the Assistant Director of People for Oldham Council from 2012-2018. Cathy has delivered workforce strategy and planning aspects of HR and has contributed to transformational change across the Council, as well as with partners including the integration of health and social care at Greater Manchester (GM) and borough levels. Cathy will bring a huge amount of HR experience, a vast knowledge of the borough and vital expertise in partnership working and complex multi-sector management.
Karl Dean - Managing Director
Karl has been the Managing Director of the MioCare Group since 2015 having worked in the housing, care and support sector for the entirety of his career where he held a number of senior leadership positions including Managing Director of Arena Options and Director of Supported Housing at Your Housing Group. Karl has a degree in Disability Studies and a master's degree in Management Development. He is a Board Member of Staffordshire Housing Group and a Magistrate. Karl brings extensive experience and skills to the organisation along with social business know-how. He is committed to playing a key role in ensuring that health and social care integration delivers significant improvements in the health and wellbeing for the people of Oldham.
Karl Dean
Our priority is the outcome delivered to the people we care for.
MioCare Group CIC
Ena Hughes Resource Centre
2 Ellesmere Street, Failsworth
Manchester M35 9AD
The easiest way to get in touch is to use our online contact form.
© Copyright 2019 MioCare Group
Site design Wray Communications


Discover the all-new Citroën C4 Cactus Hatch. Innovative styling meets superior comfort here, with this family hatchback marking a major step forward for Citroën. It features a suspension with Progressive Hydraulic Cushions for a complaint ride on the roughest roads, and it delivers outstanding passenger support with Advanced Comfort Seats. You'll love the unique styling on offer with a crossover stance, glass waistline and Airbump panels combining to create one of the most striking cars on the road. You get lots of kit too, with cruise control and a 7" touchscreen with Apple CarPlay and Android Auto fitted as standard.
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With unrivalled comfort and useful features like cruise control fitted as standard, the C4 Cactus Hatch is lovely to live with. It's also efficient, returning up to 78.5mpg combined, and Flair models feature a reversing camera to help you park safely.


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MY DEATH IS PENDING… BECAUSE.
A short film by Giorgio Angelini
The experiential film on No. 9 — the final performance in the series: MY DEATH IS PENDING… BECAUSE. Started in 1986, the body of work is by the internationally acclaimed, conceptual artist Mary Ellen Carroll. It emerges from a Rube Goldberg / stream-of-consciousness methodology. A conceptual process where something simple is extracted from a set of complex ideas that continue until the process comes to a complete stop.
The film takes on a dual experience. There is both Carroll's artistic intention for the piece itself, and the act of filming it. It is both a literal documentation of a performance where a game is being played within another game. The game in this instance is the demolition derby and only a self-selecting group of the attending audience were aware of the other game. The film — MY DEATH IS PENDING… BECAUSE. mirrors that process as it also operates as a larger story about the confrontation of death.
Directed by Carroll's close friend, Giorgio Angelini, the act of viewing the performance becomes a revisiting of the emotional torture of seeing a friend die and then brought back to life—not once, but
For an artist who states emphatically that she is against metaphor, the long-planned performance at Irwindale Speedway's "Night of Destruction" can't help but transform the act into a proxy, a re-performance of the death events—six months prior. One of the lead cardiologists from the team described the events as follows, "It was not a near-death performance, it was actual death."
No. 9 was envisaged in 2006, and the decision to participate in the "Night of Destruction" in 2017 was due in part because Irwindale Speedway was slated for demolition in 2018 — to become an outlet mall. The 1985 Buick Riviera that was driven in the derby also had a limited lifespan. It was utilized in the work LATE , when Carroll intentionally crashed the 1985 Motor Trend Car of the Year into the Staatliches Museum für Völkerkunde in Munich on Maximillianstrasse in 2005.
The difference about this time and what we experience in the film is that Carroll is "very conscious" and an audience of over 15,000 people are watching. Where it operated as a conceptual pursuit by the artist about systems and process, for the filmmaker Angelini, it was revisiting the overwhelming helplessness of watching a friend wither away and die before your eyes …. Only to miraculously come back to life.
Playing with this sense of helplessness—the discomfort of being suddenly confronted with the news of a traumatic event, the denial of actionable information, and ensuing bombardment of erratic emotional shifts—the film itself attempts to recreate this anomolous sensation for the audience, through the demolition derby itself. The "Night of Destruction" is a peculiar and invigorating collective experience. One of the few human experiences that reduces you to a prolonged state of purely visceral emotions. An almost out of body occurrence, your intelligent brain escapes while your reptilian brain delights in the carnage of screeching wheels and imploding metal.
It's a lot like witnessing a car crash.
Or, like watching someone have a heart attack.
Director—Giorgio Angelini
Giorgio Angelini is a writer, director, and producer. His background is in architecture and music. (He used to be in some bands that did some things). He sees a big intersection between architecture and film-making, and the name of his "boutique" film production company, Section Perspective Films is a nod to that realization. Angelini started the production company when he began to work on his first feature documentary film about housing culture in America (Owned, A Tale of Two Americas). Since then, he served as executive producer on My Friend Dahmer (2017), and is currently in production on his next feature documentary about Pepe the Frog, memetics, and the rise of far-right youth politics in America.
Executive Producers—Greg Feldman and Thomas Campbell
Producer—Mary Ellen Carroll
Mary Ellen Carroll's (MEC, studios) prolific career as an internationally recognized conceptual artist spans more than thirty years and occupies the disciplines of architecture/design, writing, film, performance and technology. Carroll frequently collaborates. She is the recipient of numerous grants and honors. This year they include the 2018 Swedish IASPIS Award, the 2018 Pollock/Krasner Award and the 2018 Storefront for Art and Architecture Award. Her work has been widely exhibited and screened, and is numerous public and private collections. Performances, public presentations, lecturing and teaching, are an important part of Carroll's work and institutions have included: Museum of the Moving Image in Queens, The DIA Art Foundation in New York, MOMA in New York, Alserkal Avenue in Dubai, Busan Museum of Modern Art in South Korea, Yale University, Rice University in Houston, Columbia University in New York, and Princeton University—just to name a few.
Director of Photography—Michael Isabell
Michael Isabell is a highly acclaimed director of photography. He has filmed and photographed numerous projects throughout the world. The outlets include: the NYTimes, Italian Vogue, The Guardian, amongst others. He has been a long time collaborator with Carroll. In 2003, Isabell shot FEDERAL, the 24 hour, two theater movie that documents the western headquarters of the Federal Government in Los Angeles. It was filmed from the north and south over a 24 hour period in order to "Watch the Watchers" and with the complicitness of the federal government. Isabell has a production company — EYESPY Films that is based in Hudson, New York. He is currently working on a documentary about the Spartan Race.
Editor—John Magary
John Magary has written and directed several short films and the feature film, The Mend. His short film The Second Line played at Sundance and SXSW (Special Jury Award). With feature script Go Down, Antoinette, he attended the Sundance Directors/Screenwriters Labs and received a Time Warner Storytelling Fellowship and Annenberg Film Fellowship.
Assistant Editor—Michael Kohlbrenner
Michael Kohlbrenner is a filmmaker and editor.
Sound– Ryan Billia
Ryan Billia is an audio engineer and sound designer based in Brooklyn, NY specializing in audio post for the film, TV, advertising, and "new media" communities. He is the owner and engineer at Rumble Audio, LLC in Long Island City.
Photographer—Michele Asselin
Michele Asselin is an artist best known for her photographic portraiture focusing on individual identities within larger social constructs. Early in her career she covered current events in Israel for the Associated Press (1994-1995). After relocating to the US, she lived in New York and worked as an editorial photographer. Many of her iconic portraits of leading cultural and public figures, including Joe Biden, Hillary Clinton, Jeff Koons, and Kara Walker, have been widely published in The New Yorker, The New York Times Magazine, Time Magazine, London Sunday Guardian, and Wired, among others. In her artistic practice, Asselin continues her examination of individuals and community and carries over many of the techniques and concentrations from her editorial work.
Production—Gaston Nogues, Ball/Nogues
Gaston Nogues is a partner in the LA firm, Ball/Nogues. He was born and raised in Buenos Aires before moving to Los Angeles at age 12. Frequently accompanying his father to his job as an aerospace engineer, Nogues acquired a fascination with the hands-on process of building. An honors graduate in architecture from SCI-Arc, he moved directly from school into a position at Gehry Partners where he worked in product design and production and became a specialist in creative fabrication. He remained there until 2005 except for a one-year stint in 1996 as an assistant curator at a fine arts publishing house, Gemini GEL. In his current collaboration with Benjamin Ball, Nogues is focused on fabricating what they visualize; on process as it relates to the built object. In his spare time, Nogues flies para-gliders.
Production—Ken Palmer
Ken Palmer is a race car driver and motorsports enthusiast. He has been a frequent contestant and participant in events at Irwindale Speedway since it opened in 1999.
Graphic Design—Jiminie Ha/With Projects, Inc.
Established in 2008 by Jiminie Ha, W/—— Projects (With Projects, Inc.) imagines artistic and commercial projects from concept to execution. Collaborating with a vast range of artists, designers, and other creative individuals, all endeavors are aligned and informed by strict constraints of size, scale, and topical content. Jiminie Ha is the publisher and editor of White Zinfandel.
Pit Crew—Maggie Burns
Maggie Burns is a film producer and executive working in technology and the real estate sector.
Safety-Equipment—Simpson Performance Products
Simpson Performance Products is an American motorsports parts supplier. It supplies gloves, helmets, harness systems, driver's suits, head restraints, shoes and more to racers at local tracks to international teams. Simpson was the official sponsor for safety gear for Mary Ellen Carroll.
Special Thanks—Mike Atkinson, Doug Stokes, Irwindale Speedway
The Irwindale Event Center is a motorsports facility located in Irwindale, California, United States. It opened on March 27, 1999 under the official name Irwindale Speedway. Mike Atkinson is the Race Director and Doug Stokes is VP of Communication.
Join us for the New York premiere of MY DEATH IS PENDING… BECAUSE. The details will be posted shortly.
MY DEATH IS PENDING… BECAUSE. was made possible with the support from the following individuals and organizations:
Victoria Alessandra, Jed Alpert, Abdelmonem Alserkal, Alserkal Avenue, Alex Angelini, Giorgio Angelini, Surpik and Paolo Angelini, Saman Arbabi and Azadeh Tajdivand, Michael Armillio and Molly Gochman, Matt and Jeanie Arnold, Mike Atkinson, Yona Backer, Benjamin Ball, Ball / Nogues Studio, Daniel Beeman, Shane Brennan, Buick and GM, Maggie Burns, Natascha Burger. James and Patricia Carroll, Lillian and Michael Carroll, Ryan Carroll, Stephanie Chao-Parkes, Anne Delaney, Katherine Delaune, Alyssa DeLuccia, Donny Dietz, Steven Duble, Joanne Dugan, Anthony Elms, EJ Farhood, Greg Feldman and Melanie Shorin, Kim Folse, Andrew Francis and Lucinda Zilkha, Galerie Hubert Winter, Ron Jean Gilles, Dr. Pedro Giron, Kathleen and Stephen Glasder, Kennan Gudjonsson, Molly Gregory, Stamatina Gregory, Michael Grummon, Stefan Hagen, David Hariton and Tod Lippy, Jiminie Ha, Mary Hoeveler, Irwindale Speedway, Michael Isabell, David Joselit, Sherwin Jones, Vilma Jukurte, Sonja Junkers, Kickstarter, James La Force and Stephen Henderson, LA >< ART, Sharon Liebowitz, Melissa Lo, Anne Marie and Thomas Ludwig, Xavier Magri and Carole McCranie, Alexandra Marvar, Sara Meltzer, Lucas Michael, Katharine Miller, Museum für Völkerkunde, Nina Nastasia, Gary Neisser, New York Presbyterian Hospital, Anne Nixon, Charon and Gaston Nogues, Ann Northrop, Perry Novelli, Teresa O'Donnell, Ken Palmer, Elliot Paul, Barbara Probst, Suchi Reddy, Erica Redling, Redling Fine Art, Charles Renfro, Rice University Art Gallery, Rice University School of Architecture, Robert Rauschenberg Foundation, Anne and Howard Riina, Susan Rosenthal and Michael Hershfield, Matthew Ross, Katie and Michael Russell, Brittany Sanders, Fernando Santangelo, Christopher Schwartz, Jerry Schwartz, Simpson Race Products, Dr. Irina Sobol, Myung Il Song, Chloe Stagaman. Doug Stokes, Amy Stone, Norman and Norah Stone, Catherine Taft, Brian Taylor, The Townhouse—NYC, Dr. George Thomas, Lawrence Chad Tingley, Van Tingley, Martha Claire Tompkins, Dr. Meredith Turetz, Kristina Van Dyke, Melanie Wagner, Hamza Walker, We Are All Stardust Foundation, Hubert Winter and With Projects, Inc.
Section Perspective Films
MEC, studios


Please note that Ilundi products are made with the finest quality materials available. Any irregularities in the color or in the grain are normal characteristics of natural leather. Leather items may have wrinkles, scars or scratches, that are an inherent quality and natural beauty of the hide.


A computer screen that also acts as a two-handed touch interface and a crude infrared camera has been developed by researchers at Microsoft's labs in the UK.
"It can sense much more than fingers, and is essentially a low resolution scanner and camera," says lead researcher Shahram Izadi. The screen can even communicate wirelessly with other devices nearby using the same infrared technology it uses to see.
The technology – dubbed ThinSight – was developed by adding an extra layer of electronics behind a normal laptop screen. This adds a couple of centimetres to the overall thickness, but completely transforms its abilities (see a video, top right).
The screen "sees" by using a grid of paired infrared sensors and transmitters that sit just behind the backlight of the laptop's LCD panel. The sensors can form crude images when infrared light bounces off an object (see images, right). This could allow the screen to identify hand gestures or to see objects, and let them interact with onscreen images.
Apple has already filed a patent on a display that works as a webcam, using cameras in between its pixels. And Sharp has unveiled a small LCD display that can scan business cards, or detect the touch of a single finger.
Other multi-touch and imaging interfaces have been developed previously, but these often use cameras placed behind the display screen or behind the user, which is cumbersome. Apple's iPhone, can detect multiple touches through changes in electric fields, but cannot take images of an object.
ThinSight can also work as a wireless infrared transmitter and receiver, responding to an ordinary TV remote or other infrared-enabled gadgets. Data could be sent to and from the screen using a PDA or cellphone too, Izadi says. This could let a user operate the screen remotely or send images for it to display.
The Microsoft researchers are currently developing a 19-inch ThinSight panel and say it should be straightforward to someday integrate the feature into current manufacturing processes.
Using different technology, Microsoft also plans to launch a larger camera-based interactive table, called Surface, before the end of the year.
Chia Shen works on interactive displays at Mitsubishi Electric Research Labs in Cambridge, Massachusetts, US, and chaired the 20th Symposium on User Interface Software and Technology held in Rhode Island, US, in October 2007, where ThinSight was revealed.
She notes that multi-touch interfaces have been around in research labs for decades. But believes ThinSight displays could end up in more locations and contexts than most prototypes.


When you archive a revision from the DB you are actually removing 20MB from the database but the db engine will keep those 20MB allocated for further insertions, so the disk spot is actually not released.
I'm not 100% sure about sqlite, but SqlServer, for example, is able to "repack" the database defragmenting the unused spots. Re-writing the database will also release disk, dumping a backup and importing it will do it, replicating the repo to another one will do it too.
It's in our roadmap to support archiving revisions in Jet and then repack the database but I'm afraid it's not yet scheduled for the near future.
Hi, it's Plastic's cloud hosting.


Izabella 7 is a teenage character perfect for any fantasy or modern scene. She comes with both human and elf ears and is as stunning as she is charming. She's book smart with girl-next-store beauty but has been known to have a sassy, witty side that keeps you guessing. She can be tough and strong and has been known to have a "take no prisoners" attitude! Her different looks, versatility and fine level of detail makes her an exciting character addition, packed with the power and advantages of Genesis 3 technology.
Izabella 7 can be blended with any Genesis 3 Female morphs, providing endless possibilities of character creations. As she is a Genesis 3 Female, she can share most clothing or hair with other Genesis 3 Female figures to give you the versatility you have come to expect from Genesis.
Izabella has increased detail in her fingers, toes, neck, mouth and chest, giving her more realistic human characteristics than previous generations.
One of the most significant improvements of Izabella 7 is how she allows for individual movement of her ears, toes, chest, neck and abdomen. In addition, reworked rigging offers enhanced posing ability, creating incredible flexibility.
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Do both of them want to lose the election?
Re: Do both of them want to lose the election?
Actually the way Bush has set up the economy is the best it ever has been and should be left alone. Don't fix what isn't broke for the 9 people making money right?
Its ok Jim. I think we know we will never have the same understandings. As you do not understand our choices, I do not understand your choice to remain on the path of destruction.
megatanman & unity, I don't understand your enthusiasm for America slipping towards Socialism.
Unless, of course, you are both really Socialists. That would explain a lot.
I myself am not a socialist,but I am in touch with reality.
We have come to a point where this country needs more government intervention.People,maybe like yourself have raped this country and its current system to a point where it has devastated the economic strength of the country.
You might call them Capitalists,I call them Rapists.You can only take so much from the system until theres nothing left to take.
You cry about how more government is bad and how we are leaning towards a socialist system,well its obvious who got us here.Big business and bad management by our current administration.
And save the whole blame it on congress,the dems have only been in charge for less than half of the last 8 years.
Will it continue to need it down the road?Maybe,maybe not.
Obama was a elected in Chicago as a member of the Socialist "New Party."
And McCain was part of a nazi group (not making that up).... Whats your point?
Even Palin wanted Alaska to break free of US control.
It's not guilt "by association" when Obama was elected as a member of the Socialist Party.
It's just plain old fashioned "Guilty."
The DNC has nominated a card-carrying Socialist as their Democratic Party nominee for President.
Start hiding all the assets we have "raped" NOW before Nobama gets elected. That commie creep won't get a dime of my earnings. They won't be transparent anymore.
I never heard tha McCain was a Nazi before. Hard to believe, given that Lieberman is his best friend, and McCain is one of the senate's strongest supporters of Israel.
I'd like to hear more about this. Can you post some links to some sources, please.


Citroen has announced that it is celebrating the success of its PureTech Petrol engine by hosting 191 open events in dealerships nationwide from the November 1-10.
It will allow customers the opportunity to come along and test drive the award-winning range of refined and efficient PureTech petrol engines, which has won International Engine of the Year award in its class for four years in a row. Padraic Deane is the Irish juror for these prestigious awards.
It adds that, all 191 orders placed during the open event will benefit from three years free servicing, and take advantage of the low rate finance rates, scrappage and purchase contributions across the range.
The Irish market has seen a resurgence in demand for petrol vehicles in recent years with the petrol vehicles accounting for 39 percent of sales to date in 2018, compared to 28 percent of sales in 2016.
Customers can choose from Citroen's extensive range of passenger vehicles including the new C3 Aircross Compact SUV, which the French carmaker claims is the most spacious and versatile SUV in its class. It adds that there will also be the multi-award-winning Grand C4 SpaceTourer available. For those looking for something more compact the C3 is good for zipping around town or perhaps the funky new C4 Cactus is more your style.
From November 1-10, customers who order a new 191 Citroen vehicle will receive three years free servicing, so as the company notes, there has never been a better time to test drive a winner!
All Citroen passenger cars also come with five years unlimited mileage warranty, which does give extra peace of mind.


In a mixing bowl, whip the double cream until soft peaks form. Chill until needed.
Place ½ tsp of sugar in the bottom of each shot glass and add 10ml of whisky on top, stirring well to dissolve the sugar. Pour 50ml of coffee on top and stir well.
Place 1 tbsp of whipped cream on top of the coffee and dust a little ground nutmeg on top before serving.


text:
Gina McCarthy, John Kerry Key To Biden's Climate Change Efforts The Biden administration will view climate change as an urgent crisis, and two former Obama Cabinet officials from Massachusetts will be key to taking on the challenge.
With Biden's Boost, 2 Obama Veterans Are 'Ready To Run' Climate Efforts
Then-Environmental Protection Agency Administrator Gina McCarthy speaks during a 2015 signing ceremony for an air quality agreement as then-Secretary of State John Kerry looks on. The two will be back together working on climate issues in the Biden administration. Mandel Ngan/AFP via Getty Images hide caption
Mandel Ngan/AFP via Getty Images
Then-Environmental Protection Agency Administrator Gina McCarthy speaks during a 2015 signing ceremony for an air quality agreement as then-Secretary of State John Kerry looks on. The two will be back together working on climate issues in the Biden administration.
Updated at 7:45 a.m. ET
The fate of the Biden administration's ambitious climate goals — plans that, if fully implemented, would overhaul the United States' energy economy in the span of just 15 years — will largely rest in the hands of two longtime government officials who have obsessed on the topic for decades.
President-elect Joe Biden this week named former Environmental Protection Agency Administrator Gina McCarthy as his national climate adviser. In that role, she'll be the stateside counterpart to former Secretary of State John Kerry, whom Biden tapped as his international climate envoy.
The two Massachusetts natives spent the second term of the Obama administration pushing to change the trajectory of ever-increasing greenhouse gas emissions and global temperatures. Both advanced or enacted unprecedented efforts to do just that, only to see the Trump administration swiftly disassemble their policies.
McCarthy oversaw the first national standards for reducing carbon dioxide emissions from power plants. The conservative-leaning U.S. Supreme Court blocked those rules from going into effect, and then the Trump administration withdrew them.
Kerry, meanwhile, played a key role in negotiating the Paris climate accord, only to see President Trump pull the U.S. out of the deal.
2020 May Be The Hottest Year On Record. Here's The Damage It Did
Environment And Energy Collaborative
Biden Will Face Major Limits To His Ambitious Climate Plans
But now, the two ex-Cabinet members will return to the federal government in different positions — and with broader goals. They'll share intertwined assignments of not only reinstituting all the Obama-era regulations and international agreements that Trump scuttled, but then wrangling together the political, economic and technological capital needed to achieve Biden's stated goals of a carbon-neutral energy sector in 15 years, followed by an entirely carbon-neutral economy by 2050.
"We've now squandered three and a half years"
Biden emphasized climate change more than any past Democratic presidential nominee. He devoted multiple speeches to the topic during a summer when wildfires raged throughout the West, and the Atlantic Ocean saw so many hurricanes that meteorologists ran out of alphabetical names for the storms.
Biden and his environmental advisers share the view — widespread among climate experts and activists — that the world has an increasingly limited window to reverse course and try to curtail further global temperature increases.
"Scientists told us a number of years ago that we had 12 years within which to make decisions that would avoid the worst challenges of the climate crisis, the worst effects," Kerry told NPR's Morning Edition in an interview last week. "We've now squandered three and a half of those years. So we have to make up for that."
McCarthy's job, as head of a newly formed White House Office of Domestic Climate Policy, will be to drive policies to address climate change beyond the usual departments' work on it, and to coordinate planning across government agencies.
Biden Transition Updates
Biden To Pick North Carolina Regulator Michael Regan To Lead EPA
In Historic Move, Biden To Pick Native American Rep. Haaland As Interior Secretary
"It is being treated as a systemic issue, not something uniquely given to EPA or the Department of the Interior, but something that is all about using the entire federal budget, and the strength of the entire Cabinet, to actually move this issue forward in ways that were not available to us before," McCarthy told NPR in an interview before her role was reported. "We have not had this kind of base of support, so I think this administration is ready to run."
Intended nominees at the departments of Energy and Interior, the EPA and the Council on Environmental Quality will join McCarthy and Kerry in the efforts. Biden formally announced his climate team Thursday, calling its members "brilliant, tested [and] trailblazing."
In his NPR interview, Kerry set some of the stakes of their work.
"If we think migration was a challenge in Europe in the last years, or here in America on our border," he said, "wait until you see what happens when places become completely unlivable, and you can't produce the food. And people are fighting for a place to live, and what's habitable."
Facing "bitterness" on the global stage
Kerry's immediate goal will be to reengage the U.S. in the international climate diplomacy it has avoided for the past four years. That might take some convincing.
Biden Plans To Nominate Former Michigan Gov. Jennifer Granholm As Energy Secretary
Biden To Nominate Brenda Mallory To Run Council On Environmental Quality
"Countries will be wary of the United States," said Todd Stern, who held the climate envoy job throughout the Obama administration. "Not of President-elect Biden or John Kerry or people working for this administration, but wary about, they've seen what happens in the United States when things go a certain way in elections. You can't get away from that. It's just a reality."
Not only did the Trump administration withdraw from the landmark Paris agreement, but Trump's EPA spent four years weakening and rewriting environmental regulations aimed at curbing greenhouse gas emissions in vehicles, oil and gas extraction, power plants and other polluting sources.
Trump, a longtime denier of mainstream climate science, argued the regulations hurt the economy, and that a fracking-powered drilling boom created cheap fuel and high-paying jobs.
Said McCarthy: "There is bitterness, as there should be, about the way the U.S. has behaved. But I think that everybody has been waiting for the U.S. to rejoin."
The most effective way for the U.S. to overcome that international skepticism, though, isn't anything Kerry will be doing on the international front; it will be taking action domestically, and actually cutting greenhouse gas emissions.
"The only way that the rest of the world takes us seriously ... is to do everything in our power to address the crisis domestically," said Varshini Prakash, the executive director and co-founder of the progressive and increasingly influential Sunrise Movement.
"It will be up to us to demonstrate the priority is real, is genuine," acknowledged a source familiar with the Biden transition who requested anonymity.
That makes Kerry and McCarthy's tasks increasingly codependent.
Bridging domestic gaps and looking abroad
The two have worked together for a long time. McCarthy was an environmental adviser in Massachusetts state government during Kerry's long tenure as one of the state's U.S. senators. Kerry then ran the State Department when McCarthy led the EPA, and both played a role in international climate efforts, including an agreement to phase out a powerful greenhouse gas used in refrigeration and air conditioning.
McCarthy and Kerry sign the Agreement to Enhance Post Air Quality Monitoring and Action Overseas, on Feb. 18, 2015. Mandel Ngan/AFP via Getty Images hide caption
McCarthy and Kerry sign the Agreement to Enhance Post Air Quality Monitoring and Action Overseas, on Feb. 18, 2015.
This summer, both Kerry and McCarthy sat on a task force charged with bridging various policy differences between Biden and Vermont Sen. Bernie Sanders, the runner-up in the Democratic presidential primary.
The task force highlighted some of the internal policy and priority differences that the Biden administration will need to bridge among climate advocates.
It included members like Prakash, who criticized Biden's initial climate platform as woefully inadequate, but also more moderate Democrats who aren't quite ready to fully walk away from fossil fuels, especially natural gas.
"We definitely do have differences," Prakash said, "and that was apparent on the task force. Sunrise believes, as we're looking at the science, that we have to move way faster than a 2050 target. And if we don't a lot of people are going to suffer."
One big difference between climate activists and Kerry is how they think about and deal with big energy companies.
Groups like Sunrise see them as the culprits who ignored and worsened climate change. Kerry says he's on the phone with them, talking about paths to clean energy.
The energy companies, he told NPR, "understand that there's money to be made in producing the products. Anybody who has the breakthrough on battery storage is going to have the key to the future."
Stern argued it makes sense for Kerry to have those conversations. "Nobody who knows Kerry would ever accuse him of being a go-slow, warmed-over, centrist blah blah blah. That is not what makes this guy tick at all," he said.
Those sorts of talks are especially important, Stern argued, because the to-do list on the international climate front is much different than four years ago.
Biden Administration: Here's Who Has Been Named So Far
Climate Activists Want Biden To Bar Appointees With Fossil Fuel Ties
When Kerry was secretary of state, the main goal was crafting the sweeping Paris accord. Now, the much more important thing will be cobbling together agreements on how to meet those goals.
"Like," Stern said, "putting in place stronger standards for industries that are highly global. So you could imagine global standards if you could negotiate a thing — things like cement, steel, plastics, chemicals. Very polluting, very global."
A source familiar with the transition ticked off some of the other areas where the Biden administration will be looking to strike deals: "sectoral agreements, working on shipping, emissions from civil aviation, looking at financing."
Another international goal will be convincing countries like China and India to stop building new coal-fired power plants.
How their roles are intertwined
And just as the domestic efforts McCarthy will coordinate could boost or undercut Kerry's deal-crafting, any success Kerry achieves abroad could help in convincing skeptics in the U.S. that transitioning away from fossil fuels is worth the effort.
"We already went through this, at least twice, with coal and steel in this region. So people have a right to be skeptical," warned Pennsylvania Rep. Conor Lamb, a moderate Democrat who also sat on the Biden-Sanders climate task force.
Lamb's Western Pennsylvania district is on the front lines of the fracking-powered natural gas boom that has already undercut U.S. coal over the past decade and a half.
Unless China walks away from coal, he argued, any U.S. transition would be fruitless. "How do we get them to stop dumping greenhouse gases into the atmosphere from their coal-fired power plants, and not take all our jobs and outcompete us economically in the process?"
Throughout his campaign, Biden framed his climate change agenda as something that would create, not take away, jobs. That sales pitch will likely need to take hold for the U.S. to successfully shift its energy production at the level needed to reach the goals he'll recommit the country to when he rejoins the Paris agreement.
And doing that will most likely mean convincing Republicans in Congress, and conservative federal judges, to go along with policies that their party has opposed in stronger and stronger terms in recent years — and worked to unravel when they've held power.
McCarthy insists this is doable.
"We do have continued escalation," she said, "in terms of people's attitude and anxiety toward climate change. People are seeing it now like they've never seen it before."


2010 f650gs Twin won't turn over unless in neutral. Replaced clutch safety micro switch and won't start. Checked continuity on new switch and it's ok. Engine dies when sidestand deployed so I assume that means the side stand switch is ok. My repair manual says to check wiring connections. According to the wiring diagram the only connections are at the clutch lever and the ECU.
I've tried electrical contact cleaner and dielectric grease at clutch lever switch.
Do you have voltage at the switch?
If not, trace back in the circuit. You might find a broken wire or funky connection.
Last edited by 61996; 09-07-2018 at 07:14 PM.
Thanks guys but just figured it out. I had the bike on my lift. I push it onto my lift, put the side stand down then put it on the center stand.
Overlooked one small detail. I left the side stand down. Duh. The switch was the problem and the sidestand switch works as it's supposed to.
How to waste half a day on a 30 minute fix. Oh well.