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Popular Content

Showing content with the highest reputation on 05/28/23 in all areas

  1. I'm sorry, I forgot you were there. You may go now.
    14 points
  2. Hey Mohammed, what's this I hear you're having problems with your TPS reports?
    14 points
  3. Trump Bucks have a 1:1 conversion rate for Dunning-Krugerands.
    13 points
  4. Wordle 708 3/6* ⬜⬜🟩🟨⬜ 🟩⬜🟩⬜⬜ 🟩🟩🟩🟩🟩 Daily Quordle 489 9️⃣6️⃣ 4️⃣3️⃣ m-w.com/games/quordle ⬜⬜⬜⬜⬜ 🟩⬜🟨🟨🟨 ⬜🟨⬜🟨⬜ ⬜⬜⬜⬜⬜ ⬜⬜⬜⬜⬜ ⬜⬜🟨⬜⬜ ⬜⬜⬜⬜⬜ ⬜⬜⬜⬜🟨 ⬜⬜⬜⬜⬜ 🟩🟨🟩🟨🟩 ⬜⬜⬜⬜⬜ 🟩🟩🟩🟩🟩 🟨🟩⬜⬜🟩 ⬛⬛⬛⬛⬛ ⬜🟩🟩🟩🟩 ⬛⬛⬛⬛⬛ 🟩🟩🟩🟩🟩 ⬛⬛⬛⬛⬛ ⬜🟨⬜⬜🟩 ⬜🟨⬜⬜🟨 🟩⬜⬜⬜⬜ 🟩⬜⬜⬜🟩 🟩🟩🟨🟨⬜ 🟩🟩🟩🟩🟩 🟩🟩🟩🟩🟩 ⬛⬛⬛⬛⬛
    11 points
  5. 10 points
  6. I love that DalTexHornFan, or whatever his handle is, is posting freely on the daily Texan thread now but never bothered to respond to my polite entreaty to explain why he should be viewed as a rational, good faith conversant when he admitted he happily pulled the lever for a known criminal. So unexpected!
    10 points
  7. Wordle 708 3/6 ⬜⬜⬜⬜⬜ ⬜🟨⬜🟩🟨 🟩🟩🟩🟩🟩
    10 points
  8. Wordle 708 3/6 🟨⬛🟩⬛⬛ 🟩🟨🟩⬛⬛ 🟩🟩🟩🟩🟩
    10 points
  9. Feels like I should've scored higher on Blossom, but I kept running into unplayable words. Wordle 708 4/6* ⬛⬛⬛🟨⬛ 🟩⬛⬛⬛⬛ 🟩🟨⬛⬛🟨 🟩🟩🟩🟩🟩 Daily Quordle 489 8️⃣5️⃣ 6️⃣4️⃣ m-w.com/games/quordle ⬜⬜⬜⬜⬜ 🟨⬜⬜🟨🟨 ⬜🟨⬜⬜⬜ ⬜⬜⬜🟨🟨 ⬜🟩⬜⬜🟩 ⬜⬜⬜⬜⬜ ⬜⬜⬜⬜⬜ ⬜⬜🟨⬜⬜ ⬜⬜⬜⬜⬜ 🟩🟩🟩🟩🟩 ⬜⬜⬜⬜⬜ ⬛⬛⬛⬛⬛ ⬜🟩🟩🟨🟩 ⬛⬛⬛⬛⬛ 🟩🟩🟩🟩🟩 ⬛⬛⬛⬛⬛ ⬜⬜🟩⬜⬜ ⬜🟨🟨⬜⬜ 🟩⬜⬜⬜🟩 🟩⬜⬜⬜🟨 ⬜⬜⬜⬜⬜ ⬜⬜⬜⬜⬜ 🟩🟩🟨🟨⬜ 🟩🟩🟩🟩🟩 ⬜⬜⬜🟨⬜ ⬛⬛⬛⬛⬛ 🟩🟩🟩🟩🟩 ⬛⬛⬛⬛⬛ Daily Sequence Quordle 489 4️⃣5️⃣ 6️⃣7️⃣ m-w.com/games/quordle ⬜⬜⬜🟨⬜ ⬜⬜⬜⬜⬜ ⬜⬜⬜⬜⬜ ⬜🟨🟨⬜🟨 ⬜⬜🟩🟩🟩 ⬜⬜⬜⬜⬜ 🟩🟩🟩🟩🟩 ⬜⬜⬜⬜⬜ ⬛⬛⬛⬛⬛ 🟩🟩🟩🟩🟩 ⬜⬜🟩⬜🟨 🟩⬜⬜⬜⬜ ⬜⬜⬜⬜⬜ ⬜⬜🟨🟨⬜ ⬜⬜⬜🟩⬜ 🟨⬜⬜⬜🟨 ⬜⬜⬜🟩⬜ ⬜⬜⬜⬜🟨 🟨⬜⬜⬜⬜ ⬜⬜⬜⬜🟨 🟩🟩🟩🟩🟩 ⬜⬜⬜⬜⬜ ⬛⬛⬛⬛⬛ 🟩🟩🟩🟩🟩 Blossom Puzzle, May 28 Letters: C E I A M P S My score: 256 points My longest word: 9 letters 🌹 🏵 🌷 💮 🌻 🌺 💐 🌸 🌼 Play Blossom: https://www.merriam-webster.com/word-games/blossom-word-game #Worldle #492 1/6 (100%) 🟩🟩🟩🟩🟩🎉 ⭐⭐⭐🏙️🪙 https://worldle.teuteuf.fr
    10 points
  10. i mean he's pretty good at this presidenting stuff for a senile old coot with dementia.
    10 points
  11. Gotta admit, smiled for him. He didn't act too cool he showed how bad he's been and enjoyed the hell out of it. Now bench his ass.
    9 points
  12. Yup. If there is one thing I have learned from being a life long Texan, it's to always fear the power of the Texas Democratic Party!
    9 points
  13. The location of the championship game should really not be relevant to the aggies as it largely looks the same on TV whether in Dallas or Alabama.
    9 points
  14. Wordle 708 3/6 🟨🟨⬜⬜🟨 🟩🟨🟩⬜🟨 🟩🟩🟩🟩🟩 Daily Quordle 489 6️⃣5️⃣ 9️⃣8️⃣ m-w.com/games/quordle ⬜⬜🟨⬜⬜ 🟨⬜⬜🟨⬜ ⬜⬜⬜⬜🟩 ⬜🟩⬜⬜⬜ 🟨⬜⬜⬜⬜ ⬜⬜⬜🟩🟨 ⬜⬜⬜⬜⬜ 🟩🟩🟨🟩🟨 ⬜⬜⬜⬜⬜ 🟩🟩🟩🟩🟩 🟩🟩🟩🟩🟩 ⬛⬛⬛⬛⬛ ⬜⬜⬜⬜⬜ ⬜⬜⬜⬜⬜ ⬜⬜🟨⬜⬜ ⬜⬜🟨⬜⬜ ⬜🟨⬜🟨⬜ ⬜🟨🟨🟨⬜ ⬜⬜⬜🟨⬜ ⬜⬜⬜🟨⬜ ⬜⬜⬜🟨⬜ ⬜⬜⬜🟨⬜ ⬜⬜⬜⬜⬜ ⬜⬜⬜⬜⬜ ⬜🟨🟩🟨🟨 🟨🟨🟨🟨🟨 🟩🟩🟨🟨⬜ 🟩🟩🟩🟩🟩 🟩🟩🟩🟩🟩 ⬛⬛⬛⬛⬛
    9 points
  15. Wordle 708 6/6 [emoji834][emoji834][emoji834][emoji834][emoji834] [emoji834][emoji834]🟩[emoji834][emoji834] [emoji834][emoji834]🟩[emoji834]🟨 🟩🟨🟩🟨[emoji834] 🟩🟩🟩[emoji834][emoji834] 🟩🟩🟩🟩🟩 Stupid fifth guess.
    9 points
  16. Wordle 708 3/6 🟩⬛⬛⬛⬛ 🟩🟨🟩🟨⬛ 🟩🟩🟩🟩🟩 Daily Quordle 489 8️⃣7️⃣ 4️⃣5️⃣ m-w.com/games/quordle ⬜⬜⬜⬜⬜ 🟨⬜⬜🟨🟨 ⬜⬜🟨🟩⬜ ⬜⬜⬜⬜⬜ ⬜⬜⬜⬜🟨 ⬜⬜🟨🟨⬜ ⬜⬜⬜⬜⬜ ⬜⬜⬜⬜🟨 ⬜⬜⬜⬜⬜ ⬜⬜🟨⬜⬜ ⬜⬜⬜⬜⬜ 🟩🟩🟨🟨🟨 ⬜⬜⬜⬜⬜ 🟩🟩🟩🟩🟩 🟩🟩🟩🟩🟩 ⬛⬛⬛⬛⬛ ⬜⬜🟩⬜🟩 ⬜🟨🟨⬜🟨 ⬜⬜⬜⬜⬜ ⬜⬜⬜⬜⬜ 🟩🟩⬜⬜⬜ 🟩🟩⬜⬜⬜ 🟩🟩🟩🟩🟩 🟩🟩🟨⬜🟨 ⬛⬛⬛⬛⬛ 🟩🟩🟩🟩🟩
    9 points
  17. Cruz is the Helobius of Nostradamuses.
    9 points
  18. Wordle 708 3/6* 🟩⬜⬜⬜⬜ 🟩⬜⬜🟩🟩 🟩🟩🟩🟩🟩 Daily Quordle 489 5️⃣3️⃣ 6️⃣7️⃣ m-w.com/games/quordle ⬜⬜⬜⬜⬜ 🟨⬜⬜🟨🟨 ⬜⬜🟨⬜⬜ ⬜⬜⬜🟨⬜ ⬜⬜⬜⬜⬜ 🟩🟩🟩🟩🟩 🟩🟩⬜⬜🟩 ⬛⬛⬛⬛⬛ 🟩🟩🟩🟩🟩 ⬛⬛⬛⬛⬛ ⬜⬜🟩⬜🟩 ⬜🟨🟨⬜🟨 ⬜⬜⬜⬜⬜ ⬜⬜⬜⬜⬜ ⬜⬜⬜🟨⬜ ⬜⬜⬜🟨⬜ ⬜⬜⬜⬜⬜ ⬜⬜⬜⬜⬜ ⬜⬜⬜⬜⬜ ⬜⬜⬜⬜⬜ 🟩🟩🟩🟩🟩 🟩🟩🟨⬜🟨 ⬛⬛⬛⬛⬛ 🟩🟩🟩🟩🟩 Daily Sequence Quordle 489 4️⃣5️⃣ 6️⃣7️⃣ m-w.com/games/quordle ⬜⬜⬜⬜⬜ ⬜⬜⬜⬜🟨 🟨⬜⬜⬜⬜ ⬜🟨⬜⬜⬜ ⬜⬜🟨🟨🟨 ⬜🟨⬜⬜⬜ 🟩🟩🟩🟩🟩 ⬜⬜⬜⬜⬜ ⬛⬛⬛⬛⬛ 🟩🟩🟩🟩🟩 ⬜⬜🟩🟨⬜ 🟩⬜⬜⬜⬜ ⬜⬜⬜⬜⬜ ⬜🟨⬜🟨🟩 ⬜🟨⬜⬜🟨 ⬜⬜⬜⬜⬜ ⬜⬜⬜🟩⬜ ⬜⬜⬜⬜🟨 🟨⬜⬜⬜⬜ ⬜⬜⬜⬜🟨 🟩🟩🟩🟩🟩 ⬜⬜⬜⬜⬜ ⬛⬛⬛⬛⬛ 🟩🟩🟩🟩🟩
    8 points
  19. I’m just glad to break the bogie streak today. Wordle 708 4/6 ⬜⬜⬜🟨⬜ 🟩⬜🟩⬜⬜ 🟩🟨🟩⬜⬜ 🟩🟩🟩🟩🟩 #Worldle #492 1/6 (100%) 🟩🟩🟩🟩🟩🎉 ⭐⭐⭐🏙️🪙 https://worldle.teuteuf.fr Daily Quordle 489 6️⃣3️⃣ 5️⃣4️⃣ m-w.com/games/quordle 🟨⬜⬜⬜⬜ ⬜🟨⬜🟨⬜ 🟩⬜⬜⬜⬜ ⬜🟨⬜🟨🟩 ⬜⬜⬜⬜⬜ 🟩🟩🟩🟩🟩 ⬜⬜⬜⬜⬜ ⬛⬛⬛⬛⬛ ⬜⬜⬜⬜⬜ ⬛⬛⬛⬛⬛ 🟩🟩🟩🟩🟩 ⬛⬛⬛⬛⬛ ⬜🟨🟩⬜⬜ ⬜🟨🟨⬜🟩 ⬜⬜⬜⬜⬜ ⬜⬜⬜⬜⬜ ⬜⬜⬜🟨⬜ ⬜⬜⬜🟨⬜ 🟩🟩🟨🟨⬜ 🟩🟩🟩🟩🟩 🟩🟩🟩🟩🟩 ⬛⬛⬛⬛⬛
    8 points
  20. Probably going to be the most critical position for their team
    8 points
  21. Joining the birdie crowd today. Wordle 708 3/6 ⬜⬜🟩⬜⬜ 🟩🟨🟩⬜⬜ 🟩🟩🟩🟩🟩
    8 points
  22. He was a USAF attorney stationed at Rhein Main in the 80s Cold War. My mom was his court reporter, referenced in the Lindsay Graham thread. He’s old school.
    8 points
  23. The same shit he was accused of a month before you voted for him.
    8 points
  24. Burnt Ends Margarita feature cocktail presented by our lovely bartender Alyssa
    7 points
  25. 7 points
  26. Neat that you guys don’t like flame but for the rest of us patriotic Americans who like to do the occasional line of blow off a stripper’s ass -
    7 points
  27. Wordle 708 4/6 🟨⬜⬜⬜⬜ ⬜⬜🟩🟨⬜ 🟩⬜🟩⬜🟨 🟩🟩🟩🟩🟩 Daily Quordle 489 🟥8️⃣ 4️⃣5️⃣ m-w.com/games/quordle ⬜⬜⬜⬜⬜ 🟨🟨⬜⬜🟨 🟨⬜🟨⬜🟩 ⬜⬜⬜🟨⬜ ⬜⬜⬜⬜⬜ 🟨🟨🟨🟨⬜ ⬜⬜⬜⬜⬜ ⬜⬜⬜⬜🟨 ⬜⬜⬜⬜⬜ ⬜⬜🟨⬜⬜ ⬜🟩🟩⬜🟩 ⬜⬜⬜⬜⬜ ⬜⬜⬜⬜⬜ ⬜🟩🟩🟩🟨 ⬜⬜⬜⬜⬜ 🟩🟩🟩🟩🟩 ⬜🟩🟩🟩🟩 ⬛⬛⬛⬛⬛ ⬜⬜🟩⬜🟩 ⬜⬜🟨🟨🟨 ⬜⬜⬜⬜⬜ ⬜⬜⬜⬜⬜ ⬜🟨⬜⬜🟨 ⬜🟨⬜⬜⬜ 🟩🟩🟩🟩🟩 🟩🟩🟨⬜🟨 ⬛⬛⬛⬛⬛ 🟩🟩🟩🟩🟩 #Worldle #492 1/6 (100%) 🟩🟩🟩🟩🟩🎉 https://worldle.teuteuf.fr Blossom Puzzle, May 28 Letters: C E I A M P S My score: 251 points My longest word: 9 letters 🌻 💮 🌹 💐 🌼 🏵 🌷 🌸 🌺 Play Blossom: https://www.merriam-webster.com/word-games/blossom-word-game
    7 points
  28. Paxton is basically Nicky Santoro at the end of Casino. The bosses had had enough.
    7 points
  29. Thank you for this - gave me a good laugh. But also a good reminder of how the general public does not understand what is going on in real estate and thus why so many get caught offsides when the tides go out. Not even trying to make a dig, but will provide some insight below. Keep in mind, keeping this very simple and high level. Valuations Commercial real estate valuations are based on capitalization rates, which are just inverse multiples. So a 20x EM is the same as a 5.00% capitalization rate (1/20). Capitalization rates for stabilized assets are generally priced on an equity risk premium spread to the risk free rate. The US10Y is often used. The capitalization rate is applied to net operating income which in its simplest terms is revenue minus expenses. So let's make some basic assumptions: NOI is $10, NOI is flat y-o-y, and Class A MF in DF/W trades at 180 bps spread to the US10Y. Well what just happened in the last 18 months? The US10Y went from 1.5% to 3.8%. So market capitalization rates went from 3.3% to 5.6%. So the value of the property went from $300 to $180, (40%). This is purely a function of the capital markets. Net Operating Income Market rent growth remains positive and vacancy remains very low. But, many owners are getting killed by year-over-year increases in property tax and property insurance. As a result, net operating income year-over-year is negative - further hurting valuations. Financing This is where the rubber meets the road. Because all of the above is pure accounting and on paper until the property has a transaction. If you're a current owner, why would you sell today unless you have to? Well, here we go... Commercial loans are term loans with covenants. The most common terms are 3 and 5-years. Lots and lots of transaction in 2020 and 2021 were done with 3-year term paper because a lot of buyers through rates would stay very, very low. So let's say a buyer bought a property for $100 with $75 of debt and $25 of equity. Today all of the equity is gone AND $15 / $75 is gone on the debt. When the term matures, the lender comes and wants to be made whole. The owner has two options. First, they can do a "cash-in refinance" meaning they need to go back to their investors and ask them for a 60% ($15 / $25) equity injection via a capital call. The second is they can't achieve this and they have to default. The other issue with financing today is the same borrowers that were using high leverage, 3-year debt were the most likely to take on floating rate debt with rate caps. As those rate caps have been expiring they have been seeing massive increases in their debt service because their effective rate went from say 3% to 8% overnight. The property can not service the debt and they go into technical default, which then has to be worked out. There's obviously much more to this. But needless to say, these is a massive capital markets issue out in the market that isn't being discussed fully. There's way too much on the shitty fundamentals of office and not enough people understand there's too much leverage in MF and industrial. It takes time for this all to play out and as more borrowers come under pressure as their debt rolls over, the worse it will get. The "maturity wall" as it was really kicks off later this year through 2025. Hence you will have a new "survive to '25" mantra in CRE which was an inside joke back during the savings and loan crisis: "survive to '96".
    7 points
  30. Give Helo a little credit at least. It was 121-23. Could have gone either way.
    7 points
  31. Living the dream. May I speak with you about your vehicle’s extended warranty?
    7 points
  32. This isn't The Onion. It's hard to believe. https://time.com/6263906/taliban-afghanistan-office-work-quiet-quit/ If I didn't know better, I'd say this was a propaganda piece. I'm not sure that I do know better.
    6 points
  33. you get a homerun and you get a homerun
    6 points
  34. 6 points
  35. I can see the passive aggressive note on the office fridge about someone's ham sandwich.
    6 points
  36. I guess that’s why it says toaster on the side.
    6 points
  37. Wordle 707 4/6 ⬛⬛🟨🟨🟩 ⬛🟨🟨🟨🟩 🟩🟩⬛🟩🟩 🟩🟩🟩🟩🟩
    6 points
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