text:
Хампельман () — традиционная европейская, преимущественно немецкая детская игрушка, приводимая в движение путём дерганья за ниточки. В отличие от классической марионетки, используемой в постановках кукольного театра, которую кукольник может заставить совершать сложные движения руками и ногами, хампельман, фактически, может совершать только одно движение: синхронно поднимать руки и ноги вверх, а затем опускать их.

История

В Германии

Согласно Немецкому словарю братьев Гримм игрушка под названием «хампельман» известна в Германии c XVI века. Существует ошибочная версия, что игрушка получила своё название гораздо позже, в начале XIX столетия, в честь персонажа пьесы немецкого поэта и драматурга-романтика Карла Бальтазара Мальсса, однако, в действительности, персонаж был назван в честь игрушки.

В XIX веке деревянные хампельманы производились кустарным способом в Рудных горах — немецком центре производства народных игрушек. В 1935 году дизайнер и видный представитель движения Баухаус Маргарета (Грета) Райхардт разработала новый дизайн хампельмана, который в дальнейшем стал восприниматься, как классический. К концу XX века хампельман имел репутацию традиционной немецкой народной игрушки. Во многом поэтому, выставка русской и немецкой народной игрушки, прошедшая в 1999 году в Государственном историческом музее в Москве получила название «Хампельман-Матрёшка».

В других странах
Подобные игрушки существовали также в Англии и во Франции, где пережили две волны популярности. Первая пришлась на XVIII столетие, когда французские аристократы забавлялись, дергая за ниточки игрушек, получивших французское название . Не до конца ясно, были ли это хампельманы, или марионетки более сложной конструкции. Философы эпохи Просвещения осуждали подобное развлечение взрослых людей, находя его примитивным, а мемуарист Эдмон Барбье в 1747 году отмечал, что невозможно найти такой дом, где такая игрушка не висела бы на каминной полке. Время от времени, подобные игрушки встречались в европейских богатых домах и позже, о чём свидетельствует, например, британская карикатура 1818 года, где изображён классический хампельман.

Вторая волна популярности была связана с журналами для вырезания, которые стали широко распространяться в европейских странах (Германии, Франции, Англии) во второй половине XIX века. Их издатели, предлагали своим клиентам, в частности, вырезать и склеить бумажных хампельманов, использовав нитки и заготовку—трафарет.

Литература
 Хампельман & Матрешка. Деревянная игрушка из Германии и России. Каталог выставки Государственного исторического музея, 1999, 100 с.
 Греков, Александр Умарович. Искусство западноевропейской игрушки / Греков Александр Умарович ; Науч.-исслед. ин-т теории и истории изобразительных искусств Российской акад. художеств, Худож.-пед. музей игрушки Российской акад. образования. — Сергиев Посад (Московская обл.) : Рус. фейерверк : Арт-фактор, 2006. — 167 с., [8] л. цв. ил. : ил.; 29 см; ISBN 5-903371-03-5
 Авдеева, Вера Владимировна. Наивное искусство Германии 1950-х — 1990-х годов : диссертация … кандидата искусствоведения : 17.00.04 / Авдеева Вера Владимировна; [Место защиты: Ур. гос. ун-т им. А. М. Горького]. — Екатеринбург, 2007. — 169 с. : ил. + Прил.(180 с.).
 Змеева, Екатерина Олеговна. Искусство куклы в России и Германии конца XIX — начала XX вв.: художественные и культурно-исторические смыслы : диссертация … кандидата искусствоведения : 24.00.01. — Ярославль, 2006. — 168 с.
 Марченко, Мария Александровна. Авторская художественная игрушка в искусстве XX века. Проблемы, тенденции, имена : диссертация … кандидата искусствоведения : 17.00.04 / Марченко Мария Александровна; [Место защиты: Рос. гос. пед. ун-т им. А. И. Герцена]. — Санкт-Петербург, 2008. — 312 с.
 Roger Kaysel: Hampelmänner. In: Christa Pieske: ABC des Luxuspapiers, Herstellung, Verbreitung und Gebrauch 1860—1930. Museum für deutsche Volkskunde, Berlin 1983, ISBN 3-88609-123-6, S. 145—146

Деревянные игрушки
Народные промыслы
Рудные горы


text:
TMNT (IDW) #22
Story: Kevin Eastman, Bobby Curnow and Tom Waltz
Script: Tom Waltz
Art: Mateus Santolouco
Colors: Ronda Pattison
Letters: Shawn Lee
Editor: Bobby Curnow
"City Fall, Part One"
At Foot HQ, Shredder confers with Kitsune. He tells her that ever since Victor took command of the Savate (a rival ninja crime syndicate operating in New York), he has proven to be a brazen and coordinated foe to the Foot Clan. Shredder feels now is the time to strike.
Outside the Skara Brae, Casey is keeping tabs on his father (who is getting loaded), much to Raph's impatience. As they walk away, they're ambushed by several Foot Soldiers. The Foot Soldiers take them down, tie them up and throw them into separate vans. As Karai discusses her plans to take their captives to the docks, Raph breaks his bonds and escapes from the van. Karai remarks to herself that all is going according to plan.
Down in the church lair, Splinter gives Leo a tutorial in the katsugi men technique while Don shows off his new security system to April. He felt encouraged to up their security ever since Slash attacked (with Mikey reminding him of Hob and the Mousers' attack on the old lair). Raph suddenly arrives in absolute distress, telling them about the ambush and Casey being taken to the docks. Leo recognizes it as a trap and recommends they form a strategy. Raph wants to go immediately, but before the pair can fight, Splinter breaks it up and tells them that they will form their strategy on the way to the harbor.
At the docks, Karai and Alopex are guarding the bound and gagged Casey. Karai has the entire area surrounded by Foot Soldiers and expects the trap to be sprung without incident.
April pulls up in her van and the Turtles and Splinter deploy (with April staying behind to man the getaway vehicle). As they exit the van, Angel (finishing her shift at the Skara Brae) catches a glimpse of them. Splinter, Raph and Leo take a vantage point on the rooftops while Mike and Don swim around and prepare to make a surprise attack via the water. Surprises are indeed in store, though, as the Shredder enters the scene and approaches Casey.
Back at the van, Angel asks April what's going on. Angel gets the story and rushes to the docks to help save Casey.
Shredder calls out Splinter, warning him what will happen if he remains hidden. Not in the mood to waste time, Shredder stabs Casey in the stomach with his gauntlet. Raph explodes in a rage and attacks (Splinter and Leo following behind). All the Foot Soldiers leap from their positions and a massive brawl ensues. Mike and Don climb from the water and try to get to Casey, but they're blocked by the Shredder. As Raph and Splinter deal with the Foot Soldiers, Leo is tackled by Alopex. Angel manages to sneak in and drag Casey away from the action. Seeing this, Splinter calls for his sons to retreat. Shredder allows Don and Mikey to escape, but as Leo makes a break for it, Karai tags him in the back of the neck with a poison dart. The Foot then grab Leo and disappear with him.
As Angel loads Casey into the van and Splinter insists they get him to a hospital immediately, Don notices that Leo is missing.
Turtle Tips:
*This story is continued from TMNT (IDW) #21. The story continues in TMNT (IDW) #23.
*Victor took command of the Savate in TMNT Annual 2012.
*Casey left his father in TMNT (IDW) #14.
*The Turtles fought Slash in the church lair in TMNT (IDW) #16 and they fought Hob and the Mousers in their old lair back in TMNT (IDW) #7 and TMNT (IDW) #8.
*April stole the ooze sample from Stockgen in TMNT Microseries #7: April.
*On page 8, Mike can be seen reading a copy of After the Fire, a comic by Tom Waltz and Guiu Vilanova.
*The TMNT: Deviations #1 one-shot tells an alternate universe story spinning out of this issue's events.
*This issue was originally published with 5 variant covers: Cover A by Santolouco, Cover B by Eastman and Pattison, Cover RIA by Declan Shalvey and Nolan Wooward, Cover RIB by Eastman, and Cover RE Phantom Exclusive by Rich Woodall.
Editor Bobby Curnow needs to nail Santolouco's feet to the floor so he can't run away. That guy must stay on this book for a good long while. To put it mildly: He's incredible.
But before I embarrass myself by gushing over Santolouco's art for the bazillionth time, let me address the story.
After the prologue last issue, "City Fall" gets its proper start here (and I think it's the first issue of the ongoing to actually be titled within the pages). If "Krang War" was the payoff for all the outer space stuff that has been going on in this book since it began, then "City Fall" by all indicators looks to be the payoff for everything else. Just look at those Turtle Tips up there. Waltz is pulling in plot points from basically every arc and major micro/mini series since he started this book. I admit, the onslaught of story points coming to fruition might be a little rough on newcomers, but those of us who have been reading (and paying attention) since the beginning are getting our much anticipated reward.
But that's not to dismiss "City Fall" as impenetrable to the uninitiated, either. In fact, it strikes me as a pretty good jumping-on point in its own way. There's enough exposition (some graceful, some not so much) in here to keep first timers from being too confused and even if they don't follow all at once, hey, the art and action is incredible! So there's that to keep you entertained, whether you get all the references or not.
Heck, when I was a kid, there was no such thing as a "jumping on point"; that seems to be a more modern invention. If you woke up one Wednesday and decided you wanted to read X-Men, you grabbed the first issue you could find off the rack at 7-11 and figured it out from there (and we didn't even have the internet to help us out, dagnabbit!). I started reading Spider-Man during the Clone Saga. The Clone Saga. If I can make it through that, I figure most folks can deal with the multitude of colliding story arcs in "City Fall".
If you look back at my earlier reviews from around the first year of the series, a lingering criticism I had was that important enemies, when first encountering the Turtles, tended to go down rather easy. Leo fought off an army of Foot Soldiers singlehandedly in their first encounter. When the Turtles and the Shredder first threw down, they used the magic of teamwork to beat him in two pages. When the Savate ninja gang finally got a major spotlight, they were played more for comedy than as a threat. I think "Blood Brothers" marked the real beginning of threats that truly challenged the Turtles and tested their mettle, with "Krang War" and "Secret History of the Foot Clan" only increasing the difficulty from there.
"City Fall", going just by this first issue, may redeem some of those enemies who might have fallen short of expectations on their first go-around with the TMNT. The Foot Soldiers, previously introduced as cannon fodder, take out Casey and Raph with a rather small unit. The Savate, who were sort of the butt of jokes when we last saw them, are now a thorn in the Foot Clan's side. Then there's the Shredder, using the loved ones of Yoshi's children just to draw his enemy out. What I appreciate most about that scene isn't the violence but how it ties into Shredder's words at the start of the issue. He is through with patience and biding. He called to Yoshi once. Yoshi didn't respond. So Shredder straight up stabbed Casey. He's not screwing around or playing games (like at the start of the series when he masqueraded as a Foot Soldier to test Leo). He's ready to put it all on the table.
And speaking of Casey's stabbing, it was a moment that made me grateful for the "PG-13" nature of this book. The focus isn't on the gore or what have you, but on the action-itself and what it represents. Not just the suspense regarding Casey's survival, but everything I mentioned above about Shredder having zero patience for playing games. If Santolouco had drawn Shredder pulling out Casey's organs and a massive pool of blood and gore, it would have distracted from the other purpose of that scene, putting too much emphasis on the injury. It was done "tastefully" and was more than just violence for violence's sake, at least from my perspective (it wasn't meaningless and gratuitous, is what I'm saying).
There's a great sense of suspense, confusion and tension building up over the course of this issue. It begins with the conflict of wanting to rescue Casey, but needing time to think things through. When Shredder calls Yoshi out, they try to take time to weigh their options and that backfires horribly. By the end, Casey is dying, Leo is missing and our heroes are left with a very limited window of opportunity to figure out what to do next. There's essentially a singular dilemma in this issue, only gradually dialed up one notch at a time until the cliffhanger.
I said at the start of the review that I would gush about Santolouco's art, but I think I did enough of that during my review for "Secret History of the Foot Clan". I'll just settle on saying that this work is as excellent as "Secret History" and I really hope IDW keeps him on past "City Fall".
We're getting off to a great start, here.
Grade: A (as in, "Angel looks, like, 7 years older than when we last saw her, though".)
Labels: IDW
Can't deny that I too am a sucker for Santolouco's art through and through. And I'm sure that it had to be a hell of a job rendering "the city made of light" view from the Foot HQ's balcony, but I must say I was a bit disappointed to see it entirely recycled from the last page of Secret History #4.
Well, at least it helps draw comparison between Vieira and Pattison's work - to limited extent. :)
My only problem with the story is that I think Leonardo is captured very easily.

redpajama_set_name: RedPajamaCommonCrawl


text:
WRITERS JOINING THE FESTIVAL IN 2020
De Veaux
Photo Courtesy of
Alexis De Veaux
See Her Books
www.alexisdeveaux.com
Alexis De Veaux was a freelance writer and contributing editor for Essence Magazine in the 1980's, where she penned a number of socially relevant articles. She was chosen by the magazine to go to South Africa in 1990 to interview Nelson Mandela upon his historic release from prison, making her the first North American writer to do so.
Alexis published a second award-winning children's book, An Enchanted Hair Tale (1987) before moving to Buffalo, where she earned a doctorate in American Studies in 1992. Her biography, Audre Lorde, Warrior Poet (2004), has been the recipient of several awards, including the Gustavus Meyers Outstanding Book Award (2004).
She has collaborated with the visual artist Valerie Maynard and poet Kathy Engel on the digital project, "Are You Now or Have You Ever Been Terrorized?" (available on YouTube). Her novel, Yabo, won the 2015 Lambda Literary Award for Fiction.
This is Alexis' fifth year as a participating writer and she will be Moderating the Public Conversation, "IN THESE TIMES: WRITING. TERROR. POSSIBILITY". Alexis will be joined by Cynthia Dewi Oka and Kathy Engel.
Visit her at: www.alexisdeveaux.com
An Enchanted Hair Tale - Children's Book
Warrior Poet: A Biography of Audre Lorde - Non-fiction
Yabo - Fiction
Alexis' BOOKS


text:
Lowe's (LOW) earnings 3Q 2022
A Lowe's employee walks through the store during the grand opening of the Lowe's store in San Francisco, California.
reported third-quarter earnings on Wednesday that beat analysts' expectations, with revenue up compared to the same period last year.
The home improvement retailer also updated its guidance, lowering the top end of its revenue outlook to approximately $97 to $98 billion for the full year. The previous top end was $99 billion. Lowe's also cut guidance for comparable sales to be flat or down 1%, compared with earlier this year when it expected it to be down 1% to up 1%.
Here's what Lowe's reported on Wednesday compared with analyst expectations, based on a survey of analysts by Refinitiv:
Earnings per share: $3.27 vs. $3.10
Revenue: $23.48 trillion vs. $23.13 trillion
Revenue was up 3% compared with the same period last year.
The company said its earnings were driven by 19% growth in its professional segment, and that its do-it-yourself sales improved. Lowe's added its website sales grew 12%.
Lowe's will discuss the results on its earnings conference call, set for 9 am ET Wednesday.
Lowe's earnings report comes a day after Home Depot
's third quarter earnings beat analyst's estimates. On Tuesday, Home Depot said its professional and do-it-yourself sales had positive growth during the period, adding that professionals have said their backlogs remain strong.
Home Depot executives on Tuesday noted the company was "navigating a unique environment," and was unable to predict how rising costs and other pressures were affecting its customers. The company said that while its customer transactions were down, it had higher ticket prices driven by inflation.
This is a developing story. Check back for updates.
Breaking News: BusinessBreaking News: EarningsBusinessbusiness newsEarningsHome Depot IncHousingLowe's Companies IncReal estateRetail industry
Qualcomm is a top semiconductor pick with nearly 20% upside, Credit Suisse says
Sharp drop in mortgage rates does little to boost demand


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Home » Politics » Watch Live: Biden, Harris hold ceremony marking two years since Jan. 6 attack (Video)
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President Biden and Vice President Harris are holding a ceremony on Friday to mark two years since the deadly Jan. 6, 2021 insurrection. Biden is expected to present the Presidential Citizens Medal to 12 people, including U.S. Capitol Police officers who were injured defending the Capitol that day, and a posthumous medal honoring Capitol Police Officer Brian Sicknick, who died after the attack. #biden #capitol #live CBS News Streaming Network is the premier 24/7 anchored streaming news service from CBS News and Stations, available free to everyone with access to the Internet. The CBS News Streaming Network is your destination for breaking news, live events and original reporting locally, nationally and around the globe. Launched in November 2014 as CBSN, the CBS News Streaming Network is available live in 91 countries and on 30 digital platforms and apps, as well as on CBSNews.com and Paramount+. Subscribe to the CBS News YouTube channel: http://youtube.com/cbsnews Watch CBS News: http://cbsn.ws/1PlLpZ7c Download the CBS News app: http://cbsn.ws/1Xb1WC8 Follow CBS News on Instagram: https://www.instagram.com/cbsnews/ Like CBS News on Facebook: http://facebook.com/cbsnews Follow CBS News on Twitter: http://twitter.com/cbsnews Subscribe to our newsletters: http://cbsn.ws/1RqHw7T Try Paramount+ free: https://bit.ly/2OiW1kZ For video licensing inquiries, contact: licensing@veritone.com
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News Detail Page
About PTA/
PTA Newsroom/
PTA Stands with Families, Schools and Communities Impacted by California Wildfires
Heidi May Wilson, Senior Manager, Media Relations
hmay@pta.org
ALEXANDRIA, Va., (Nov. 4, 2019)—National PTA President Leslie Boggs and California State PTA President Celia Jaffe issued the following statement regarding the wildfires in California:
"PTA is deeply concerned for all our members and the families, schools and communities affected by the wildfires across California. We empathize with and stand ready to support those dealing with loss of property, safety and routines.
"As the oldest and largest child advocacy association in the U.S., it is our duty to help families and school communities as they rebuild and recover. We remain committed to doing everything we can to assist those affected and help restore learning environments as quickly as possible.
"PTA offers resources to help families and educators have conversations with children to help them deal with emotions of fear, confusion, sadness and anger they may feel after incidents like the wildfires. These resources and other tips can be accessed at PTA.org.
"PTA also offers a Disaster Relief Fund to respond to tragedies that grievously disrupt a school or education system. We encourage PTAs and schools impacted by the wildfires, blackout and school closures to apply for support from the fund. We also urge everyone to donate to the fund to help support PTAs and schools in need.
"PTA members work every day to give our children, families and school communities what they need to thrive. Following this type of event, our mission becomes that much more important. And as Thanksgiving approaches, the need to give has never been greater. We know we can count on our PTA members across the country to help meet the needs caused by the wildfires."
About National PTA
National PTA® comprises millions of families, students, teachers, administrators, and business and community leaders devoted to the educational success of children and the promotion of family engagement in schools. PTA is a registered 501(c)(3) nonprofit association that prides itself on being a powerful voice for all children, a relevant resource for families and communities, and a strong advocate for public education. Membership in PTA is open to anyone who wants to be involved and make a difference for the education, health, and welfare of children and youth. For more information, visit PTA.org.
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California State PTA connects families and schools and has more than 800,000 members throughout the state working on behalf of public schools, children and families, with the motto, "every child, one voice." The PTA is the nation's largest and highest profile volunteer association working to improve the education, health and welfare of all children and youth. The PTA also advocates at national, state and local levels for education and family issues. The PTA is nonprofit, nonsectarian and noncommercial. For more information: www.capta.org.
National PTA Members to Help Build a School in the Dominican Republic
National PTA Applauds Administration's Call for a Well-Rounded Education for All Students
National PTA Statement on House Passage of Student Success Act
National PTA and California State PTA to Bring Together Parent and Education Leaders for Discussion on the Role of Families in Supporting Student Success
National PTA Statement on Collision of Two School Buses in Tennessee


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Print Page - how are people mounting their P10 matrices?
Title: how are people mounting their P10 matrices?
Title: Re: how are people mounting their P10 matrices?
Here are a couple of photos of how my panels look. as you can see only the center hole on the long side is populated with threads. I am thinking that my best bet might be to connect them at the short sides with strips of plexi glass and then attach that to a wood frame like Phil's post. not as elegant and clean but seems like a workable solution.
Has anyone asked their supplier if they can get the threaded inserts that are missing?
What printer do you have? I am thinking about getting me one.
I am going to mount (24) P10 panels under one eve. The BBB/octoscroller will be in center between #12 and #13. I will be using four outputs on the octoscroller; two in either direction. So I will have four runs out of the octoscroller, each connecting to 6 panels, Let's take one "string" of (6) panels as an example. If I run a 16 pin cable from the octoscroller to panel #13, then jump from #13 to #15, then jump #15 to 17, then #17 to 19, then #19 to #21, then #21 to #23; how long do the jumps need to be? The next "string" of jumps in that same direction will connect all of the even numbered panels; 14-24.
I don't have the panels yet to measure, but would like to start building the 16in cables. I will be receiving the Ray Wu indoor panels. I will not build the initial home run cable as I don't know yet where the BBB/octoscroller will be physically.
The Panels are exactly 320mm long, the connectors would be roughly 100mm in from the edge so 100+320+100 = 520mm gets you from P13->P15 for example.
I know this interleaving was suggested before however it likely just complicates what could be a simple cabling problem.
Six panels wide is 1920mm plus 200mm of slack gives a 2100mm run from bbb to the 7th panel away with normal inter panel connections after that.
Brad in Brisbane has tested 2000mm (2M/6ft) runs successfully so you may be better to wait till you panels arrive and test a simplified cabling scheme.
Simple is better. I will wait.
Are some of those panels rotated 90 degrees where some are vertical and some horizontal?
If so you will need to hand configure the channeloutputs.json file since the UI currently requires that all panels be oriented the same, either horizontal or vertical.
Let me know when you are ready and I can post some instructions. The config and backend code support any layout, even overlapping panels, but the current UI requires a rectangle layout with all panels oriented the same. For FPP v2.0, I want to enhance the UI to allow custom layouts as well.
You can see what happens when you put a hole through a few pins on the p10 panel chip. Go figure I hit it!!
Anyways I'll swap it tomorrow and will use the my spare BBB until I can find one in Toronto for less than $90!!!
If you can make a quick diagram of your panel layout then I can tell you how to setup the channeloutputs.json file.
Does the attached make sense? Tried to show the orientation along with an actual picture.
That looks OK and the picture confirms that when viewed from the front, the BBB connects to the top-right panel.
I will try to get a config with explanation posted tonight.
I have a long weekend coming up sat/sun/mon so looking forward to having this project wrapped up!
The fields are mainly self-explanatory. colorOrder and invertedData are not yet supported but will be when I commit my local changes.
In the list of panels, the output number and panel number are 0-7 values for the Octoscroller. The x and y offsets for each panel are 0-based from the top left of the display. Orientation is 'L' for left, 'R' for right, 'N' for normal and 'U' for upside down. The row and col values are used for the current UI, they aren't used by the backend code.
I must be missing something fundamental...I have in the past configured the LED Panels tab. Do I need to set them to 1x6 and enable it?
You need to enable then just paste the config I gave into the channeloutputs.json file and restart fppd and it should work.
OK - in xlights, top left starting corner, and horizontal matrix, 48 strings, 64 nodes per string?
I made the L's R's and the U's Ns and it looks to be working nicely now!!
Swap the X offsets for the 5th and 6th panel. Maybe I had them backwards as I was translating front/back view in my head. And put the orientations back the way they were if you swapped N for U on those two.
Ok. Just put the Us back and we are golden!!


text:
All-Inclusive Destination Weddings in Florida
Historic Hotels and Inns in Florida
West Coast Florida Beach Destination Weddings
Kimberly Ripley, Leaf Group
(Photo: Kimberly Ripley )
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Fort Myers-Sanibel
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FortMyers-Sanibel.com: Wedding Services
Kimberly Ripley is a freelance writer and published author from Portsmouth, N.H. She has authored five books and hundreds of articles and short stories. Her work has appeared various publications, including "Parenting," "Writer's Digest," "Vacations" and "Discovery Travel." She studied at the University of Maine and later pursued her writing studies through numerous classes and workshops.
Dog Friendly Hotels in Key West, Florida
Romantic Getaways in South West Florida
The Top Five Romantic Getaways in West Central Florida
Beach Front Resorts Near Tampa, Florida
Pet Friendly Oceanfront Resorts in Florida
Sarasota Florida»
Sanibel Island Florida»


COLUMBUS, Ohio – The Ohio State University athletic department announced today that Susan Kempf, the former Susan Mussey, has been hired as an assistant womens ice hockey coach. Kempf joins head coach Jackie Barto and assistant coach Kevin Cunningham to complete the staff of the first-ever varsity womens ice hockey team at Ohio State. Kempf will oversee all aspects of the program, but will primarily focus on the development of the teams goaltenders.
Prior to Ohio State, Kempf was the womens ice hockey associate head coach at Providence College in 1997-98. This past season, she was the assistant coach with the Wisconsin Challengers Girls Youth hockey team in her hometown of Madison, Wis.
A standout goalie and four-year letterwinner at Providence College, Kempf had an outstanding collegiate career. She was named MVP of the 1984 ECAC Championship team and a member of the 1986 ECAC All-Star team. She is one of only six womens hockey members in PC history to be named Athlete of the Year. Kempf was also a four-year letterwinner in softball at PC.
After graduating in 1987 with a bachelor of arts degree in health administration, Kempf became the assistant coach for the womens ice hockey, field hockey and softball teams at PC From 1990-92. She then went on to work for the Wisconsin Amateur Sports Corporation as administrative assistant of the Badger State Games from 1992-1997.


Discover the adorably cheeky exploits of the fresh-faced yet mischievous Lulu, whose love of animals is always causing havoc! Animals seem to surround Lulu wherever she goes. People even call her Lulu the Zookeeper! At home, a marigold-coloured cat is dumped on her doorstep. At the seaside, she befriends a stray dog whom nobody else trusts. And at school, she finds herself in trouble when a duck egg starts to hatch – under the nose of her teacher, who detests animals! Heart-melting fiction for younger readers by the hugely acclaimed author of the Casson Family novels.


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Maintaining Quality Residents with Eng Taing and Claudia Becerril Clas
Episode 172 of the Diary of an Apartment Investor Podcast with Eng Taing and Claudia Becerril Clas. Transcript by Otter.ai – please forgive any errors.
Listen to the episode here
Brian Briscoe 0:00
This is Brian Briscoe, hosts the diary apartment investor, podcast and partner at four oaks capital. So we have something that we've been working on for a really long time we are building and we'll continue to build an educational community that we're calling the tribe of Titans. And it's going to be a community of multifamily investors based around education and his house on the mighty networks. What you're gonna find in there is a lot of events that are exclusive to the tribe of Titans members a tonne of educational content, and you're gonna find great people. So if you're listening to this podcast because you're looking for community or you're looking for education, go no further the tribe of Titans is something you need to look into for the price of about $1 a day, you're going to be able to have access to everything that we have an elder content that we continue to produce for years to come. And just so there's no pressure and there's no obligation the first month is free. So sign up first month free and give it a test drive if you'd like to keep hanging out and you'll continue to have access to well me and my partners are four oaks capital in a lot of other experience and aspiring investors and where can you find it the tribe of Titans dot info there's a link to that at the bottom of the show notes of every single episode right now. So if you're interested type in www dot the tribe of Titans dot info or go down to this bottom in the show notes and just tap the link got hang on the line right here. What do you want to ask? How do you handle like dealing with like problem tenants?
Eng Taing 1:24
I think if you see a palm tenant, you really want to make sure you find the root cause tenant lot of times the root cause is because you had so many discounts on your rent. When you discount rent and you're desperate for tenants and you pick anybody don't lower your standards retention starts at acquisition retain good tenants it's you'd save that leasing fee you save that turnover time that they can see the marketing fees NASA when you're chasing, just occupancy and chasing just need someone to move into I'm gonna give somebody two months rent free. That's unfortunate, but then potentially, they might not be the greatest tenant to continue the renters.
Welcome to the diary apartment investor podcast with your host Brian Briscoe. In this podcast, we bring some of the top professionals in the apartment investment field to discuss various aspects of the apartment investing journey with the sole purpose of educating listeners to make wise investment decisions. The Diary of an apartment investor podcast is sponsored by four oaks capital bringing you high yield returns through apartment complex investing. Welcome to the diamond apartment investor podcast. I'm your host, Brian Briscow, with Four Oaks Capital, very excited for today's show, we've got two amazing people on the line with us. We've got someone who's an expert in this industry and Tang and someone who's up and coming, Claudia best real class. And first of all, we're gonna bring on Eng and just for anybody listening, we're gonna put their bios in the show notes. So check those out if you have a second. But that's it. And welcome to the show. He's having me. Appreciate appreciate you. And this is this always a lot of fun all we get to meet new people and learn more about other ways of doing things. So that's an angle, go ahead and, you know, lead us off by telling us about yourself.
Happy to first many people is one of the finest parts of this. I actually think this industry is have been in many industries, one of the friendliest. There's lots of people who want to help each other out. It's not like zero sum game. This is so much opportunity out there. Yeah. So partnerships is key. And just you never know, small road. Right. So my background, I have been a real estate investor for 12 years. But I want to go a little bit back into personally. Yeah, I was born in a refugee camp in Thailand. My parents are Cambodian. And that was a very dark time in history. It was a tumour root and genocide there. And I remember, we're not I don't know, but my parents told me if times were essentially we were hit hiding in the jungle, and you had to evade the soldiers, I was lucky enough to be a refugee in America. Come here. I was three, I'm lucky enough to be good to have grown up in America lucky enough to grown up poor, growing up and hungry. And lucky to have all those situations not really feel like I was any of those things. And they were my parents worked 20 477 days a week, like any in most immigrants parents do, especially when they don't have any education. You know, that was sort of my upbringing. And it gave me a really strong hunger and desire to have economic security. You don't have economic security. You want to pursue it. Yeah, I was lucky enough to ask to be very good at math. Very good. Add data and data patterns. And so like anyone in my shoes, I was day trading and playing poker, and got into Wharton and for agonised investment banking, that helped shape sort of my mathematical understanding of finding patterns and leveraging data to make informed economic decisions. And so I, those two things in terms of the hunger, the background, and my abilities helped me propel myself into financial freedom. And financial freedom, for me has always been about having enough to provide for your family, to secure their security, and to have the freedom to do whatever you want. And when I was, and I'll go to my projects in risky stuff, but when I first got my first apartment building, I was aged 23 got lucky, unlucky, because fashion crisis, I helped causes it sorry. Book 4 billion loss and subprime acids. Yeah, because i prime for a reason. The net effect of that was I it turned me off from really investing that much in stock market, I didn't like volatility, I like sort of the the activity as they get the regular nest, calmness of monthly checks in the kindness of tenants, but not the checks. It also prices went down by two thirds, good buying up to 2008 to nine.
State was on sale. So yeah, that's great. I should have I should have bought more. Yeah. And I said the same thing. You know, I bought as much as I could, which is one condo. And that was, you know, just down the road from where you're at right now. But I was I if I were able to go back to that time, I would have bought up as much as I could. But
yeah, I actually bought three properties before I bought my first house to certify, yeah, I always say that, try to make sure you can have your passive income streams before, you know, focus a lot on yourself, because I think that helped build the engine faster. But one of things that really helped me was his passive income, getting $1,000 a month around there. And having that freedom to make better, or least bolder decisions. After the financial crisis, allow my cohorts and friends rent to MBA, I went to the Peace Corps, Peace Corps in the Republic of Georgia making $20 a month, which didn't include housing, you have to get my own housing. And it's tough as college I had my parents say, Hey, I'm gonna go to this board foreign country, they think I was not saying when I was making a lot, not me, and what are you doing, they just be sassy, the same situations they've had. And I wouldn't work when reasons. I was lucky to meet my wife there. But also lucky to have an income stream that is safe to use. I didn't use giant, very prodigious saver. But to just have that security. And going forward during my corporate career, where I switch jobs I made moves, career rice, I was lost different industries. I always saw real estate as sort of my side hustle my thing that I really loved. But that gave me better decision making. I could go to my boss and asked for that race. I could make a counteroffer, I couldn't make bold decisions, because I wasn't afraid of getting fired or losing a job. That was my entire income stream. Having just a little baselayer gave me a lot more confidence to make bold decisions. That's how I was able to 5x my compensation in 10 rafter you know going out peace, bro. I want to highlight that too, because that's part of the motivation that I've always had. That is financial freedom to do whatever you want, and you can make dumb decisions and recover from them. You can make this you can you have the ability to make those decisions. And yeah, I think for me, that background of being hungry, trying to help my family out and achieving that. And then now the last corporate job was at Apple, I lead lead data science on Siri. So if you're using Siri, it's not working very well. blame you. But anymore. Sorry, Sammy.
All right. All right. So so you caused the financial crisis and all series problems are your fault too. So got it. I know who to call now. Great.
But in between I worked at productivity and gaming and I launched Apple Music and a bunch of different things. So
yeah. Yeah, I was gonna say a lot, a lot, a lot of really cool things there. I mean, I can't imagine what it would be like being born in a war torn area, you know, I did. I didn't do Peace Corps I did, I served a mission for my church, which is very similar, except we don't get paid to do it, you know, is really the only difference. But I spent two years in South America. And I think I came back with that appreciation of the US that you had as well, where, you know, you said, you were very fortunate to grow up here, I didn't realise how fortunate I was, until I was about 20 years old. And I left for two years, and came back. But I agree wholeheartedly, you know, definitely we're, we're fortunate to be here. And incidentally, you mentioned your your math ability, I got two degrees in math, and I kind of chuckled when you said that, because we were working on, you know, algorithms to be video poker, you know, when when we were in grad school, but, you know, never never had enough money to really make it work out because of the minimum bets, you know, but you know, theoretically, we could have be video poker and made millions. But anyway, long story short, but so yeah, so good, good on you. And I appreciate what you said about the security for income as well, you know, if you have that extra stream of income, it gives you more options. You know, I think you mentioned specifically, if you're tied to one job, and you're so worried and you're cleaning and you're worried about losing it, you don't have a lot of options, you're not going to be bold, like you said, you're not going to be able to go in and ask for that raise or that new position or promotion that you're looking for. So the the extra income streams bring options, which, you know, I think is what everybody wants is they want options. But that said, you talked a lot about the reason you're doing it. But if I if I could get you just to narrow in on that one subject, you know, what is your big burning life? A big thing, right
Eng Taing 11:48
has always been my family. And now that run tozi capper, I feel like it's sort of a family business where I feel like my investors, my family, I have text messages of them, give me very grateful language and saying, you know, I'm very thankful. And honestly, I love that I love seeing distributions. I love doing all this stuff. But I just bought my parents house, I was able to give my family love great things that they couldn't afford. And that's for me, I've never really needed that much material wealth, but never had a sword never needed it. I know I can live off $20 a month probably won't be as helpful now since. But it's something that I always wanted. And then when I had kids, I just had a second kid. I have a seven month old, almost eight. Yeah, I think it's gives me a lot of drive. And I think that's a big thing. I had these periods of time where I first got some success. And my parents got into the middle class, and I kind of lost my reason why a little bit, I was so hungry to like, get them out of poverty. Then I met my wife, I feed my future wife. And I gave me a lot of reasons that I had my first kid, every one of these moments actually sort of drove me to be more ambitious and to do more to strive for more.
Brian Briscoe 13:10
Yeah, yeah, absolutely. I think I've seen the same thing. As my family grows, that there's more emphasis on being more and more I mean, successful not not for the personal accolades, but what it does for your family and for your kids. You know, the opportunity isn't provided them that you know, you didn't grow up with, I grew up with, you know, plenty that you didn't mean I say this all the time, I thought I was poor. You know, growing up, you know, you you had the opposite life where you really worked for and you didn't realise that but you know, I kind of wish I could go back and you know, erase those feelings that I had, because I was but end of the day, I think family is very, very tied to a lot of people's, you know, wise and do more for the people you love is amazing.
Yeah, and I really like the fact that for me, it's always been a feeling of gratefulness. And when you're grateful for what you have when you're grateful for your you're not really, like jealous or envious of when you don't have, especially since you experienced it like I don't know what Yeah, having a regular Thanksgiving dinner. It looks like for a long time. I when I first experience it is cool. That Yeah, I think I tried to do that. It's hard. Now with my kids, I have like much bigger house have avocado trees, the same mountains. And they're gonna be very spoiling and I don't know how to not do it.
Yeah, it's hard. It's hard, you know, but yeah, that's that's one of the the parenting you know, things is try and try not to try to give your kids more than what you had without actually spoiling them. And my, my oldest daughter edits this podcast. So you know, I'm not gonna call any my kids super spoiled right now because, you know, I get an angry phone call from her later. But that said she wouldn't she wouldn't do that. No way. Anyway, so let's talk a little bit about you. What are the deals you guys have done? Can you tell us a little bit about one of your projects?
Yeah, I would love to go into my first project which is emblematic of sort of next five and I was doing these see every other year and mind you, I was working 4050 an hour job. The other more hours and same time, I bought a triplex in the LA area was kind of rundown, bought for $126,000 I believe, and put like $35,000 cash down, I was lucky enough to make some money out of flashbacking. And even though my portfolio went down, I have to add to my I renovated it. I remember very clearly I was at better I was doing this living in DC as well. I was at DC this time buying in LA my dad my parents were in LA so in my first many apartment buildings, real estate and all my receipt now essentially, it's it's not local to me. And that has been a very great learning experience to try to understand process. Yeah, because if everything was local, I would just buy locally and I always live somewhere in expensive various with buying real estate is probably not the best economic decision to do sir. So you know so for me I flew there you know, during some weekends to just paint to do 10 minutes really learned that white is very easy, Navajo white and yeah, get see spruce up, got three tenants and had some turnover that time but one thing I did was get a really strong stream of income right away, then create more value from the multifamily you know, three years to pad So talk to us all the time where you tend to get force appreciation, and did a refinance with them within a year. I think it was like eight to nine months. God basically all my money back from what paid for and was hooked. Did it again next year. Did it again next year. was how
did you keep on doing like the three plexes? Or did you start scaling up from there?
I hit three Plex, four Plex, three Plex, four Plex, single family four Plex. So it didn't really scale up from there. I did serve all I knew I didn't know what Burr was. And just finally what I did. I mean, you can say that you invented bird. I
mean, go Go ahead. I mean, that's it. Right. Got me. I have had a couple of places before I knew what the term health pack meant. But then you just figure it out?
Yeah, I think you just figure it out. And then if if you see sort of you put on a spreadsheet that is right there, like I saw, like you put this much money in to make this much money. That's better than a lot of my other options. And what I try to tell everybody now I talked to you I have zoom calls all the time, and investors are just people in general, know your options. Know how luck optimise your capital. That's finance one on one. That's what investing is to try to move money around low yielding things, maybe your bank account, or your home mortgage that you're you're underleveraged and you could get 3% and move it to something where you could get more. Now of course you have to have confidence to get the higher you have the 10 12% yield, which I think back then was easy as a 20% year on the man.
Yeah, cool. Cool. I think Claudia is smiling over there because she's closing on a three Plex you know, hopefully was it next week? Yes, it's gonna be next Friday. Okay, yeah. When you said the angle you said three Plex. I saw her face light up and I'm like, Okay, I know. I know, this is this is gonna be perfect for her. But so a one one question for you. When did you make the leap from the small multifamily into the larger stuff?
When my time was worth more, and I realised that when I needed to scale when I was going to mortgage limit caps. Right. Yeah. And I think you know, when you do residential loans, very different commercial loans ceci easier to commercial 16 question house. And I think it was like four years ago, I started scaling up to bigger properties. I actually started to invest with other I was very busy the time having a job and first kid caught my edge. I was an LP investment to other folks. And one thing I tried to deal with us learn from them. So I try to be an informed investor and understand what the process be very annoying, nagging, but fortunate to get a few folks who are receptive to it.
Yeah, awesome. Awesome. I appreciate that a lot. I think you dropped, you know, a gigantic Golden Nugget right there. It's you said when I realised my time was worth more, you know, and I think that's what, you know, a lot of people don't realise or they don't maybe they don't value their own time enough. But when you realise you're Time is worth more it changes everything, you know. But, you know, there, you spend a lot less time down in minutiae. And a lot more time, you know that in different aspects of life. But I really appreciate that. So So one question and then last question for you before we bring clarity on what's next for you.
So we've had a loss. And anyone doing this for the last five years is Pyrex. And so it's the Mark has been very good. So I can't claim assessment we did, we paid all the submissions, 10 COVID, to those fortunate to be in great economic areas. We're, we're about to close on hundreds for units, Atlanta, we got a few other partners in the pipeline closing past 1000 units now. And I've also pivoted slightly into senior living, Senior Living is a very strong asset, where I love the cash flow dramatically, what I try to do with my investment business is buy for cash flow, have some kind of moat around that cash flow, so that it's not as easy to get in. So that's why I kind of avoid where Claudia is buying, because it's a lot more people. But it's, you know, when you have that much money, that's where you have to go. I usually say within the juicy, medium, five to 25 million above 50 million, you're facing these big institutional funds to have low cost of capital, they can overpay you and I've been overpaid by 510 million dollars and like I was already making money on this. Now they'd like to gain it because they the cost gap is so much cheaper. And then finally, you know, we're growing and I've strayed a little bit to other forms of investing, you have some debt products, as well as Bitcoin mining is a big part of our portfolio now and doing data centres to support that. Pretty good, because
Nice, nice sounds so fascinating. Fascinating. Well, that said, we're going to shift gears and bring quality on the lots of failure. Welcome.
Claudia Becerril Clas 21:59
I thank you for having me. I'm so happy to be here. And thank you for the opportunity.
Yeah, no problem. So start off Same way, tell us a little about yourself.
So I'm currently in Germany, my husband station, he's an active duty army stationed in Germany. So we're here for until he retires in two years. So in the process of actually, when we were he got orders to come to Germany, is when I separated from the army, when I finished my contract, I was served for seven years, me and when, you know, with the transition, it just kind of worked out really well where I was gonna, you know, trying to figure out what it was going to do. And when I was gonna come in and come with him, and it's just real estate started to be a very, you know, real possibility. And I wasn't going to work, we have two small children, four and six year old kids. And so we did say that I was going to stay home, kids. And at that point, I started thinking of what was I gonna do with my time, and I started looking into real estate, and reading about real estate, listening to bigger pockets, and just like, being very intrigued by the possibilities. My background is in medicine, I'm a family medicine physician. So you know, I've been training for the past like four when, you know, I was working for the military was heavily training, you know, in medicine, and then I, you know, I was working and sold real estate, I've always heard the benefits of real estate, but it never really was something that I thought you know, I would be doing. And then when the opportunity came and I started learning more about it, I just, it was so appealing the enterpreneurship aspect of it, you know, the the opportunities, the multiple opportunities with real estate that I really got interested in it. And the more reading I did, the more research I did is learning that it could be done long distance, like I can do long distance investing from my overseas. And so I just done, I read David Greene's book, long distance real estate investing, that was like, such an eye opener and such, you know, like, breakthrough for me, like, this is doable. And so I really, we moved during the pandemic, we got to Germany, you know, we settle down. And then I took a real estate course just to teach you about the basics, you know, some criteria on what, you know, investing and learning more about investing, learning how to build my team, how to approach it. And so, starting January 1, I was like, January, you know, 2021 I'm gonna start actively like looking and putting offers in, and I did I started but with this market, you know, it's been a crazy market. And so, we put several offers in, I had to walk away from two other properties. And finally now we're under contract for a three unit property and we're actually closing next week. So that's been a real estate journey. And
yeah, that's, that's super, super exciting, you know, and it was I was about three years away from my retirement date when I started putting a lot of effort into And something else that ng said that I related to his military retirement, you get a pension, and I was able to look at that pension as the same security as ng was looking at that, you know, $1,000 a month. And that gave me a little more licence to get more bold. And I think prior to when that military salary was like, the only income for our family, I didn't want to mess that up, you know, but once once I get towards the end, and I see the light at the end of the tunnel, and I mean, your husband's gonna have that same pension as I have, you know, but that that gave me just enough confidence to be able to, to go vote go big, you know, and knowing knowing that I had that to fall back on and, you know, come hell or high water, you know, once I hit my 20 year mark, which, incidentally, when this by the time this airs, I'll be fully retired. But that close, I'm that close. But anyway, knowing knowing that, you know, I had that little safety blanket really, really helped me out a lot, too. But so so Claudia, what's what's your big burning? Why?
For me, like, it was mentioned before my family, my children, so we have a foreign six year old, it, you know, I want to be able to have that freedom, financial freedom to be able to, like attend their events, be there for them as they grow, I don't want to be tied to like a job that's going to be, you know, very demanding and intense. And, and I think, and I know, real estate offers that opportunity to be able to have more flexibility, and be able to, like, do more with it, right. So be able to, if I do medicine part time, then I can do real estate part time and be able to just be able to build a legacy with real estate in that entrepreneurship spirit of real estate, I love that about it, the networking, the, you know, the possibilities, that diversity within real estate, so many opportunities within real estate, and like, we have a single family home, you know, we're under contract for a three unit property. And, you know, we want to keep on growing and just, I'm learning so much, and it's just so inspiring to see people like ng and what you've done, It's so inspiring. So thank you, or, you know, doing this, you know, being open to, to answering my questions.
Well, I mean, without further ado, then, you know, since we've got hang on the line right here, what do you want to ask?
So, um, I loved your journey, I think, you know, you have so many obstacles, and it's, you've overcome so much. It's amazing. So I commend you for that, you know, and I feel like as far as obstacles, you know, going through real estate, there are benefits to it. But there are also things that happen within real estate, like unexpected, or you have to walk away from a deal. And so like for you, how did you feel when you have to walk away from a deal after you invested time? effort, you know, like, even money, right? So you spent money on the inspection, spend money on, you know, different things? How do you cope with, like, the emotions afterwards, when something doesn't work out, and you have to walk away?
That's a great question. And I, I felt that a lot more personally, in my first few deals when I was doing this myself, you know, I think when you're putting so much effort, right, you're that you're birthing a baby, you're building a business and so it's all very similar feeling. And when you're going to close the signing contract, you get that tan, it's like an amazing miracle feeling. But when it falls apart, and when it falls apart when it's not, because of you because there's financing because of it's because of financing or because of you know, the sellers because of unforeseen, you know, things you found out but I've had a deal where I carry I fell through because I had I had something an issue with my credit that I didn't know about, and I dissolved the rafter, but it's prevented me from getting that that no debit and the seller said I gotta move out. Even though I spent like a lot of time trying to work looking at looking at this there was a triplex as well. I regret it because like markets going up a lot. That times I got that as like biting when you go for me and I love your story too. For me, when you really go into sort of a business of real estate investing, not just real estate investing to you know, to protect yourself passive income, you actually go through this process of you want deals to fall through, if it's justified. And so you put it it's more of a scale to try to make you go into it, thinking that most of these aren't going to go through right in fact, if you go one for one and everything, then like maybe you're not putting that wide of a net on things. So I make offers on five things every week and negotiate out things. I have been doing this for quite a while. You know the first iPhone is always very expensive to build prototypes, very expensive. And mail and iPhone, very cheap. So is very good to us. And so when you get better at these things, and I love that you're going to do more of this, if you have the mindset of that, I'm going to do more of this, that this isn't my only deal. You have this abundance mindset that I talked about all the time, when you don't think of as like my own anything, like, I'm gonna do more, I have the capacity to more than you think, shift your mindset definitely needed, that I learned a lot from that deal falling through. I learned a lot if not doing that again. Or maybe that fell through for good reason. Yeah, the market might be on top. Yeah. in some markets, and now in San Diego feels like it. So you never know, I think you learn from all these things, and you get better you apply rule of thumb is when you make decisions, you make faster decisions, and you can do more decisions and so that you can narrow down to that, that gem.
Yeah, and I'll just add in maybe, maybe it's the analytical math side of me, but you just try not to get emotionally attached to deals. And on your first couple, it's extremely hard not to get emotionally attached. I mean, even with my you know, hardest stone, you know, just trying trying to get these deals to work. You're just you get so excited about things, but really, you just got to have you have to step back and realise, you know, am I getting emotionally attached to this? Or am I making a business decision, you got to try to make that business decision. We had an early deal fall through and once again, not our fault property we got under contract was at a 90% occupancy when we got under contract when we started, we put the LL y in it was at 90% occupancy. And we were trying to get a Freddie Mac loan, which requires 90% occupancy for 90 days. And between the lLoY and the end of the due diligence period, the occupancy fell to 75%. And it was a 40 unit. You know, they they lost six tenants in 45 days, you know, but it took us out of the deal. And, you know, it felt terrible, because, you know, it's, it's always nice to talk to you, you want that next deal. And you want the reputation of always closing, but at the same time 90% to 75 percents a big deal. If we walked away, and it was, I mean, end of the day, it was a business decision. And that's what we kept on coming back to. It's a business decision.
And my other question is, when working on a deal, and you know that the tenants will potentially be a problem like going going into a deal? How do you handle like dealing with like problem tenants? Or do you have like confidence in cash for keys or negotiating with them or fixing them?
Yeah. Great question. And if you live in California investing, and you play faces all the time, which is why I don't invest in California more, but I used to, and I have a lot of experience with this specifically. You know, in California when you buying a triplex, for example, or any thing is actually potentially more valuable when you don't have a tenant and is actually interesting, right? Like, do you want a tenant you want to cash flow? Do you want no tenant? I think when you have no tenant, you can have a clean slate. When you buying, for example, when I was living in San Francisco, or that area, houses that have no 10 investment houses and no tenant that went for five to 10% more, because you had to pay $50,000 worth today's rate $50,000 to just get a tenant out, because there's lots of restrictions with evictions. And that's, I think one of the things that we do now is, I think, first when you're buying properties, especially apartment buildings a scale, you want a certain occupancy to get rent. And I think if you see a palm tenant, you really want to make sure you have that. Finally, root cause tenant, a lot of times the root cause is because you had so many discounts on your rent. When you discount rent and you're desperate for tenants, and you take anybody, don't lower your standards, retention starts at acquisition, you really retain good tenants, it's each save that leasing fee save that turnover time that they can see the tenant, one month, two months, whatever it is, the marketing fees and all that stuff. But if you how do you do that? You have to keep your standards up for for tenants and you built for less over time in your mind and how you do it. But yeah, when you're chasing just occupancy and chasing just need someone to move into I'm gonna give somebody two months rent free. And they're the kind of person who needs that and the economic conditions warranted and you know, that's unfortunate, but then potentially, you know, they might not be the greatest tenant to continue the renters, especially if you want to raise the rent.
Yeah, I agree. I mean, he had a hit a couple of notes. things, you know, square on the head, you know, first of all, it's, it's where you invest, you know, bring that back. He says he doesn't invest in California because of the restrictions. I we lean towards landlord friendly states, you know, and we make No, I mean no excuses for doing it, we go to landlord friendly states, you know, or at least neutral states. So that, you know, at least the deck is stacked in your favour. And we have some cash for keys right now with the eviction moratorium, you know, there, there's grey areas where you can still evict and you know, as of late, I think was last night, the CDC re extended one more time the eviction moratorium, you know, we have been able to go out to certain tenants who haven't paid, you know, for several months, do cash for keys, you know, and if some tenants are amenable to it, I mean, I think a lot of the tenants see their writing on the wall. And what a lot of a lot of people realise is, they're racking up a lot of debt, and that debt is gonna follow them once the eviction moratoriums over most of the landlord's, most of the property management's and owners are going to send those people to collections, and it's going to eventually bite them, it's eventually going to hit their credit reports and everything else. And so I think that the cash for keys does work with the people who are reasonable and realise that eventually it's going to catch up to them, and helping them to see that kind of helps to but ng had pretty much laid it out, you know, you you take care of that when you put a tenant in, you know, and if you find the right tenant, you don't have to worry about that on the backside now, inheriting tenants, you know, that's, that's a different story. The screening, really important. Yeah, absolutely.
My last question is about, you know, when you approach like approaching upgrades for remodels and a new property that you're obtaining, do you have a software that you use to estimate the repair cost or any advice on that?
So some of my recognitions be every time you walk the property bringing a contractor with you give them that incentive, and the vehicle cost a cent and duck spring one bring several to have lots of lots to come from. So that's it, just keep those notes in your mind of understanding what the repair costs in that area. Were and then you can get a good average. Yeah, I think knowing basically going with intention that you can do it before you do it gives you all the potential hopefully gives you other data points to make decision to do it by invest in whatever it is to remodel make decision to do I want to change the carpet to vinyl floors, we want to replace these cabinets do we want to put exterior renovations and all these things are just an noi to this, of this return ROI to it. Right? It's ultimately the business. It's all these investments, tiny investments, and I really recommend to also put yourself out of it from an emotional person decision. I think in some areas of the it makes sense to really put yourself into it and think I'm going to buy this and I want this to be a nice place and my tastes really good. And when and maybe that's in areas that have strong appreciation, I joined on the investor, appreciate that invest for cash flow, and invest for cash flow. And then I say wanting to live there that wouldn't. At this point in my life I you know, you can think of it like hey, what I want to live is if you start putting that lens into it, you will over pay your overbilled the over Megan's.
Yeah, yeah. And I think what he said, there's absolutely key, you know, when you walk the property, bring a contractor, you know, and offer to pay them for their time, too. I mean, it's it's part of the risk capital that you put in, but you know, bring it bring a contract or offer to pay him an hourly fee to walk the property with you, you know, and that way, they're incentivized in a lot of ways they could, I mean, if you purchase the property, they can get a job. But the other thing is just, you know, we would talk with a lot of people coming up front, you know, we, me and one of my partners were both in mentorship programmes, you know, my other partners had informal mentors, but mentors, nonetheless. And we would also talk with people who are doing the same thing in the same areas, you know, hey, what does it cost for flooring in this area? What does it cost for? So we did a lot of a lot of both. Were we just talking to other people, hey, do you think 6000 a door would buy us X, Y, and Z? And listening to what the responses were, but really, I mean, end of the day, the contractors are going to have the best information because they're the ones that are going to be doing the work. Anyway, that said, we're about out of time here. So one last question for both of you. And you get to go first how can listeners learn more about you?
please go to my website tozi capital, do easy. I capital comm sign up. I I love to do monthly educational webinars. These are all things that I sort of approach everything as a I am very self interested in learning how to not pay taxes legally and how to use First question, how do you invest in this and that, or how to get an SBA loan from your equity? All these things I try to provide? I'm signing this website financial freedom decoded, sent live now. But yeah, I'd love to chat if you don't invest. And I think educate yourself. Learning is one of most applicants.
Awesome. And we'll put a link to the website in the show notes. So if you're interested in anything, he has to offer the show notes up, and you tap the link. Claudia, same question for you.
I'm in LinkedIn, Claudia, Bizarro Class B, EC E, R, I L. CLS and linking information. I don't have a website right now. And my email is class, capital investing@gmail.com.
All right, and we'll put links to your LinkedIn profile into your email address in the show notes as well, so people can contact you. And incidentally, you know, we didn't have a website until right around the time we closed on our first you know, big property. So, you know, not having a website is not necessarily good or bad, but took us a while to get that up to but anyway, thank you so much, the two of you for coming on the show today. I think this was a great conversation. You know, I learned a lot. I hope you guys had a good time, too. Thank you very much.
Thank you for listening to the divergent apartment investor podcast today brought to you by four oaks capital. If you'd like to know more about how to invest in apartment buildings or want to be a guest on our show, visit our website at four oaks capital comm slash podcast or email us directly. If you're still listening, you obviously like the show. So pull out your phone, app, subscribe, and leave us a five star rating on your favourite podcast app. And we'll see you again next week.
apartment investor
First Deal Episode with Sean Thomson
The Capital Raising Process with Daniel Odabashian and Jahlen Brown


100 Copies is the brainchild of Singapore Creative Director Thomas Yang. As an avid cyclist, he decided to combine two of his passions – bicycles and art – into 100copies. All of the products you see here are original designs created by him and are limited to, as the name suggests, 100 copies. Each piece of work will be watermarked, labeled with the title and edition number. As such, no two copies are ever completely identical.


text:
Meet the people behind Aster
The Overlap Boards
Bjorn Howard
Executive director, Group CEO
Bjorn became Aster's Group CEO in 2009 having previously been the chief executive of a smaller housing association. Since then, Aster's housing business has doubled to more than 32,000 homes and has expanded its geographical footprint across southern England.
Bjorn has worked in the independent housing, care and support sectors for more than 30 years and has extensive board-level experience in both executive and non-executive roles. He has served as a non-executive director for an NHS Trust, educational organisations, regeneration boards and as a government appointee to a housing association.
Bjorn holds a master's degree in management and is a fellow of the Chartered Institute of Housing and Chartered Management Institute. He is also a member of the Institute of Directors.
Committee Membership:
Customer and Community Network
Andrew Kluth
Andrew is a career finance professional specialising in the Treasury arena. He has held a number of senior roles, primarily in the debt finance function within British Gas, Vodafone and National Grid and is currently Head of Treasury at UK Power Networks. In his early career Andrew helped finance Eurotunnel before working on the demerger of Centrica from British Gas and the separation of the Gas Distribution Networks from Lattice Group. Andrew has worked on several large acquisitions globally including Mannesmann at Vodafone and Keyspan Corp at National Grid.
Andrew has held a number of other non-executive posts including as a director of Aerion Fund Management and roles relating to his work as a trustee for various pension schemes.
Chair Group Treasury Committee
Chris Benn
Chris joined Aster in 2014, bringing with him extensive experience from the commercial sector.
Before Aster, Chris held senior finance positions at Euromoney Institutional Investor PLC and Regus PLC. At Euromoney he ensured the finance team were able to support the five-fold profit increase of the Group from both organic growth, and through acquisitions, including the acquisition of a fellow FTSE-250 listed Group. At Regus Chris was involved in the IPO and floatation of Regus' shares on both the FTSE and NASDAQ indices.
Chris qualified as a chartered accountant at Coopers & Lybrand (now PwC) in 1994.
Mike Biles
Group chairman
Mike has a doctorate in law which analysed residential tenants' non-financial remedies for disrepair and unfitness. He was housing ombudsman for England for 13 years until 2014. This role has given him an extensive understanding of all aspects of rented housing from complaint handling and dispute resolution to customer service and support, building good relations between providers and customers and valuing all forms of feedback to inform and improve systems, behaviours, and service delivery.
Mike has taught and researched Land Law, Landlord and Tenant Law and Housing Law extensively. He has also published articles in this field and has chaired and spoken at numerous national and international industry-related conferences.
Mike was a visiting professor in law at Southampton Business School where he has also held the post of Head of the School of Law. He has been a lawyer member of the Leasehold Valuation Tribunal, as it used to be called, and a member of the management committee of a registered social provider.
Mike is an honorary member of the Chartered Institute of Housing and was a member of the Chartered Institute of Arbitrators and a fellow of the Royal Society of Arts.
Since joining Aster in 2014, Mike has been the Senior Independent Director, Chair of the Group Audit Committee, and a member of the Customer and Communities Network.
Group Risk and Compliance Committee
Group Remuneration & Nominations Committee
Caroline Wehrle
Caroline has spent more than 20 years working in the fields of risk management, audit, internal controls compliance and ethics, finance and pensions.
The first 8 years of Caroline's career were spent working in the engineering sector for WS Atkins, providing technical and quantitative risk management services to public and private sector clients, largely in the rail industry. This included 4 years spent working in Hong Kong, China and Singapore.
Caroline joined Diageo's internal audit function in 2003 and during 16 years with the business undertook a number of senior finance positions with Diageo, culminating in her final role, as Global Risk & Compliance Director leading an integrated global risk, control, compliance and ethics function. Caroline is passionate about doing business the right way.
Caroline has a BA Hons degree in Risk Management from Glasgow Caledonian University, an MBA from Cass University.
Chair Group Risk and Compliance Committee
Group Treasury Committee
Amanda has over 30 years' experience in development, marketing and asset management for registered social landlords, joining Aster Group in 2012. She was previously director of business development at Synergy, prior to the merger with Aster and drove the strategic direction of the association's new-build development activity, including becoming an independent preferred investment partner.
Before Aster, Amanda was head of development for Sanctuary Housing Group for London and the South East, and an associate director of Adams Integra, a consultancy specialising in housing development and planning. She was also director of development services for Apex Housing (now A2Dominion) for nine years where she was responsible for growing a mixed development programme from scratch to over 1,000 units per year.
Amanda is a Board Director of Silva Homes and of Forest Future Homes which is a subsidiary of Silva Homes.
Tracey Peters
Non-executive director, Senior independent director
Tracey is an accomplished Human Resources professional. She has worked as an Executive Board HR Director and has experience in many industry sectors including Retail, Manufacturing and Electronic Banking. She also has twenty years of Non-Executive Director experience with organisations such as Housing Associations, Foundation Trust Hospitals, and a variety of Charitable Arts and Sports organisations.
Tracey has an MSC in Organisational Design and Development and is an Accredited Member of the BACP. She runs a Consulting Practice specialising in Organisational and Personal Development to Senior Executives specialising in supporting new CEOs and Chairs to manage their business through significant change.
Tracey also works as a volunteer with Relate working in schools with children who are suffering emotional difficulties.
Tracey is also a member of the board of East Boro Housing Trust.
Chair of the Customer & Community Network
Michael McCullen
Michael is an accomplished CEO, Chairman and technology entrepreneur with over 30-years' leadership experience in private, public and venture backed businesses specialising in technology for the built environment.
Michael was a co-founder and Managing Director of the UK's most successful project management software business for the construction industry, which he grew and led to exit in 2006. He is a former Group Board Director of an AIM listed technology business and was CEO of its international construction software and services business for over eight years and he was EVP of the UK's biggest independent construction software business for over 2 years.
He has extensive overseas experience having led construction technology businesses in Sweden and Germany and established international distribution in Australia, Europe and the USA. He has completed a number of international acquisitions.
Michael started his own consultancy practice in 2015 working as an independent director and consultant advising businesses and private equity firms on investment in technology.
He holds a Computer Science degree (Manchester) and an MBA (Warwick).
Group Risk & Compliance Committee
Chair Group Remuneration & Nominations Committee
Clive Barnett
Clive recently retired from RBS/NatWest having been head of the bank's housing finance team for many years. He worked within the social housing finance market for over 20 years and was recognised as a leading figure in that sector. Clive represented RBS within Government circles, including HCA, DGLG and CML Housing Committee.
In addition to his role with Aster, Clive also holds other non-executive positions and was also a consultant director with one of the sector's leading treasury advisers for a short while.
Chair Group Audit Committee
Claire Whitaker OBE
Claire has been appointed to take forward Southampton's Bid to be UK City of Culture 2025, working with Southampton's communities, cultural organisations, businesses, and academic partners locally and in the wider Solent region. Previously, Claire was an Owner/Director of live music producers, Serious, which was known for its high-quality work and engagement with a diverse range of artists and communities across the UK and internationally. Claire is also an advisor on Equality, Diversity and Inclusion, working with organisations across a range of sectors.
Claire has over 25 years of experience in executive and non-executive positions, including being a Trustee of the Paul Hamlyn Foundation, a member of the Cultural Recovery Board, an Ambassador for the Mayor of London's Cultural Leadership Board and a member of the Arts and Creative Industries Advisory Group for the British Council. Prior to Serious, Claire was a Director of Africa95, a cross art form celebration of the arts of Africa which took place across the UK and the African continent and which named President Nelson Mandela, President Leopoldo Senghor and Her Majesty the Queen as its patrons. After the first democratic elections in South Africa, Claire worked closely with the ANC on the country's cultural strategy and helped establish Business Arts South Africa which had then Deputy President, Thabo Mbeki, as its inaugural Chair.
Claire's expertise ranges from the creation and delivery of ambitious arts events and programmes, advising companies and organisations on equality, diversity and inclusion and the development of strategic partnerships with a broad range of stakeholders. She is actively involved in policy development across culture and civil society and an independent member of the Cultural Recovery Fund Board working with the Department for Digital, Culture, Media and Sport.
Group Audit Committee
Customer & Community Network
Find out more about our governance.
The Executive Board
Find out more about our Executive Board.


The focus of this book is the Youth Criminal Justice Act, which came into force in 2003, and the amendments to the Act which came into force in October 2012. The 2012 amendments can in turn best be understood as the response of the current federal government to perceived limitations of the 2003 law, as well as a response to some decisions of the Supreme Court of Canada interpreting the YCJA. The present edition discusses caselaw interpreting the Act, recent social science literature, and changes in the political context and social perception of youth crime since the YCJA came into force. Previous editions of the book have been cited approvingly by all levels of courts in Canada including the Supreme Court of Canada.
The book includes discussion of constitutional, evidentiary, and procedural issues that are relevant to youth justice; it also explores some of the ethical and practical issues that confront lawyers and other professionals working in the youth justice system. As well, it considers the broader social and political context for issues of adolescent offending and youth justice.
Youth Criminal Justice Law will appeal to a broad audience, from students of law and other related disciplines, seeking an introduction to the laws governing young people who come into conflict with the law, to lawyers, judges, probation officers, and other justice system professionals who are working in this field.


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Difference between revisions of "Pocket votes"
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The term "pocket votes" refers to the practice of using inactive Talossan citizens to pad the voting rolls for one party or another during an election. In particular, the term refers to the alleged practice of King [[Robert I]], in his role as Deputy [[Secretary of State]], to gather votes of inactive citizens, all of which went to the [[Progressive Conservatives]] or, after the King himself decamped there, to the [[Black Hand]].
'''Pocket votes''' refer to inactive Talossan citizens who pad the voting rolls for one party or another during an election, either out of friendship, long-term loyalty, or other reasons. In particular, the term refers to the alleged practice of King [[Robert I]], in his role as Deputy [[Secretary of State]], to gather votes of inactive citizens, all of which went to the [[Progressive Conservatives]] or, after the King himself decamped there, to the [[Black Hand]]. It was alleged (and at one point widely believed) that Madison would either contact the inactive citizens and present them with his own skewed take on Talossan affairs, thus securing their vote for the party of his choice; or that failing the attempt, he would actually fraudulently claim their vote.
It was alleged (and at one point widely believed) that Madison would either contact the inactive citizens and present them with his own skewed take on Talossan affairs, thus securing their vote for the party of his choice; or that failing the attempt, he would actually fraudulently claim their vote.
In the final election before the secession of the [[Republic of Talossa]], Secretary of State [[Martì-Paír Furxhéir]], in an attempt to forestall fraudulent pocket votes, instituted a number of reforms, chief of which was his dismissal of Madison as Deputy Secretary of State. Madison's outrage was seen by many as confirmation that he had indeed been involved in rigging the vote, as well as an attempt to intimidate Furxhéir into retracting his decision. Three inactive citizens in particular were often cited as pocket voters, namely the King's father, Harry Madison, his sister Jennifer Madison, and his former high school teacher Jean Williams, none of whom had any visible connection with Talossa after the 1980s.
In the final election before the secession of the [[Republic of Talossa]], Secretary of State [[Martì-Paír Furxhéir]], in an attempt to forestall fraudulent pocket votes, instituted a number of reforms, chief of which was his dismissal of Madison as Deputy Secretary of State. Madison's outrage was seen by many as confirmation that he had indeed been involved in rigging the vote, as well as an attempt to intimidate Furxhéir into retracting his decision.
Three inactive citizens in particular were often cited as pocket voters, namely the King's father, Harry Madison, his sister Jennifer Madison, and his former high school teacher Jean Williams, none of whom had any visible connection with Talossa after the 1980s.
It is notable that, during his last months as monarch, Robert I began to accuse rival political party [[CLP]] of retaining pocket votes, and the resulting dispute - and the longstanding suspicion of Robert I - was a key factor in the [[Robert_I#Great_Abdication|Great Abdication]].
[[Category:Politics]]
Pocket votes refer to inactive Talossan citizens who pad the voting rolls for one party or another during an election, either out of friendship, long-term loyalty, or other reasons. In particular, the term refers to the alleged practice of King Robert I, in his role as Deputy Secretary of State, to gather votes of inactive citizens, all of which went to the Progressive Conservatives or, after the King himself decamped there, to the Black Hand. It was alleged (and at one point widely believed) that Madison would either contact the inactive citizens and present them with his own skewed take on Talossan affairs, thus securing their vote for the party of his choice; or that failing the attempt, he would actually fraudulently claim their vote.
In the final election before the secession of the Republic of Talossa, Secretary of State Martì-Paír Furxhéir, in an attempt to forestall fraudulent pocket votes, instituted a number of reforms, chief of which was his dismissal of Madison as Deputy Secretary of State. Madison's outrage was seen by many as confirmation that he had indeed been involved in rigging the vote, as well as an attempt to intimidate Furxhéir into retracting his decision. Three inactive citizens in particular were often cited as pocket voters, namely the King's father, Harry Madison, his sister Jennifer Madison, and his former high school teacher Jean Williams, none of whom had any visible connection with Talossa after the 1980s.
It is notable that, during his last months as monarch, Robert I began to accuse rival political party CLP of retaining pocket votes, and the resulting dispute - and the longstanding suspicion of Robert I - was a key factor in the Great Abdication.
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