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Using Leverage In Opportunity Zone Deals, With Louis Dubin | #cybersecurity | #conferences

Debt is commonly used to amplify returns on real estate investments, and Opportunity Zone deals are no exception. But what is the proper amount of debt to appropriately leverage any given investment, and why might that target change for an OZ deal?

Louis Dubin, principal and managing partner at Redbrick LMD, joins the show to discuss how he determines the optimal amount of debt to use in Opportunity Zone deals.

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Episode Highlights

  • Why using less leverage to de-risk an investment may be better on Opportunity Zone deals, given the substantial improvement or original use requirement.
  • Why lower leverage leads to faster return of capital to investors, leading to a higher IRR, during the construction phase of an investment.
  • Why higher leverage makes sense once an asset is stabilized and cash flowing.
  • Some of the impacts of inflation and supply chain risks on Redbrick LMD’s operations, and how rent rate increases have helped to soften the blow of increased costs.
  • The importance of developing net carbon zero buildings, and how staying ahead of the curve on carbon neutrality trends may have a positive impact on long-term investment returns.
  • The unique aspects of the real estate market in metro Washington, DC, given the limited supply of available land and the presence and unique needs of government.
  • The transformation of southeast Washington DC over the last 15 years, and how the Opportunity Zone overlay may be important for further development in the area.
  • Redbrick LMD’s Opportunity Zone pipeline of multifamily and office deals in Washington, DC.
  • Investing trends among institutional investors, and why core and value-add multifamily are still very popular.
  • When it makes sense to develop office buildings in Opportunity Zones.

Today’s Guest: Louis Dubin, Redbrick LMD

About The Opportunity Zones Podcast

Hosted by founder Jimmy Atkinson, The Opportunity Zones Podcast features guest interviews from fund managers, advisors, policymakers, tax professionals, and other foremost experts in opportunity zones.

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Show Transcript

Jimmy Atkinson: Welcome to the Opportunity Zones Podcast. I’m Jimmy Atkinson.

Joining me on the show today is Louis Dubin, principal and managing partner at Redbrick LMD. They are a real estate developer, with a pipeline of Opportunity Zone projects in metro Washington DC. Louis, welcome to the show.

Louis Dubin: Thank you so much, thanks for having me.

Jimmy Atkinson: Absolutely Louis. Pleasure to be here with you today. You and I met at the IMN family office real estate conference in Dana Point, California back in June. You were on the Opportunity Zones panel with me. It was great meeting you there you know afterward after our panel.

We got to talking at the cocktail hour later that afternoon about optimal leverage on Opportunity Zone deals. You had some really interesting thoughts there so…

How are you guys utilizing leverage on your deals at Redbrick, and what, in your mind is the optimal amount of leverage to do an OZ deal, and how do Opportunity Zone compliance issues kind of play into that?

Louis Dubin: Sure, great question. Well, first and foremost, typically, we believe, less leverage is always better. It de-risks a deal. Let’s remember: you have to substantially improve to qualify under the OZ rules.

When you’re dealing with real estate and with that substantial improvement test usually it’s 50% or more, I won’t go into all the specifics, but you’re constructing things, and very often you’re constructing new buildings. In theory, you could take an old building and if the ratios work, you could potentially improve an old building qualify but, most people build new buildings and there’s always substantial risk and building something new, so we like lower leverage, as opposed to higher leverage, especially in times like today.

Where your guess is as good as mine, where inflation is going to fall out, you know there’s been huge construction cost inflation and get a little leverage, we think is like a really proven fair. So we’re typically 35 to 40% leveraged in the construction phase, which means 60 to 65% cash that would be old fashioned, not preferred equity, not mez. 60 to 65% is Opportunity Zones capital, the 35 to 40% being debt.

And it’s interesting, and it’s not intuitive, but because of the OZ rules where you typically have to have your capital in for 10 years and the day, proceeds of refinance if you’ve held for at least two years come out tax free up to 100% of your original investment. So if you have a lot of cash a lot of equity in the deal.

When you go to refinance if you finished your building, most of the capital in that refinance is going to go to pay back the equity and not the debt. And in a higher leverage situation, you’ll be lucky to get 10 to 20% of the equity out if you were leveraged in 75, 80%. So by going very with very large amounts of equity into our deals, most of the capital should come back once we refinance in year three or four once we’ve completed and least up the buildings, as opposed to waiting until your tend to get most your top of all your capital.

So for all those financial people out there, do the math. If you’re getting most your capital back in year three or four, versus waiting until year 10, 11, 12, it actually generates a higher IRR by putting in more equity capital.

Now there’s a limitation to it. you can’t receive back more tax free than 100% of the initial investment.

So the magic number we’ve had our finance people run in a number of times, in theory, you could really go as low as 20 22% debt to equity at some point. You can’t use all the proceeds that you’d get out, for instance, if you want 100% equity, not all those dollars will qualify the way that I’m describing. So the magic point is 20 to 22%.

And we’ve chosen around a 35% target. You know, sometimes it’ll be 36, 37, 38. Could be a little less than 35, but it’s a accretive, and accretive to yield.

Jimmy Atkinson: Yeah, I’m sure it kind of depends on the economics from deal the deal, how much leverage that you, you want to put in, but that’s, I mean, even at 30%, 35% or so is fairly low leverage. Do you see other developers or other asset management firms who are providing financing for deals coming in with that low amount of leverage? Or are you unique in that regard?

Louis Dubin: I think we’re pretty unique, I think we are lower leverage than most, but we also have a unique circumstance. All of the land that we develop on, we already know. So it comes into the new basis and sometimes it comes in the city so ground lease. And certainly a lot of stuff was coming and vis a vis ground lease before the new clarifications came out last last fall winter.

Now we’re going to a few simple structure, but some of your viewers may recall that once upon a time, with you earlier rules, it was uncertain on whether a fee simple deal would really work if you were a previous land owner and the ground, the structure was preferable for many law firms accountants.

Today, with the new clarifications we’re confident in going fee simple, so it does depend on whether you’re you’re you’re putting the land in such a to ground lease or fee simple in terms of leverage rates as well, a lot of different factors.

Jimmy Atkinson: Hmm, interesting. Well you know, the one thing I really like about your model there Louis as well, on top of the fact that it bumps up the IRR, on top of the fact that it increases the yield in the long run, is that you’re getting more liquidity back to your equity investors right before that crucial time when they have to recognize that initial capital gain that they rolled over into your investment fund right they have a tax liability that comes due in spring of 2027.

Recognizing their capital gain in ’26 and now they’ve got the the liquidity to actually be able to pay it off, I think, which is, which is pretty thoughtful, right?

Louis Dubin: Yeah I think it’s I think it’s really thought I just think it makes sense. It makes sense, my partners and I tend to be you know major investors of what we own, and you know makes sense for us and we think it makes less sense we’ll go to higher leverage points 65, 60, to 60 to 70% once we have a stabilized asset.

There’s no reason not to use, if leverage is accretive, not to use leverage 60, 70% if you already have stabilized cash flow in place. You know, most of what we’re building are multifamily apartment buildings where we’ve only seen rents increasing in our market, and we also build office buildings, if we have a substantial pre-lease for the building with the tenant that we’re comfortable with have a long term duration.

And one of the buildings were just finishing, is to a health care system that took 100% of the building, which gave us the confidence of building an office building actually starting during the pandemic into office building, how do you like that.

But it was for healthcare system and clinic which just leads to do research and see people so made a lot of sense but typically what we’re doing this, an awful lot of multifamily. DC is unique, with the Defense intel, security and cyber and we’re seeing a lot of growth there so we’re also in the midst of putting together the new National Cybersecurity Leadership Center, which we’re working with a number of different institutions to put together with academic, government, quasi government, and private sector but around the site, and you know read the cybersecurity research and workforce development space, so we will do office buildings but we but, but we, but they must be substantially released for us to do, or the default is in our portfolio is multifamily unless we have an office, sure.

Jimmy Atkinson: Well, that makes a lot of sense that makes a lot of sense these days right, I want to talk more about the property types that you’re developing why you like multifamily went office makes sense let’s let’s let’s get back to that point in a few minutes here.

But you mentioned a high level of inflation a minute ago. We’re recording this episode in the middle of July, so we actually just got the CPI print from, I think it was yesterday or the day before. 9.1% is what inflation hit from the same month last year. Just incredible. Highest level of inflation in the last 40 years I think. I’ve been saying that for the last couple of months now, but it seems to be getting worse and worse, obviously. On top of that, there’s supply chain issues; interest rates are going up.

Pretty turbulent economic period that we find ourselves living in these days in the middle of 2022 here.

Louis has have any of these factors — high inflation, supply chain issues, interest rates going up, looming recession possibly — what impact has that had on your operations at Redbrick? And have you noticed any delays or any modifications or projects needing more funding now? What can you tell us about the impact of our current macro economic climate on what you guys are doing?

Louis Dubin: Excellent questions, let me start with the list of projects needing more funding or low leverage strategy really works well in this kind of environment. So we’re pretty well suited with the low leverage extending banks are getting more and more rest reticent to go further up the capital stack and how much they’ll engine, so there were there were good. I think that there are lots of challenges to develop today. There’ll be lots of people that won’t be able to deal with those challenges and won’t build their buildings, which is sort of you know it’d be less supply out there and we believe and in Washington DC we’re very fortunate to have a high growth market terms of job it’s all about jobs, people are working.

People need places to live, we can debate how much space they need to work, most of our buildings today are substantially designed for people that will be spending time working from home. 80% of our units today have substantial balconies at least six feet deep system certain mitigates of what’s going on today, and one of them is is designing buildings that are appropriate for today but going going back to inflation and the rest of it sure the cost of borrowing is more.

But at the same time, the rent trade else we have a few thousand apartment units that we own and the rate trade else are as much as 10% these days so we’re seeing huge price inflation on rents that shouldn’t be new news to most of your viewers or reading about that I don’t care for where you are in this country if you’re in a vibrant market that has you know job growth you’re going to see these crazy wacky rental inflation numbers, so we feel pretty pretty good about that that we’re seeing higher rents without those higher rents you couldn’t build buildings at today’s higher cost.

And those higher rents are tracking so that’s good thing. In DC particular we’re absorbing all of the tremendous amount of new units in Washington. Primarily around the Navy Yard, they’re sort of that sort of the capital river funds are the dominant place but you know, inflation is a very real thing low leverage teams are really know what they’re doing.

You need a high job growth markets, you know for lenders to feel good supply chain is very, very, very good question I don’t know we certainly aren’t sourcing materials from Ukraine today. And maybe not Latvia and i’m not saying that facetiously but we’re really taking a good hard look on where the materials and where our finishes are being sourced from, and you know, making real time decisions on is it worth the supply chain risk if it’s coming from a far distance.

So these are very real things that you’re dealing with when you’re building buildings that are hundreds of millions of dollars each so you can also afford to put in professional time to go through that. And costs have risen, and in some cases costs have risen, you know extremely, we think that that’s temporary with a lot of the commodity pricing, because most of the major commodity pricing, as you may know, has come down substantially.

And we think the market is still lagging on today is contractor price versus where that price may be in a few months, so the last 20 30% of what we’re buying in a building like finishes, for instance, cabinetry work, maybe even appliances not switch gear, but stuff that you could put them at the end.

We’re going to hold off on buying some of that because we think those prices are going to come down significantly because of inflation, higher cost of borrowing less projects are going to get the green light the contractors won’t be as busy.

And you know that’s that’s sort of our strategy there so we’re going full speed ahead investors continue to like the multifamily space, whether it’s cozy or otherwise cozy they love the tax benefits, we all know how unbelievable this this four to 500 basis point you know benefit is, because the sovereigns decided to put a program together to give you that benefit.

So we’re you know we’re we’re feeling good but we’re working much harder we’re working much harder to finalize our budgets on our buildings on our structures today.

But we think they’ll also be less competition.

Jimmy Atkinson: yeah fair enough, and it seems like you see light at the end of the tunnel to write with regard to rising prices, maybe some.

Some prices are starting to stabilize in terms of the rising costs that you’re encountering.

Is it is it mostly materials costs that have gone up that have impacted you or is it the cost of Labor you mentioned contractors, or is it a little bit of both and what what what’s really more more responsible for the rising cost for you guys, at least.

Louis Dubin: I wish the contractors would be more transparent we’re trying very hard to get that exact transparency.

Because if we know, for instance, copper and electrical wire and lumber, for instance that’s come down on a commodity pricing and we’re we’re being quoted commodity pricing numbers, based on a few months ago where that price may have fallen out.

Then we’re basically putting it to contractors today proved to a show us that you’re paying labor that much more.

And I don’t think that’s the case, I think, for a little while the contractors were allowed to take this supply chain hysteria and charge, whatever the heck they want it. So we’re we are flushing that out, as we speak, we are demanding line by line item transparency on the Labor component and the commodity component.

Jimmy Atkinson: Yeah why makes a lot of sense that’s interesting so it’s no longer case where you’re just seeing one bottom line number that you have to write a check for you actually want to see what goes into that number.

Louis Dubin: If I took you through what we do, we have a whole construction team internally.

In our head of construction, one of the greatest construction executives in the country he started life, thankfully, as an estimator once upon a time. And they are literally going through, because we just don’t believe it just we’re rational people just doesn’t make sense, all these commodity prices are coming down.

Then prove to us that now labor is making double the wage they were making a year ago I don’t believe it we don’t believe that we don’t see that. Sure we’ll see we’ll see the buildings still pencil they still make sense, again, because the rents have caught up with all of this and I think there’ll be less deliveries of buildings that we were that we were forecasting a year and two years ago.

Jimmy Atkinson: Because it’s more costly to put them up and…

Louis Dubin: If you’re if you’re leveraged if you have 20, 25% equity and you’re going with the super lab and she’ll doesn’t work to it.

Jimmy Atkinson: Right right, and if you have you had to adjust your fundraising numbers, if you had to raise more equity for some of your projects, then maybe you would have thought, a year or two ago.

Louis Dubin: It took a fundraising, but I can talk about is construction budgets, and construction budgets absolutely on a number of projects have gone up. But at the sam, so are expected rents, so it really hasn’t diminished or or hurt the…

Jimmy Atkinson: The projects still pencil out.

Louis Dubin: Yeah, the project still pencil.

Jimmy Atkinson: Yeah Any other challenges that you’re facing these days we haven’t covered yet?

Louis Dubin: There’s always challenges, you know the supply chain figuring out where you want to buy you know your big component parts from.

The other big challenges we have gone to a net carbon zero from operations cornerstone and all of our new buildings.

Really important because, not a lot of people are doing everyone’s talking about it they’re really in conferences okay we’re getting educated on it. We’ve been getting ourselves educated on it over the last few years there’s a lot of competing standards what’s the right outcome, how do you measure yourself.

It’s a whole new brave world this this carbon neutrality well it’s dead real.

And that is a big challenge and understanding what the right metric sort of apply, like, for instance, years ago, for many years ago, used the LEED standard… LEED Gold, LEED Platinum, you know I don’t think LEED Silver even existed in the US, but you know that was the standard for many years about a more environmentally responsible build it right, we all sort of knew that there was a lead standard.

We don’t know what that new standard is what that standard is there’s a number of standards… IFLI, number of competing standards for that carbon zero from operations, what does it mean have they exactly they’re going to score and all subject to visit so we’re learning new finance we’re learning a new way of building buildings that are more carbon that our carbon neutral and part more carbon friendly big challenge conferences learnings readings.

Technology. Different HVAC systems, different mechanical, electrical, even the plumbing, the water usage.

So it’s cool stuff so i’m really feel like a kid again learning a lot of new stuff I think next week, our whole team is going and learning about wastewater and sewage and how to tap that energy from the warmth that that effluent creates and how you harness that.

And all these things, adding up goes into a more energy friendly and in carbon neutral building so that’s been a challenge and our one of our other big challenges is we are designing right now.

What we believe will be the first carbon neutral building, not from operations carbon neutral building in the building of the building, which will be 130 foot tall apartment building made out of wood cross laminated timber, CLT to your readers, read about it, you heard it from me if you had diverted before you see a lot of this in the future.

And to go 130 feet is not permitted in most codes and most cities in the US today, so you literally have to have a progressive city that’s willing to use an international standard into the future, to give you the waivers and the abilities to build these buildings that are.

Jimmy Atkinson: You’re not allowed to go that high with timber in most places now; is that what you’re saying?

Louis Dubin: Yes, sir.

Right but the fire waiting on many of these buildings is a higher than steel and concrete.

Jimmy Atkinson: Okay, because.

Because it’s CLT, not just regular would timber.

Louis Dubin: Yes, there is a technology, it’s sort of a cross laminated… it’s like a glulam, for those that know construction. It’s like an inter woven beam, if you’ve been in some old mill buildings that were built out of wood, years ago, and you can sort of picture that this is a technology and a coating That gives you a very because of the density in the structural propensity of the materials are very high, fire rated.

Jimmy Atkinson: So, then, the construction, not just the operations of the building, once it’s in service, but the actual construction of the building is carbon neutral or net carbon zero.

Louis Dubin: Yes, exactly.

Jimmy Atkinson: Interesting. And why is that important to you guys at Redbrick LMD? Why are you undergoing the development of these net carbon zero buildings?

Louis Dubin: We think it’s the right thing to do. And we think it enhances long term yield.

There will be, we believe, there will be carbon taxes on buildings that don’t have this, we think that this the we will be dinosaurs and obsolete the buildings that are doing this 10, 15, 20 years from now, and since we’re long term holders.

We think this is the entire direction that that.

The urban larger buildings are going in or will go in, I think we’re a little ahead of the curve, but if we have a you know 10, 12, 15 years view.

We think it’s the responsible thing to do to be asking ourselves what are investors going to want to buy in 10 to 15 years and we think they will all pay a premium if you’ve delivered a building that is net carbon zero.

Jimmy Atkinson: Interesting yeah so to avoid possible future carbon taxation are you are you getting any net zero carbon tax credits for what you’re doing these days of those even exist or is that are you a little bit of that.

Louis Dubin: None of that is a meaningful component of the finance of this, although there is some there’s some energy financing for see pace for some energy programs for you know smarter greener more efficient energy.

But that really isn’t part of the equation it’s it’s really quite simple. When we go to sell our buildings and say 12 years, we believe that if we aren’t carbon net carbon zero from operations, we don’t know if it’s 50 basis points, 75 basis points, 100 basis points. But there’s going to be we’re going to trade it a much higher cap rate than someone that built purpose or from operations, and you know anything over 50 bips in terms of difference in value to justify spending the extra dollars today to do what i’m describing.

We also believe that if we’re building buildings that are net carbon zero those will trade for even more of an enhanced premium than just Carpentier from operations so yeah we think it’s smart business and a lot of people agree with us.

And there’s a whole impact side of the world and investing, that wildly agrees with us, both for economic and for their own sort of environmental and social work.

Jimmy Atkinson: Sure, no that makes perfect sense, and you know think what you want, about.

The importance of of being carbon neutral and impact investing it’s those are those are politically charged topics, but the fact of the matter is there is a business case. For what you’re doing and you’ve got a long term vision there, so I think that makes a lot of sense.

Louis, I wanted to shift gears and talk more about Opportunity Zones.

Specifically, in your backyard, where you guys are doing all of your development in Washington DC… and I’m just, I’m pulling up on my other screen over here right now OpportunityDb we’ve got a page about Washington DC’s Opportunity Zones. I’ll make sure I link to it in the show notes for today’s episode.

But it looks like there’s there’s 25 Opportunity Zones in Washington DC, mostly concentrated east of the mall on the east side and a little bit in the southeast as well. What can you tell us about Washington DC metro Opportunity Zones, Louis? Where are they looking at exactly what’s the market like what what kind of buildings you’re doing ozone there tell us everything you can about Washington DC and the state of OZ development in Washington DC.

Louis Dubin: So I would say, the vast majority of the Opportunity Zones in DC are in southeast DC, as you said.

And DC is a little bit different as a city, because of the height limitations for the most part you’re limited to 130 feet to pipe in Washington DC. So, once the city which is really current is is built out or is being occupied by residential very hard to move people in Washington, all the rest of it.

You really don’t have any more terra firma for growth don’t plant, the last remaining land for growth, for the most part wasn’t se and that’s why the Fed starting about 15 years ago ,10, 15 years ago and with the privatization of St Elizabeth’s, which was an old federally owned hospital half went to the Federal Government, the other half, with the district of Columbia to redevelop Homeland Security built an open, just before the pandemic their new headquarters in southeast.

So they moved from Northwest their headquarters to southeast and with that the Coast Guard headquarters move just before them as well. Customs and Border Patrol is coming to that campus as well, and the new cyber command system, cyber infrastructure security agencies built as we speak, this was one of the last places that had land to build large federal or other other projects in the District of Columbia on Metro… this was like it was DC small it’s not a big territory.

And those jobs really drove an awful lot of infrastructure needs in this area that historically really was just not given its fair share of funding and was sort of passed over and overlooked, it also happened to be historically.

For the last 50 years amongst the lowest income areas in Washington DC so you had this confluence of land being available the feds basically taking a lot of it for the Federal growth in security, as I said earlier. In cyber.

And around that there were housing housing needs shopping needs food needs health care, all kinds of needs, and so a lot of the Opportunity Zones in DC are fulfilling the needs of workers and jobs that have located before the infrastructure K truly quite interesting unique.

And that’s because it just wasn’t much land left in the District of Columbia. So it is an incredible market for investing. The Opportunity Zone overlay really was important because it took a lot of people got them very focused on hey is there an opportunity here, because if there is very tax efficient.

So people that otherwise maybe weren’t looking at se for 50 years of a sort of like a prior location and they scratch their head and said wait a second. The last 10 years is that right $30 billion was built at the Capitol riverfront or probably notice the navy yard $30 billion down there.

$30 billion in DC, in an area that when I was a kid there was no reason to go to and maybe you’d go there to buy a used tire or old warehouses, and certainly you wouldn’t go there at night. It was sort of a you know, it was not a not a place to go. So all this transformation happened it happened in southeast.

So you have the most expensive of the most expensive Rentals in neighborhoods now in DC in southeast the REPS in southeast.

Far eclipsed the rents, for instance in bethesda Maryland a lot of your viewers may know bethesda for many years that was one of our major mega you know suburban markets that people paid, you know very full some rents at capital riverfront is much higher rate is 30% or more higher than the test today, so this is this is where people want to live, work and play.

They have easy access to jobs and we’re talking about sites that are mile two miles three miles from the capital.

So very close in and it’s very exciting to be part of it there’s also multibillion dollar infrastructure program with the new bridge with new infrastructure tunnels with new highways, with new interchanges it’s one of the biggest infrastructure improvements in the history of our region.

Jimmy Atkinson: So, the area that’s just right over your shoulder there if i’m not mistaken right.

Louis Dubin: Yes. Here we go there it is. There’s the new bridge.

Yeah, so it’s exciting. It’s exciting to the buildings that we’re building are heavily tilted to multifamily we currently have about a pipeline. It’s about 4 million feet, to build that we currently own this is dirt that we own that we’ve acquired over the last 10 years. And we’re building an awful lot of multifamily rental, typically, with a 12% affordable component.

As we’re building office buildings, when we have an end user, like this healthcare system, I was describing that will be moving into their hundred and 32,000 foot, building on the campus the private side campus and send a list of this cross from Homeland Security.

I think we give them the keys for their space in November, this coming fall so we’ll build office buildings, if we have a long term tenant that commits to the building, you know all or most of all, the golden.

Jimmy Atkinson: And yeah well so so so things but let’s let’s get back to your buildings, a little bit more, I know you can’t talk about your fund or your fundraising.

But we can talk about some of the buildings and your pipeline spoke about a few minutes ago we’re getting back to it now tell us more about your pipeline, how many construction projects or potential deals, do you have in it, and then you mentioned you’re doing mostly multifamily, but I think there’s also some office in there as well, that you touched upon a few minutes ago, as well as that right.

Louis Dubin: Yeah we we currently we have over 10 sites that we own.

Will go vertical on a couple of the new sites, a year, you know, two or three that could be that could be faster if we were to say sign, for instance, a major office 10, and those sites are located in southeast right across primarily right across from.

The capital riverfront and the nationals ballpark a lot of your viewers probably know the ballpark there’s also new soccer stadium.

And the the district right before co bit about a year before koba developed and delivered the new entertainment sports arena right next to us in southeast and in Senlis of this, which is where the world champion mystics play.

Now, because this has become a big entertainment area for the district as well in our soccer stadium or baseball stadium our arena, where the w nba plays it’s also one of the.

Jimmy Atkinson: That is that a different arena, from where the capitals and the wizards playing.

Louis Dubin: yeah they play downtown seven they play at Capital One Arena.

But this this ESA entertainment sports arena next to us to elicit, this is also where a lot of the major worldwide gaming competitions, the virtual gaming competitions take place, so they built it as a virtual gaming arena as well, so that’s pretty cool that’s about 100 events, a year typically and it’s an awful lot to the neighborhoods that were developed in southeast. Very busy.

Together, but this one, especially from walked him from.

Jimmy Atkinson: No, that sounds really neat. I was actually just in that part of DC a couple weeks ago with my family. We went to a Nationals game at the Nationals ballpark I know it hasn’t been there very long, but I had no idea that that part of the city was was as rundown as you were describing maybe 30 or 40 years prior.

Actually knew and 15 years 15 years really interesting.

Louis Dubin: 15 years ago yeah it’s an epic story Harvard and many universities are doing case studies on capital riverfront now and what’s happened there and.

How do we study that and all the rest of his producers, which would have dinner when you were doing share with your viewers are the ones who are particularly good.

Jimmy Atkinson: Oh, where did we go, I think we found some Italian restaurant actually up, on the other side of the mall up in the more more central part of DC I don’t think because it was a day game so.

We got out of there and and headed back up across them all the way we were staying I can’t remember the name of the restaurant now.

Louis Dubin: Unfortunately, some of our top Michelin star restaurants now in DC or in the capital ever.

Jimmy Atkinson: To go back and check that out next time i’m in town.

Louis Dubin: And the standard hotel from New York is that the capitals of the capital.

No big coolness factor.

Jimmy Atkinson: Great great part of town.

Louis Dubin: Great part of town!

Jimmy Atkinson: I’m sure you know another topic, I wanted to bring up Louis right before we hit the record button you mentioned to me that you’re on the board. of New York Common, which is one of the largest pension plans in the United States, what are some of your insights that you have with with your experience there with what large institutional quality investor wetter and you probably can’t talk about their strategy and in detail, but you know what what type of trends are you seeing from the institutional side of things.

Louis Dubin: In multifamily is still very strong and a meeting food group for institutional investors it surprised me but finally logistics you know, still quite popular, but it has lost its its shine it isn’t quite the shiny object that everyone has to pay up for right now in terms of logistics I don’t know if that’s supply chain, or what for for a long time, you know simple warehouses logistics centers were like, you know, the golden egg of real estate, so it really I think we’ve returned a lot to multifamily it’s it’s always been you know the commodity food group and real estate, you know multifamily rental I think the fact that in most markets the rent trade outs are quite high you’re seeing rental inflation that’s very real.

I think that the you know smart institutional investors have more comfort in that asset type than and other asset types today there’s lots of talk about repositioning strategies, you know retail and office.

What happy i’ll tell you another area that is quite interesting that I think the institutional world is paying some attention to is limited service hotels and some of the hospitality plays, this was a sector that got really terribly hurt during the pandemic.

And there’s some major opportunities on recapitalizing some of those companies today, as you would imagine that were seriously denuded of a lot of their of their cash so multifamily is still to go to food group, in my opinion, I expect we’ll be seeing you know more and more opportunities, whether its value add no ground up a much so sure, though.

On the institutional side there’s a lot of variables and factors like supply chain, like what’s your final GMP going to be it’s really hard to nail down exactly today.

So I think you know core multifamily value added multifamily even workforce housing are still attractive to institutional investors.

Jimmy Atkinson: Sure. That makes perfect sense, and you know it’s it’s a good market everybody always needs a roof over their head in most markets all over the country.

There’s a huge under supply of of housing of multifamily so yeah i’m a big multifamily fan myself my listeners and viewers of this podcast that should not surprise anyone there I think there’s a lot of positive trends obviously for multifamily it seems to be the most popular property type for Opportunity Zone development, like you, like you mentioned at the top of the episode, you know, mostly new construction just because of the way the Opportunity Zone statute is written. It’s tough to do tough to do substantial improvement on on multifamily in most. areas around the country, what about what about office, though, you know I office seems to have taken a step backward with the pandemic.

A lot of workers not returning to the office, I was, I read an article in The Wall Street Journal think earlier this week or last week about some of the different markets in the country and how they’re returning to the office and where I am in Texas, we seem to be leading the way and in areas like Dallas and Austin.

But even still it’s only at a level about maybe 50 or 60% of where it was pre pandemic, where you are Louis in Washington DC the federal government’s one of the biggest tenants of I think actually the biggest, and correct me if I’m wrong, of office space in the DC area. You know, you guys are hovering maybe at the 20 or 30% level kind of lagging behind the national average in terms of returning to office. What are your thoughts on those trends and when does office makes sense to develop as an Opportunity Zone developer?

of office space in the DC area, you know you guys are hovering maybe at the 20 or 30% level kind of lagging behind the national average in terms of returning to office, what are your thoughts on those trends and windows office makes sense to develop as an opportunity zone developer.

Louis Dubin: We think that the people’s apartments rental apartments are are going to be the proxy for office for an awful lot of people. So we’re designing our apartment buildings for for live and work in play, so the amenities of play the apartment is live, but the way we’ve designed it the way we have fashion that the way that we’ve put Zoom rooms on floors you know and dedicated spaces and dedicated places where people can go and work like they’re like we worked or what have you, we think that that’s really important in our residential buildings.

And that’s how we’re dealing with that with that trend, which is why you’re going to see I think a lot more apartment buildings built, you know, on our dirt than office, however, let’s go back to cybersecurity intel in Defense.

DC also has a number of sectors where it’s important to be in a secured space individuals have to go check their phones, you know little cubbies. They go to work and it doesn’t matter you know whether you’ve watched you know the TV show 24, Mission Impossible, or any of these shows, but that’s very real in DC.

Or the Pentagon, or what have you there’s a lot of DC that takes place in person, not all if you’re gonna if you’re working for the Agriculture Department probably not as much. But in many other sectors you’re you’re going to work and some of those groups like there’s no there’s no surprise that we’re working on the National Cyber Leadership Center, why is that that’s because.

You know, cyber needs it’s really interesting certain physicality. There are things, called cyber ranges were in the National Cyber Leadership Center we’re going to be teaching offense and defense.

So attack you’re an attacker defender and it looks like something like out of NASA these, these cyber ranges you know people at desks and people yelling out, and you know there’s an attack and you’re trying to afford it and see what’s gonna work, how do you land the personal moon and all the rest of that kind of fit.

Those take physical spaces they’re still being designed they’re hardwired they were in a government Intranet and black fiber loop, and you can’t black fiber and dark fiber people seriously in their in their apartments.

Jimmy Atkinson: Yeah that’s a good thing for security issues has to take place at a specific location that makes perfect sense.

Louis Dubin: So you know those will be the kinds of building we’re building i’m just gonna really candid that those are the kinds of things that we do and.

And those are the kinds of office buildings or healthcare system we have a new hospital being built next also one of our sites don’t be other healthcare and other offices, where you need the physicality of you know, going somewhere and having a procedure Donner, what have you.

So that’s where I see it in the future in DC but you do have this bespoke specialized needs in Washington, which will mean will be developing you know every year to the new office building for one of these unique users understood.

Jimmy Atkinson: very interesting Louis well, it seems like we’ve we’re out of time for today, I think we’ve covered everything we wanted to Louis it was a pleasure speaking with you today again before we go where can our listeners and viewers go if they want to learn more about you and Redbrick LMD.

Louis Dubin: is a good place to start. And if people have specific questions go on our website or get my website you’ll get my email address and happy to send me a note.

Jimmy Atkinson: Fantastic and, as always, for our listeners and viewers out there, we will have show notes available for today’s episode at our website, … and there I’ll make sure that we have all of the links to the resources that Louis and I discussed on today’s show and.

Please be sure to also subscribe to us on YouTube or your favorite podcast listening platform to always get the latest episodes Louis again really appreciate your time today thanks so much for being with your for being with us here today.

Louis Dubin: Thank you stay healthy have a great summer.

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Stories from the Basement

May 5, 2021, 6:30 PM – 8:00 PM

Sit back and listen as our storytellers Greig Bolderrow, Carmel Murdoch, Ian Brown, and the Maryborough District Family History Society share their favourite short stories with you.

The historic Bond Store Basement will set the scene for Stories from the Basement evening.  Listen to stories told by some of Maryborough’s best storytellers as they recall their favourite short stories that shaped Maryborough.

Entry to the Bond Store Basement is via the Mary River Parklands, Wharf Street.

Plan Your Visit

Wharf St, Maryborough QLD 4650

Event Time

6pm to 8:30pm

07 4190 5722

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No-Makeup Makeup Look

I thought I would do a quick post on my everyday, go-to makeup look… I guess the easiest way to describe it is a simple and easy makeup look or a “no-makeup” makeup look.

My skin has been so happy recently (and I’ve been so lazy!) so I go without foundation for the normal day to day. For me this is to university to classes or to my job at a start-up company where it’s fairly informal anyway.

I always fill in my brows with a brow pencil; currently I’m using one from Alverde Naturkosmetik (available from dm stores), but it’s not quiiiiite the right colour for me… I need something slightly ashier. But this is a perfect everyday budget product at only around €2, and it’s also Natrue certified and Vegan.

For my eyes I will alternate between an Alverde Naturkosmetik Eyeliner pencil and a 100% Pure eyeliner pencil (depends which one finds my hands first early in the morning). I will then finish off with either Alverde Naturkosmetik Nothing But Volume Mascara or a combination of 100% Pure and Physicians Formula Organic Wear mascaras. I don’t love the brush on the 100% Pure mascara so I use the one from my Organic Wear since its more to my taste. I like either massive fluffy brushes, or the huge rubber-y ones. I have the shortest, saddest eyelashes in the world so I need all the help I can get!

I finish the look with some tinted lip balm. My go-tos at the moment are from itha or Hurraw… I don’t even usually reach for any blush… I blessed/cursed with cheeks that go red easily so I don’t ever need it!

Anyone have a suggestion on a new brow pencil? I’ve heard the Benecos one is a bit more ashy?…

7 thoughts on “No-Makeup Makeup Look

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text:
NAPSNet Daily Report Monday, September 10, 2007

Recommended Citation

"NAPSNet Daily Report Monday, September 10, 2007", NAPSNet Daily Report, September 10, 2007,

NAPSNet Daily Report Monday, September 10, 2007

NAPSNet Daily Report Monday, September 10, 2007

Preceding NAPSNet Report

1. DPRK Nuclear Program

Financial Times (“N KOREA OPENS UP TO NUCLEAR INSPECTION”, 2007-09-07) reported that the DPRK has invited nuclear experts from the US, PRC and Russia to survey its nuclear facilities next week, increasing momentum behind efforts to dismantle an atomic weapons programme that has bedevilled north-east Asia for 15 years. The four-day visit, starting on Tuesday, is aimed at studying DPRK nuclear facilities to determine what steps are needed to put them out of use.

(return to top) Agence France-Presse (“US NUCLEAR EXPERTS HEADED TO NKOREA”, 2007-09-10) reported that US technical experts arrived in the ROK, en route to the DPRK to discuss disabling a nuclear programme which has already produced at least one atomic bomb. The US team led by Sung Kim, State Department director for Korean affairs, will join Russian and PRC delegates in Pyongyang Tuesday to begin a five-day survey of key nuclear facilities. The ROK and the US agreed that steps to disable the facilities “must be taken in an efficient and very swift manner,” he added. (return to top)

2. US, ROK on DPRK Peace Treaty

Donga Ilbo (“ROH’S REQUEST FOR A CLEAR MESSAGE IRRITATES BUSH”, 2007-09-10) reported that President Roh Moo-hyun asked President Bush for a clear message regarding a peace treaty between the US and DPRK. Roh said, “When you delivered your opening remarks, President Bush, you did not mention the possibility of a peace treaty or declaration ending the Korean War that we discussed in the unofficial talks.” The Korean interpreter translated, “I think I might be wrong. I think I did not hear you mention a declaration to end the Korean War just now. Did you say so, President Bush?” Roh continued, “North Korean leader Kim Jong Il and the South Korean people want to hear what you have to say regarding that.” The US envisions a “Pyongyang-Washington Peace Treaty” as a legality that comes after the complete denuclearization of the Korean peninsula through long-term efforts, whereas the ROK government thinks that the US could announce a “verbal declaration” before denuclearization.

(return to top)

3. DPRK-Japan Working Group Meeting

Reuters (“JAPAN-NORTH KOREA TALKS END WITHOUT PROGRESS”, 2007-09-06) reported that Japan and the DPRK wrapped up two days of talks on establishing diplomatic relations without visible progress in disputes over key issues that have hampered efforts to improve bilateral ties. Japan’s chief negotiator, Yoshiki Mine, said the DPRK had refused to take action to resolve the abduction row. A DPRK delegate said his team had repeated the DPRK’s position that the case on abductions was closed.

(return to top) Yonhap (“N. KOREA WARNS NORMALIZATION TALKS COULD COLLAPSE OVER FINANCIAL SANCTIONS “, 2007-09-10) reported that a senior DPRK diplomat warned talks on normalizing diplomatic relations with Japan would collapse if it extends financial sanctions on the DPRK beyond the October deadline. “If Japanese media reports prove true, the relationship between the two sides would face irrevocable consequences,” Song Il-ho, the chief DPRK envoy to normalization talks, said. Song indicated that if Japan’s financial sanctions are extended, the DPRK will boycott the Japan-DPRK Working Group talks. (return to top)

4. DPRK Floods

The Financial Times (“N KOREA FLOOD DAMAGE UNDERSTATED”, 2007-09-06) reported that the floods that struck the DPRK last month have had a much more devastating effect than Pyongyang’s state media have reported, with livestock deaths and a disrupted ration system adding to widespread food shortages, according to the United Nations’ World Food Programme. “These floods occurred in the ‘rice bowl’ of the country, causing extensive damage to the farms that supply grain to the country as a whole but also wiping out kitchen gardens that have become an important coping mechanism for people,” Tony Banbury, the WFP’s Asia director, told the FT.

(return to top) The Associated Press (“SKOREA STARTS SENDING AID TO NORTH”, 2007-09-10) reported that the ROK sent 60 trucks to flood-ravaged DPRK, the first shipment of additional aid to help the DPRK rebuild devastated regions, the Unification Ministry said. The 5-ton trucks, sent via a reconnected road link on the western section of the inter-Korean border, are part of the ROK’s new aid package worth $39.8 million, said Lee Nam-jo, a ministry spokesman. The shipment includes cement, reinforcing rods, construction machinery and fuel, Lee said. (return to top) Yonhap (“RUSSIA AIRLIFTS EMERGENCY AID TO N. KOREA”, 2007-09-06) reported that Russia has airlifted 25 tons of emergency aid to the DPRK to help the DPRK to cope with the damage from flash floods, a Russian government-funded radio station reported. “The Russian transport plane delivered 25 tons of rice and large tents in humanitarian aid to North Korea,” Voice of Russia said. The aid is part of Russia’s promise to extend US$300,000 in cash to the flood-stricken DPRK, as well as airlift tents, food and grocery in three separate transport planes. (return to top)

5. ROK Candidate on DPRK Policy

Joongang Ilbo (“LEE MYUNG-BAK OUTLINES PLANS FOR NORTH KOREA”, 2007-09-10) reported that Grand National presidential candidate Lee Myung-bak introduced a detailed plan to help the DPRK boost its per capita income to $3,000 within 10 years under the condition that Pyongyang dismantle its nuclear program and open up to the international community. Although Lee said he wanted to continue humanitarian aid, he said the program aimed to eventually help the DPRK stand on its own feet. The goal, he said, is to “build a foundation for the kind of peaceful unification that will absorb unification costs and associated social dislocations.”

(return to top)

6. ROK Role in Iraq

Korea Times (“KOREA TILTS TOWARD EXTENDED TROOP PRESENCE IN IRAQ”, 2007-09-09) reported that a summit between President Roh Moo-hyun and US President George W. Bush in Sydney has produced expectations that ROK troops will stay at least for one more year in Iraq. In his talks with Bush on the sidelines of the Asia-Pacific Economic Cooperation (APEC) forum, Roh said he will look for ways to help the US as a coalition partner in Iraq, Roh’s aides said.

(return to top)

7. ROK-Russian Economic Relations

Chosun Ilbo (“KOREA, RUSSIA TO COOPERATE IN DEVELOPING SIBERIA”, 2007-09-10) reported that President Roh Moo-hyun met with Russian President Vladimir Putin on the sidelines of the APEC summit. They agreed to cooperate on development in Siberia and expand economic cooperation by linking the Korean Peninsula and Siberia. Putin said Russia was promoting massive energy projects to funnel its energy resources to the ROK market.

(return to top)

8. ROK-EU Trade Relations

Chosun Ilbo (“KOREA, EU CONTINUE HAGGLING OVER MANUFACTURED GOODS”, 2007-09-10) reported that the ROK will propose lifting tariffs on most European manufactured goods within seven years after a free trade agreement with the EU goes into effect. Seoul is to make the proposal in the third round of free trade talks between the two sides, which will open in Belgium on Sept. 17. A senior government official the government delivered a revised concession proposal that advances the timing of tariff removal and increases the number of goods subject to market opening. The concession list on manufactured goods is almost the final version, he added.

(return to top)

9. Japan SDF Indian Ocean Mission

The Asahi Shimbun (“ABE PUTS JOB ON LINE FOR ANTI-TERROR BILL”, 2007-09-10) reported that Prime Minister Shinzo Abe entered the extraordinary Diet session apparently prepared to resign if he fails to pass legislation allowing the Maritime Self-Defense Force to continue its anti-terrorism mission in the Indian Ocean. When asked by reporters if he was prepared to have his Cabinet resign en masse if the legislation was not passed, Abe said, “I will have to fulfill the responsibility of my position by using every resource available to me.” After pausing for a few seconds, Abe said, “Of course, that means that I do not intend to cling to the responsibility of my position.”

(return to top)

10. US, Japan, Australia Security Meeting

Agence-France Presse (“US, JAPAN, AUSTRALIA HOLD LANDMARK SECURITY TALKS”, 2007-09-08) reported that the leaders of the United States, Japan and Australia held landmark security talks, after moving to allay the PRC’s fears that the alliance is aimed at containing the regional superpower. President George W. Bush and Australian and Japanese Prime Ministers John Howard and Shinzo Abe met in Sydney over breakfast ahead of an Asia-Pacific summit. Australian Foreign Minister Alexander Downer said the informal talks were dominated by India’s growing weight in Asia, which commentators have suggested could pose a counterbalance to the PRC’s rising military might.

(return to top)

11. Cross Strait Relations

The Associated Press (“TAIWAN LEADER RILES CHINA, U.S.”, 2007-09-09) reported that tensions lately have ratcheted up over an ambitious political gambit by Taiwanese President Chen Shui-bian that has rattled both the PRC and the US. At issue is Chen’s plan for a public referendum next year on Taiwan seeking entry to the United Nations. Beijing views the referendum as a direct challenge to its claim that Taiwan is part of the PRC. No one expects war anytime soon, but Chen’s move worries US officials enough that they have publicly criticized it.

(return to top) The Asahi Shimbun (“ASIA: TAIWAN OUT IN THE COLD AS CHINA MUSCLES IN ON CENTRAL AMERICAN NATIONS”, 2007-09-10) reported that as the PRC’s continuing economic boom strengthens its push to become the next global superpower, it has started flexing its muscle in Central and South America to cut Taiwan’s relationship with strategically important countries in the region. Costa Rica, lured by the promise of the PRC’s largesse, broke off its ties with Taiwan to establish diplomatic relations with the PRC in early June. The Taiwanese government, unable to compete with the PRC’s buckets of money or its considerable trade opportunities, fears other countries will soon follow suit. (return to top)

12. PRC Cyberattacks

Agence France-Presse (“FRENCH GOVERNMENT FALLS PREY TO CYBER-ATTACKS “INVOLVING CHINA””, 2007-09-08) reported that French information systems fell prey to cyber attacks “involving China”, similar to those reported by the US, British and German governments, a top French security official told AFP. “We have indications that our information systems were the object of attacks, like in the other countries,” the Secretary-General of National Defence (SGDN) Francis Delon said. “We have proof that there is involvement with China. But I am prudent. When I say China, this does not mean the Chinese government. We don’t have any indication now that it was done by the Chinese People’s Liberation Army,” he added.

(return to top)

13. PRC Media Control

The Washington Post (“FOR CHINA’S CENSORS, ELECTRONIC OFFENDERS ARE THE NEW FRONTIER”, 2007-09-10) reported that PRC party censors are now turning to the PRC’s booming Internet and cellphone networks with particular vigor. Given the easy access to technologies such as text messaging, censors have found it difficult to keep a grip on information. Traditionally, the censors’ main concern has been keeping political expression in check. But because transmitting information of all kinds through the Internet and cellphone messages is relatively easy, the party’s censorship bureaucrats also have been fighting new battles.

(return to top)

14. PRC AIDS Issue

Reuters (“CHINA REPORTS LEAP IN NEW HIV/AIDS CASES”, 2007-09-09) reported that the PRC reported 18,543 new cases of HIV/AIDS in the first half of this year, state media said, near the number for the whole of 2006. Drug abuse was the main cause of new infections, Xinhua news agency quoted Han Mengjie, an official with AIDS Control Work Committee of the State Council, as saying in a report. Han also warned of the danger of the virus spreading to the general public through unsafe sex and the greater migration of the infected population.

(return to top)


text:
Equipment Manager

Jason Bonnough

Jason Bonnough has over two decades of Electronics Maintenance and Information Technology experience. Prior to joining NCS Subsea, Bonnough held positions as a United States Navy Leading Petty Officer Maintenance Division for Naval Computer and Telecommunications Station (NAVCOMTELSTA, NCTS), Hampton Roads, Independent Duty Electronics Technician for Patrol Coastal vessels(USS Firebolt, PC-10 & USS Tempest, PC-2) in Fifth Fleet, Primary Electronics Technician for Naval Ocean Processing Facility (NOPF), Dam Neck Integrated Common Processor, and High Frequency/Super High Frequency Communications Electronics Technician for Seventh Fleet, USS Shiloh(CG-67) & USS Chancellorsville(CG-62). Bonnough began working at Softdisk, LLC in Shreveport, LA supporting Computer Networking, Dial-up Internet service, and Computer software/games such as Screen Saver Studio and Commander Keen. Bonnough holds an Associate’s Degree in Communication Broadcasting Electronics and an FCC Amateur Extra Class license (Callsign:AD5IY).


text:
Zimbabwe News and Internet Radio

Mliswa supports Chief Ndiweni diaspora vote petition submitted to Boris Johnson

Norton legislator Temba Mliswa has registered his support for dethroned Ntabazinduna chief, Felix Nhlanhlayamangwe Ndiweni’s move to petition UK Prime Minister Boris Johnson to push Zimbabwean authorities to allow citizens in the diaspora their voting rights.

Chief Ndiweni, who is based in the United Kingdom, last week submitted a petition to Johnson articulating the need for President Emmerson Mnangagwa’s under-fire administration to respect the rights of Zimbabweans abroad to have voting access.

But Chief Ndiweni faced backlash from a certain section of Zimbabweans, mainly Zanu PF supporters who argued that he had ‘sold out’.

Norton MP Temba Mliswa
Norton MP Temba Mliswa

Mliswa took to Twitter to argue that Zimbabweans in the diaspora had been instrumental in assisting colleagues at home through diaspora remittances and other economic assistance hence they should be allowed to vote.

“Some sections have sought to attack Chief Ndiweni for his petition. What is uniquely funny is that the same people celebrated the @ZANUPF_Official initiative to send clerics to meet the Canterbury leaders. If Chief Ndiweni sold out then @ZANUPF_Official has also sold out,” Mliswa said.

“What Chief Ndiweni is pushing for is an important factor. The diaspora has been fundamental to the sustenance of the Zim economy & it’s a travesty of justice to implore people to send money and invest and yet deny them their vote. Flying here to vote we all know it’s not practical.”

Mliswa added that Zanu PF will not allow diaspora vote because it does not have supporters abroad.

“However it should be understood that @ZANUPF_Official will always resist this because it’s clear that it has little support in the diaspora. Most of the people in the diaspora fled economic mismanagement here and won’t have a soft spot for the ruling party.

“The whole argument against Chief Ndiweni, who is a traditional leader and thus represents people, is political and not vested with logical nous. Has he campaigned against anyone or the country? What he is pushing for is one of many reforms already noted by the opposition and people.

“It’s unfortunate that due to polarisation we have some sections bastardising certain words and using their party positions and definitions as the standard. One isn’t a sellout just because he thinks and talks contrary to your party position or orientation. The nation is supreme.”

In submitting his petition, Chief Ndiweni told Boris Johnson. “There is no provision for Zimbabwean citizens in the diaspora to vote from outside the country, unless in diplomatic missions” adding “those in Diaspora should be allowed to vote”. Nehanda Radio


text:
Parenting following instinct

One of the things I love about parenting our second child is how naturally I can follow instincts. With our first I lacked confidence and questioned everything, predominately I was swayed by opinions and values that had shaped my view of parenting. At times I felt like I was swimming against the current, fighting the natural wants of my baby because some preconceived idea didn’t think it was right. It was like I had to enforce every little thing that happened, I had to be in control, because surely a little baby couldn’t be the master of their own life.

What I have learnt on my parenting journey is that babies and young children are very very clever. Not in the academic intellectual way or the cunning charismatic way that may be deemed superior in our adult world. No…our children are masters of instinct, they are geared for survival, and all they do is expressed from their truthful pure self.

IMG_4076_fotorSo second time around I don’t look at the clock as much, I don’t count feeds or stress over naps, there is no schedule which is not Miss Ruby Jean’s schedule. If you ask me how often she feeds I seriously can not say, some days it may be a couple of times in every hour, other days it is one time every couple of hours. My baby wants someone to hold her MOST of the time and you know what?…that is completely natural. Yes I take my baby to bed with me, we sleep side by side like two peas in a pod, she loves having me near and I love not having to get out of bed to breastfeed. I also understand that she is ever changing and evolving as all little people do, I understand that what works for her today may not work tomorrow, I understand that the only thing that will work is honouring her instincts and adapting with that journey.

Now I realise that she can be the master of her life and in fact she is also my master for this time, that probably sounds scary as hell to some and maybe just a bit ridiculous to others, but guess what? WHAT!? I am less stressed, I have more energy and…following Ruby’s instincts is a WHOLE lot more rewarding then forcing my preconceived ideas.

Dad be stepping up

I freakin LOVE my husband. Sure he annoys me to no end, leaves his clothes all over the house and has a distinct knack for relaxing on the couch while chaos reins around him…totally none the wiser. BUT…I love love LOVE him, and every single day I feel beyond blessed to have him on my team.

Although we’ve had our up’s and down’s the years roll on and with each one our connection is stronger. When parenthood landed on our door, with all the surprise of snow for an Aussie Christmas, I knew our relationship was hitting a big test. After all it has been my experience as a witness that children tend to make or break a relationship.

To my utter delight (and quiet confidence) parenthood proved to only deepen our understanding and compassion for each other. My man stepped up to the plate as a little human catapulted us into a life with a level of purpose and dedication that we had not experienced before. Suddenly what was important actually seemed a hell of a lot more important then… hmmm anything previously. And LOVE!!… my gosh, we learned to love more then ever before and this love was unconditional.

IMG_3490_fotorNow here we are welcoming another member to our family and getting pretty darn use to Little Roo being our number two. And my husband…well he be stepping up yet again. Sure I already knew he was a great dad. But with one child it is easier for mum (or whomever happens to be primary carer) to juggle the bulk of what needs to be done. I know this isn’t every family’s dynamic but it certainly seems a trend among my tribe. When you add another, not soooo easy. The team has had to reinvent itself, change the strategies and pull together. It’s not always beer and skittles, but certainly results in an ever deepening family connection.

So to my main man Mr G, thanks…for stepping up and being the insanely amazing man you are… I am truly grateful 🙂

p.s remember this when I am tired and grumpy and send you evil mumma eyes xo

The Magic of Development Delays

For quite a while I have wanted to write a post about how development delays create an emotional struggle within parents, more specifically within myself. For any parent there are days that are a complete struggle. Now add to that seeing four different therapists in the last two weeks, tracking while not judging every move your child makes, knowing that no matter what well meaning friends say your child is behind…they do things differently…there are challenges only they will face, struggling because your toddler hasn’t said any new words for 8 months yet they understand a billion new concepts, being a total helicopter parent even though you would really rather not…fact is your child just needs more help, and seeing that confused look from inquiring parents at the park “how old is he? oh… same as mine.” To be honest some days feel like poop, some days you wonder if they will ever move forward, some days you cry.

IMG_2997_fotorThen some days… the magic happens.

The last month has held some wonderful development leaps for our little guy. It is the most freakin AMAZING feeling to see him discover another layer of being. I can not really explain how elated you feel when missing pieces of the puzzle begin to fall into place for your child. Yes all parents get this joy when their child reaches a milestone, but for parents of children with delays it is different.

It is different because for months, or even years, you have been watching for certain behaviour. You have been watching because you are highly aware and knowledgable due to the countless therapy sessions you have attended and articles you have scoured. Then BOOM there it is!!! and like a waterfall affect 50 more things fall into place, because that is how we learn. One foot in front of the other, one process leads to the next, the metamorphosis has a cycle.

Oh holy cow it just makes you so damn happy! Picture me skipping around the beach, ridiculously heavily pregnant, following my little man who has all of a sudden become focused on digging, tipping, pouring, sorting, posting!!OH MY!! We fill bottles in the ocean then run back to collect shells, he sits engrossed in play for an hour. A FREAKIN HOUR! A whole hour of focus where I haven’t needed to console him, save him from drowning or entertain him. No, we have just explored and played and felt joy.

IMG_3173_fotorThen this week NEW WORDS!!!! What the? did you just say? Oh gosh you did and look you said it again and that is a sound you have never made and there is two more words that sound similar and you are using them correctly and LOOK AT YOUR SMILE!

I know all parents have felt the joy, but I am sorry… it is not the same. So to all those out there who have struggled through the emotions of development delays, HOORAY TO YOU. Hooray to those moments when your heart swells and it swells for your children who LIGHT UP with the new discovery that has come to them with more time and effort then others realise exists.

These are the days when magic happens.


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Celebrating Hard Work – A Special Thank You

A long-standing tradition in the Division of Nephrology has been to mark the end of consult rotation with the attending treating the fellows, residents, and medical students to a nice meal. “Ever since I was a fellow, the attendings always take the fellows on service, along with the rest of the team members, out for […]


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Farewell and Best Wishes to Our Graduating Renal and Transplant Fellows

Congratulations to our graduating renal and transplant fellows of 2020, you will be missed. We wish you the best in your future careers! An outdoor, evening celebration was held at the Ellen S. Clark Hope Plaza gathering space June 23, 2020. Celebration photos were taken by assistant professor of medicine and talented photographer, Dr. Charbel […]


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Chris Evans Acknowledges His Very Awkward Photo Stance

Chris Evans is good at many things. He’s a brilliant Captain America. He wears a NASA hat very well. And I was actually very charmed by his directorial debut, Before We Go. But here’s the thing, while Chris Evans is great at many things, he’s not perfect. The actor recently stopped by Disneyland‘s California Adventure for a presumably magical adventure. It’s hard to tell in the images, however, because Chris Evans is an awkward poser. Evans stars in the new Pixar movie Lightyear, where he voices the “real” man behind the iconic Toy Story toy. So, naturally, during his Disneyland day he posed with some iconic Mouse House characters.

Rocking the aforementioned NASA hat, Evans opted for a no frills pose, the tight smile with hands firmly pocketed—for both pics. There’s a pic with some Pixar pals, from The Incredibles, Inside Out, and, of course Toy Story. But he opts for the same stance with Disney royalty Mickey and Minnie, dressed like Woody and Buzz, no less.

But the pose itself is a little tough. In fact, people couldn’t help but wonder… did Chris Evans actually visit Disneyland? Is this all photoshop? The Gray Man star took to Twitter to address the issue. He alleges he was, in fact, there. And he is firmly on-board with the jokes. Calling the pose “disciplined” he admitted he doesn’t know what to do with his hands.

Quite frankly, you’ve got to respect the honesty. Whom among us hasn’t awkwardly posed for a photo. There is nothing more awkward than trying to figure out what to do with those pesky appendages during a quick photo op. Still, this man has been famous for how long and is still struggling with this grave issue. Did Chris Evans circa Not Another Teen Movie and The Perfect Score fare any better? Or is this a post super serum issue?

I, for one, think the pose works. Some might call it a power stance. But I think it’s the pose of someone feeling a little awkward but trying their best to be cool. It’s a stance I feel like embodies his general energy. Never change that stance, Chris Evans.

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About Us

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In 1973, Richard Neth started a roofing company based on his belief that "the most important thing we build is your trust." Today, Neth & Son continues to provide our clients with the very best products and workmanship in Buffalo, Rochester, NY & Orlando, FL. We are proud to be a certified installer of all major commercial roofing systems available on the market. In addition, we are recognized in the industry as an elite commercial roofing contractor. By earning this distinction, Neth & Son is one of the few roofing contractors authorized to install manufacturers' top-line products – many of which require special training and certification.

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RÖMERTOPF® Chicken roaster

$95.00$135.00 inc. GST

Product Documents

SKU: 500 05-1 Categories: , Brand:

All around crunchy

The meat tender and juicy inside, crunchy and brown on the outside. How does RÖMERTOPF® do it? Simply put the poultry in the pan. Through the heating of the middle ceramic plate, poultry is evenly cooked from the inside and out. The resulting fat drips to the bottom.

Chicko, made from pure clay is glazed and doesn’t have to be soaked in water before use.

You can use it to also prepare duck. Chicko comes in white and light brown.

Poultry roaster goes BBQ

for poultry up to 3,5 kg or roasting a chicken and grill veggies. For ball grill or oven.

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