May-June 2024

Since 1992

FACTOIDS

UNESCO WORLD HERITAGE SITES OF CHILE

ARTCH TECTURE

TR E DAT

THE 2024 OLYMPICS

SQUATTERS’ RIGHTS

VISUALIZING THE POPULATION OF U.S. STATES COMPARED WITH COUNTRIES

MAD’S HARBIN OPERA HOUSE

RIKEN YAMAMOTOTHE PRITZKER PRIZE WINNER

CELEBRATING SANT JORDI

REAL ESTATE EXPOSURE OF THE LARGEST BANKS

IMPORTANT VOICES: RETAIL THEFT IN US CITIES: SEPARATING FACT FROM FICTION

THE U.S. CONSTITUTION IS AN EVOLVING DOCUMENT

THE FACTOR

DEMOCRATIZING LEGAL SERVICES

THE U.S. OFFICE MARKET –THE BAD GIFT THAT KEEPS ON GIVING

TRENDI G: RETAIL THERAPY

THE BEST CITIES IN WHICH TO BUY A FIXER-UPPER

U.S. FINALIZES STRATEGY TO GUIDE BALANCED MANAGEMENT, CONSERVATION OF PUBLIC LANDS

REAL ESTATE F THE FU URE: BIG’S BALLPARK IN LAS VEGAS

from the pages of

The Best Diversions

Give yourself the gift of smiles. 

A handsome, artbook-style volume with the best Diversions to appear in over the last decade. A compendium you will treasure for years to come.

"This collection is laugh-out-loud funny!"

Kirkland Review of Books

"Prescription: Read 3-4 pages a day for a month. It’ll brighten your day! And make it last a month."

Susan Carnegie, The Montreal Voice

From Where I Sit

The Editor’s Page in is almost totally devoted to humor and wisdom and this is a collection of some of the best of them.

Vertical Lines I, II and III

Compilations of Sarcasm, Word Play, and Witticisms from the pages of

Maria Tariq

Randal Maynard

"This is simply genius. I kept on laughing the whole day when I read it."

"...absolutely hilarious! I laughed so hard that it brought tears to my eyes."

also from The CREST Publications Group

My Hand Book Leading With My Heart

"Incisive yet expansive - as if the psychology of R.D. Laing encountered the self-exploration of Hugh Prather to help readers delve into their own thought, experiences and behaviours."

"It matters not who we have been, or why, with whom, or how. What matters is that we have met and who we are from now."

The Rockford Tribune

"Curiously intense and ironic. This is a work that will make you think and feel and you will revisit it over and over.

S.H.I.T. from the Internet longing, and collection

Marion Danziger, The Toronto Town Crier

“An often off-color (but always entertaining and almost always hilarious) collection of jokes that you will read, enjoy – and probably tell –over and over.”

Joey Cousins, The Greenwich Times

Available at your favorite online bookstores –click on the links at the top of the page.

Original reflections on new love, its flame, intensity, and all-consuming spirit. Short, poetic expressions of heartfelt longing, passion, and desire. Intimate expressions of tenderness and adoration, accompanied by romantic pictures. A wonderful gift for someone you love.

“So simple. So eloquent and beautiful. Absolutely wonderful!”

Allison Templeton

A Book

Ellen Campbell, Sinclair Book Reviews "Dyslexics of the world, untie!”

L. Bartow. The Network Bookshelf unite! this!

Punsters of the world, read shit!"

"A perfect companion to Vertical Lineshumor in bite-sized pieces.”

CRANE FLIES, URANUS, WHY DO WE SAY, ‘ATTORNEY AT LAW?’, CHEF’S SPECIAL, KINDERGARTEN, STEVEDORE, OCTOTHORPE, WORDS TO SURPRISE PEOPLE WITH

22 TR E DAT

EARWAX, BEAR SPECIES, THE BRAIN, PAPER BAGS, FRENCH TOILET PAPER, SIX GENERATIONS AGO, MOSQUITOES’ TASTES, FISHER BROTHERS BUILDING, THE BROOKLYN BRIDGE, EQUITABLE LIFE BUILDING, HOOVER DAM

28 THE MODERN OLYMPICS THINGS YOU LIKELY DON’T KNOW ABOUT THIS SUMMER’S OLYMPIC GAMES

US FALLS OUT OF TOP 20 HAPPIEST COUNTRIES

56

CONTRIBUTING EDITOR ROSE-MARY RUMBLEY TRAVELS TO MEMPHIS

32 ARTCH TECTURE

FRIEKE JANSSENS –PORTRAIT AS A MIRROR

CELEBRATING SANT JORDI

STUART MUNROE, A BRIT LIVING IN SPAIN, OPINES ON THIS UNIQUE REGIONAL HOLIDAY

58 THE HUMOR OF MAE WEST AND RED SKELTON

60 THE LINK

MARKETPLACE, BIDDER’S LIST & DIRECTORY 47 – THE 82ND AIRBORNE DIVISION

CONTRIBUTING EDITOR ROXANA TOFAN LOOKS AT THE WHO? WHAT? WHY? WHEN? WHERE? AND HOW? OF THIS VERY SPECIAL GROUP

48

THINKING OUT LOUD

CONTRIBUTING EDITOR T.J. EDWARDS OFFERS ADVICE ON HOW TO SELECT THE RIGHT COLLEGE OR UNIVERSITY

THE FOUNDERS MISTAKES IN DRAFTING THE CONSTITUTION

62 BACKPAGE

OUR ADVERTISERS, WINNERS FROM LAST’S ISSUES CONTEST, BOLO (COMING NEXT ISSUE)

63 C NTEST

TEXTTALK

DIveRsI Ns 29

INSULT LIKE SHAKESPEARE, MURPHY’S LAW

61

JOB APPLICATION AT McDONALD’S, CHICKEN LITTLE, THE ARCHITECT, THE SMART SHIRT

62

ON THE SAME PAGE

12 IMPORTANT VOICES – RETAIL THEFT IN US CITIES: SEPARATING FACT FROM FICTION THEA SEBASTIAN AND HANNA LOVE EXPLAIN WHY IT’S NOT AS BAD AS THEY SAY IT IS

18 THE GREENEST STATES A WALLETHUB REPORT

THE BLUEPRINT

44

REAL ESTATE F THE FU URE BIG AND HNTB WIN A COMPETITION TO BUILD THE ATHLETICS’ NEW BALLPARK IN LAS VEGAS

23 TRENDI G

THE US OFFICE MARKET IS THE BAD GIFT THAT KEEPS ON GIVING: AN OXFORD ECONOMICS STUDY

35 TRENDI G THE HEALTHIEST CITIES IN AMERICA

36 RIKEN YAMAMOTO WINS THE 2024 PRITZKER PRIZE

37 TRENDI G RETAIL THERAPY

38 THE TOP 20 U.S. BANKS BY ASSETS A COMMECIAL PROPERTY EXPOSURE GRAPHIC FROM VISUAL CAPITALIST

40 MANY HIGH-NET-WORTH INVESTORS PAY CASH MOISES AGAMI OF VALOR CAPITAL REAL ESTATE DEVELOPMENT USES TAMPA AS AN EXAMPLE TO EXPLAIN WHY

42 VISUALIZING THE POPULATION OF U.S. STATES VISUAL CAPITALIST CHARTS HOW THEY COMPARE TO COUNTRIES OF THE WORLD

20 UNESCO WORLD HERITAGE SITES PART 14 OF OUR PICTORIAL SERIES –THE DESIGNATED SITES OF CHILE

46 ADMINISTRATION FINALIZES STRATEGY TO GUIDE BALANCED MANAGEMENT, CONSERVATION OF PUBLIC LANDS WHAT THE FINAL RULE WILL DO

50 THE BEST CITIES IN WHICH TO BUY A FIXER-UPPER A STORAGECAFE ANALYSIS

51 SQUATTERS’ RIGHTS WHAT LANDLORDS NEED TO KNOW BY VIVIAN TEJADA AND GEMMA SMITH

54 DEMOCRATIZING LEGAL SERVICES IN THE REAL ESTATE INDUSTRY WITH GEN-AI JEROME DEWALD OPINES ON GOING PRO SE

24 THE FACTOR HARBIN OPERA HOUSE

ABOUT US

Tel: 214-755-2277 Fax: 817-924-7116 www.crestpublicationsgroup.com

Now in our 32nd year, reaches millions of architects, engineers, developers, brokers, construction managers, property and facility managers, bankers, lawyers, appraisers, investors, service providers, and many more throughout the U.S. via subscription and social media! We proudly serve and service any and all real estate associations bimonthly. If your group would like to be included, please let us know. Email: aafelder@thenetworkmagazine.org or call the number above.

CREST Publications Group EXECUTIVE

STAFF

ANDREW A. FELDER: Publisher/Managing Editor. aafelder@thenetworkmagazine.org

XENIA MONTERO: Associate Editor and Art Director. hello@agosto.studio

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Andrew A. Felder Xenia Montero

Maria Tariq

Annette Lawless

Mark Angle Mohamed Aljallawi

Shumalia Rehman

CONTRIBUTING EDITORS

ROSE-MARY RUMBLEY: Herstory.

ANTHONY BARBIERI: Legal. ROXANA TOFAN: 6Q –Who, What, When, Where, Why and How. T. J. EDWARDS : Whatever Happened To...?

Rose-Mary Rumbley

Anthony Barbieri

Roxana Tofan

T. J. Edwards

WHAT OUR READERS ARE saying

ADVISORY BOARD

LINDSEY KOREN, Director of Communications, American Society of Interior Designers.

JONATHAN KRAATZ, Executive Director, USGBC Texas. Rick Lackey, CEO, REAL Professionals Network.

AIMÉE LEE, National Accounts Director, Recycle Across America.

LESLIE ROBINETT, Marketing and Communications Manager, International Facility Management Association.

LAURA MACDONALD STEWART, RID, FASID, IIDA, LEED AP, Editor of Plinth & Chintz.

JESSICA WARRIOR, Director of Property Management, Granite Properties.

Mukul Tripathi (Sam)

Olivia West

How does NASA organize a party? They planet.

THE GIFT OF LIFE

A nun and a priest were crossing the Sahara Desert on a camel. On the third day out, the camel suddenly dropped dead without warning, and after dusting themselves off, the nun and the priest surveyed their situation. After a long period of silence, the priest spoke.

“Well sister, this looks pretty grim.”

“I know, father.” “In fact, I don’t think it likely that we can survive more than a day or two.”

“I agree,” said the priest. “Sister, since we are unlikely to make it out of here alive, would you do something for me?”

“Anything father.”

“I have never seen a woman’s frontal beauty and I was wondering if I might see your breasts.”

“Well, under the circumstances I don’t see that it would do any harm.” The nun opened her habit, and the priest enjoyed the sight, commenting frequently on their beauty.

“Sister, would you mind if I touched them?”

She consented and he fondled her breasts for several minutes.

“Father, could I ask something of you?” she said.

“Yes sister?”

“I have never seen a man’s manhood. Could I see yours?”

“I suppose that would be OK,” the priest replied lifting his robe.

“Oh father, may I touch it?”

The priest consented and after a few minutes of fondling, his manhood was spurting on her hand.

“Sister, you do know, do you not, that if I insert my manhood in the right place, it can give life?”

“Is that true father?”

“Yes, it is, sister.”

“Then why don’t you stick it up that camel’s ass and let’s get the hell out of here.”

Editor’s note

‘OOPS’

2-year-old Little Johnny got out of bed, ran downstairs into the living room, and found his mother chatting with a bunch of her friends. “MOM,” he yelled at the top of his voice, “I GOTTA GO PEE! I GOTTA GO PEE!”

The mother was mortified at her son's language in front of her guests and scolded the young boy. “Johnny, we do NOT shout about that in this house! Next time, just whisper, okay?” Johnny nodded sheepishly, and his mother took him to the bathroom and tucked him back into bed.

The next night, Little Johnny was busting to go to the toilet again, so he got out of bed, ran downstairs into the living room, and there was his mother, having a glass of wine with her friends. “Mom! I gotta whisper! I gotta whisper!” he said urgently. His mother excused herself and took Johnny to the bathroom, smiling at his innocence, and relieved that he was more discreet than last time. She took him back upstairs and tucked him into bed.

“Well done, sweetie,” she said, kissing him goodnight. “That was much more polite.”

A few nights passed, and lo and behold, Little Johnny was busting to go to the toilet again. So, he got out of bed, ran downstairs into the living room, and there was his dad watching TV.

“Dad”, Johnny said softly, “I gotta whisper! I gotta whisper!”

“Aw, is that so, little buddy?” said his dad, his eyes fixed on the television. “Come on over here and whisper in daddy's ear.”

BY ANDREW FELDER Managing Editor & Publisher aafelder@thenetworkmagazine.org

MY REMEMBERER IS BROKEN

An old couple noticed that they were getting more and more forgetful and decided to go to the doctor. The doctor told them to start writing things down so they wouldn’t forget. They went home and sat down in front of the TV.

The old woman asked her husband to bring her a bowl of ice cream. She said, “You might want to write that down.”

He said, “No, I remember — you want a bowl of ice cream.”

She told him that she wanted whipped cream on her ice cream and said, “Write that down.”

“No, no, I remember— you want a bowl of ice cream with whipped cream,” he said. Then the wife said she wanted a bowl of ice cream with whipped cream and a cherry on top, and said to her husband, “Write that down.”

Again, he said, “No, I understand. You want a bowl of ice cream with whipped cream and a cherry on top.”

So he went into the kitchen to get the ice cream and spent an unusually long time in there—over 30 minutes. Then he came out to his wife and handed her a plate of bacon and eggs.

The old woman looked at the plate for a while, then looked at her husband and asked, “Where’s the toast?”

All pictures on this page ©️ 2024 Crest Publications Group

MOISÉS AGAMI (P. 40) is an entrepreneur who took his first company public at the age of 25. At the heart of his U.S. venture, Valor Capital, lies a commitment to groundbreaking technology and innovation. Supported by a world-class board of partners with a four-decade history of real estate developments, he stands out for his pioneering approach in engineering, prioritizing designs that enhance individual well-being and new standards of aesthetics in the industry. His acumen for uncovering undervalued real estate opportunities has led to transformative high-end projects along Florida's Gulf Coast, driving growth in some of the state's most dynamic markets. Discover more about how he and Valor Capital are redefining luxury real estate at https://valorc.com/

HANNA LOVE (P. 12) is a fellow at Brookings Metro’s Bass Center for Transformative Placemaking, where her research lies at the intersection between place, economic opportunity, and public safety. Her recent work has focused on scaling community-centered economic inclusion in urban and rural markets, advancing place-based approaches to community safety, and identifying solutions to the evolving challenges facing American downtowns. Her scholarship has received coverage and citations in outlets such as The New York Times, The Wall Street Journal, CNN, Vox, Time, and numerous other national and regional outlets. Prior to Brookings, Love was a research analyst at the Urban Institute’s Justice Policy Center, specializing in youth justice and community-based solutions for safety. Love holds a master’s degree from Columbia University and a bachelor’s degree from Pomona College, both in sociology.

THEA SEBASTIAN (P. 12) is the Executive Director of The Futures Institute which develops and advances policies that offer a bold vision—one that provides all communities with genuine safety and all youth with equal opportunity, advancing transformative, equity-centered policy change through out-of-the-box strategies and cross-disciplinary coalition-building. She is a graduate of Hunter College in New York and has a J.D. from Harvard Law School.

Contributing Writers

ROXANA TOFAN (P. 36) is the owner of Clear Integrity Group in San Antonio, Texas and the company’s principal broker in Texas, Ohio and South Carolina. Her main focus is multifamily commercial brokerage in San Antonio area and property management. She enjoys taking over nonperforming properties and turning them around. She is also a Contributing Editor of and her 6Q feature appears in every issue. In addition to her company, her passion is giving back to the community as she volunteers for various support organizations such as Boy Scouts of America, Special Olympics, Alzheimer’s Association and supporting the military. She loves to travel with her teenage children and supporting their extra-curricular activities.

JEROME DEWALD (P. 54) took a computer science degree back in the days of iron-core memory and punched cards. Added to it a minor in Psychology and began informal study of artificial intelligence, starting with Eliza, in the first NLP generation in 1976. He was admitted to a graduate program in Computer Engineering, but declined to attend; he was admitted to law school, but declined to attend. He is currently applying again to law schools concurrent with his work launching a platform for unrepresented litigants which includes building a virtual law school using deepfake technology like Sora. He began writing bots in 2000, moved to Russia in 1990 and in the early 2000’s wrote Google extension impersonating himself on Russian dating sites to overcome lack of Russian language skills. He moved to NYC in 2014 and seized on GPT-3 when it was first announced, establishing the GPT3 Venture Fund (https://gpt3venturefund.com/) and ultimately Pro Se Pro (https://pro-se.pro/), an AI-based tool for unrepresented litigants incorporating an AI-based interview engine (the Scenario Analyzer), virtual law school (Legalis Law School), and community forum (Docket Overflow), a Stack Overflow lookalike for lawyers and pro se litigants. He spent the summer of 2023 documenting red light violations by cyclists at pedestrian crosswalk in Central Park culminating in viral Instagram posts by tourists that evolved into the Asshole Show, which was picked up by the New York Post and New York TV 7 News and ultimately filed a federal lawsuit trying to force NYC to clean up design of Central Park loop roadway.

BRIGADIER GENERAL

THOMAS J. EDWARDS (P. 36) recently retired from the Army after 30 years of service and moved to San Antonio, Texas in May of 2022. He is a life member of the Veterans of Foreign Wars, the American Legion, the Military Officers’ Association of America, and the 82d Airborne Division Association. He holds a bachelor’s degree from the University of South Carolina, and master’s degrees from Oklahoma University, the Naval War College, and the Army War College. He is also a Contributing Editor of thenetwork and his Thinking Out Loud feature appears in every issue.

GEMMA SMITH (P. 51) is the Manager of Content and SEO at Azibo. While excelling in writing, editing, and SEO, she also enhances Azibo's social media presence. Passionately, she educates others to make informed real estate investment decisions in the ever-changing market.

ROSE-MARY RUMBLEY (P. 48) holds a Ph.D. in communications from the University of North Texas. She is a wellknown speaker in Texas and enjoys researching each and every topic. She is a Contributing Editor of and Herstory appears in every issue.

STUART MUNROE (P. 34) Stuart Munroe was born in Lancashire, in the North of England, but spent most of his life living and working in London. He moved to Barcelona, Spain eight years ago, and now spends his days exploring the city and the region, learning the languages, stories, culture and myths of the land and its people, and complaining about the performance of Barcelona Football Club.

VIVIAN TEJEDA (P. 51) is a freelance real estate writer based in Brooklyn, NYC providing SEO blogging services to real estate companies. Her work focuses on educating first-time real estate investors on investment strategy and explaining proptech tools to new customers.

I went on a once-in-a-lifetime holiday. Never again. I used to be addicted to soap but I’m clean now.

I went on a once-in-a-lifetime holiday. Never again. I used to be addicted to soap but I’m clean now.

(the) magazine is filled with great content and looks wonderful. I also did the brain challenge with the cartoon characters. Noticed Snagglepuss is 11 and 13. Unable to locate Magilla Gorilla. Identified all the others though

DEBORAH WESTPHAL, FRANKLIN, TN Ed. Sorry about that. One of those Snagglepusses was supposed to be Magilla. And CONGRATULATIONS on being a winner in our contest!

The Important Voices piece (The Impact of Real Estate On The Issues of Today) was really well-written and insightful and made me think of my profession (which I’m deliberately not telling you) in a new—more positive—way. Thank you for that!

ANGELICA SUTTON, CHARLESTON, SC

I have a very close relative who fits the word ‘blatherskite’ perfectly. I appreciate being introduced to the word. Unfortunately, I can’t tell her.

BLAKE GLIDDEN, DAVENPORT, IA

Burns & Allen? Wow! Wonderfully nostalgic! Lots of smiles!

ELLIOT LANDSMAN, PHILADELPHIA, PA

I have officially added visiting NEOM to my bucket list. It has to be the most amazing place on Earth! I’ll just wait another ten years until it’s done (or mostly done, anyway).

TAYLOR PENNINGTON, NEW ORLEANS, LA

ON THE COVER

When she was asked to create a key visual for reopening the M-museum, Frieke had a clear idea in mind. That gave way to ‘Walking Through Walls’ at the last minute, a spur-ofthe-moment composition everyone immediately loved. The image contains many typical Frieke elements, such as the wallpaper and the surreal and understated humor. This image became a hit soon after its creation: it is her most shared photo online.

‘WALKING THROUGH WALLS’ by Frieke Janssen

‘Sonja’

To learn more, contact: info@recycleacrossamerica.org or visit:

Dear Humans,™

We need your help. Seriously. Did you know that more than 68 million pounds of waste is dumped into our oceans everyday? And around 60% of that waste could have been recycled and manufactured into something new. Unfortunately, recycling is not doing as well as it should be in the U.S. or worldwide due to public confusion about recycling, which results in tons of trash being mistakingly thrown into recycling bins each day, often making the recyclables useless.

One of the best ways to prevent waste from going into oceans and waterways is to make it easy for people to recycle ‘properly’ to help ensure the recyclables can be used again. That is why displaying the nonprofit society-wide standardized labels on recycling bins have been proven to be the #1 solution to solve the U.S. and global recycling crisis, in turn helping to prevent these materials from being disposed of in oceans around the world or littered.

Here’s how you can help. Reach out to your employer, recycling service provider, and elected officials, urging them to display the standardized labels on recycling bins within your community. When everyone recycles more and recycles right, it will help keep the oceans healthier for sea life ... and humans.

Yours Truly, Sonja

the Sea Lion Volunteer Spokes-Sea Lion for Recycle Across America®

A NON-TRADITIONAL APPROACH TO BUSINESS COLLECTIONS

Business-to-business debts require special, focused expertise and finesse... and the selection of your commercial collection service is an important decision. It revolves around Service, Trust and Recovery. Rates are important, and recovery is the objective (the bottom line)... but there is more to it.

The company you choose will be handling your money, talking to your customers, and representing you in the marketplace. You want your money as soon as possible – but you don’t want to lose clients.

At Arsenal Business Collections (ABC), you’re never out-of-pocket for our services. We collect (at prearranged terms) and when – and only when – we succeed (i.e., once we collect money owed to you), do we get paid. There is no fee UNLESS and UNTIL we collect!

Our payment is contingent upon your recovery – so our success is integrally tied to yours.

As a privately-owned company, we make decisions based on what is best for clients, not shareholders or outside investors. Our focus is exclusively on improving your bottom line, and we have the knowledge and experience to deliver exceptional results.

BY THEA SEBASTIAN

This article is reprinted by permission of The Brookings Institute and can be seen in its original form <HERE>.

IMPORTANT VOICES

RETAIL THEFT IN US CITIES: SEPARATING FACT FROM FICTION

From CaliFornia to Capitol Hill, concerns over shoplifting have captured public attention across the United States and fueled momentum to further criminalize retail theft. Already, this punitive turn is producing serious consequences for communities. Last April, for instance, a man in San Francisco was shot by a security guard who accused him of stealing from Walgreens. In November, the Albuquerque, N.M. police killed a man accused of shoplifting from Kohl’s as part of their increased patrols to combat retail theft. And just last month, police officers killed a Virginia man suspected of stealing sunglasses at a Fairfax County shopping plaza.

As cities seek to rebuild from pandemicera disruptions that temporarily hollowed out key commercial corridors and disadvantaged both large and small retailers, a widespread narrative has taken hold that retail theft is exploding and causing store closures in cities nationwide. Large corporations such as Target, CVS, and Walgreens have fueled this narrative by suggesting that retail theft is the major reason for closures. Policymakers are responding in kind, with several states passing or introducing legislation to impose harsher penalties for retail crime.

While there is a clear need to support businesses as they seek to recover from a tumultuous few years, the problem with the current retail theft crackdown is that it is not based on actual crime trends nor the evidence on what works to reduce theft. At the end of the day, the policy mistakes made now could engender literal life and death consequences for communities.

THE FICTION: RETAIL THEFT MYTHS

There are three primary problems with the current retail theft narrative, which require policymakers’ and the public’s attention.

BY HANNA LOVE

The first is a big one: Existing data on retail theft is highly unreliable and imprecise. First, “retail theft” is not an independent category reported by most police departments. Moreover, the terms increasingly used by industry and government officials—“organized retail crime” or “organized retail theft”—have no consistent legal definition across states and often encompass broader crimes such as cargo and employee theft (which are already associated with more severe sanctions). Even the California Retailers Association has acknowledged a lack of comprehensive and reliable data on retail theft.

The second is that shoplifting in major cities did not actually spike in the ways that media has reported. According to the Council on Criminal Justice, only 24 cities consistently reported shoplifting data over the past five years, and of those cities, shoplifting decreased in 17. Moreover, looking across all 24 cities, the prevalence of shoplifting in 2023 remained below 2018 and 2019 levels. Even San Francisco—which has often been cited as having a “shoplifting epidemic”— saw a 5% decline in shoplifting between 2019 and 2023.

Finally, corporate claims are not holding up to scrutiny, and are being used to close stores that are essential assets for many communities. For instance, the CEO of Walgreens has acknowledged that perhaps retailers “cried too much last year” and overspent on security measures that failed to reflect real needs. And although the National Retail Federation said that “organized retail crime” drove nearly half of all inventory losses in 2021, the group later retracted its claim; it now no longer attaches a dollar amount to money that is lost due to retail theft. And in memorable cases, major retailers have chosen to maintain stores with much higher rates of crime, while closing others.

I’ve decided to sell my Hoover. It was just collecting dust. Exaggerations went up by one million per cent last year.

I’ve decided to sell my Hoover. It was just collecting dust. Exaggerations went up by one million per cent last year.

THE FACTS: THE CONSEQUENCES OF THE RETAIL THEFT PANIC COULD BE DIRE

It should be a promising sign for many retailers and communities that the trend of widespread retail theft is greatly exaggerated. Unfortunately, many local and state government officials are in the midst of passing new policies in response to this exaggeration, without letting the evidence lead. For example, Florida recently passed legislation to make “organized retail theft” a felony, despite the fact that Florida cities with reliable data have seen sharp decreases in shoplifting—with St. Petersburg experiencing a 78% decline between 2019 and 2023.

The consequences for communities could be dire. Years of extensive research demonstrate that neither prosecuting low-level offenses nor increasing punishments based on second or third offenses meaningfully deters crime. A definitive analysis of 116 studies showed that incarceration does not deter people from committing future crimes and, in fact, incarceration for short periods can actually make someone more likely to be arrested and commit crimes later (due to heightened barriers to securing employment, identification, housing, and other basic services necessary to successfully reenter society).

While retailers are rightfully concerned about reducing theft in their stores, the current policy responses could have long-lasting negative consequences on communities—which, over the longterm, will make crime worse. Take the tragic events unfolding in Texas, where low-income residents are dying in jail for minor crimes such as stealing frozen meat or lawn equipment, while the judicial system remains strained and unable to provide proper defense for those not yet sentenced.

EVIDENCE-BASED SOLUTIONS TO ADDRESS RETAIL THEFT AND REBUILD LOCAL ECONOMIES

For policymakers concerned about theft, there are several promising strategies proven to do so without the negative

consequences of the current punitive turn. Three such strategies are:

1. Refocus efforts to center consumer protection, while holding online marketplaces responsible for third-party sales. Fully addressing organized theft requires directly combatting the financial incentives that drive this activity, and understanding that third-party resale of online goods is, most fundamentally, a clear issue of consumer protection. Policymakers should focus on efforts that hold online marketplaces responsible when third-party sellers sell stolen wares. As a starting point, they could engage federal agencies, including the Consumer Financial Protection Bureau, to understand and address how third-party resales jeopardize consumers in certain sectors or product areas and explore further regulations on online marketplaces to make it harder to sell stolen goods.

2. Fully support and train retail workers. Retail workers are on the frontlines of theft prevention while simultaneously navigating a swiftly changing and precarious industry impacted by the rise of self-checkout and contactless delivery. Fully training and supporting retail workers is therefore a critical piece of addressing this issue. Indeed, some major CEOs have drawn throughlines between low retail theft and having well-trained, well-compensated staff who are bought into company success. To do so, policymakers could pursue policies that increase worker compensation and ownership, including minimum wage increases, workplace protections,

and supports for businesses that wish to increase employee ownership or adopt cooperative models. Additionally, they could incentivize federal agencies and other bodies, including the Occupational Safety and Health Administration, to engage retailers regarding their workplace safety and training policies and how they can strengthen those efforts.

3. Deploy proven, evidence-informed interventions to improve community safety while addressing poverty and precarity in our communities. Ultimately, to the degree that shoplifting occurs at a community and individual level, effective solutions must address the root cause of such thefts: financial precarity. Many communities are still reeling from the COVID-19 pandemic, and the expiration of pandemic aid—alongside rising inflation—has jeopardized our most vulnerable families in particular. Policymakers should consider evidence-informed ways to help families meet their basic needs. Indeed, evidence shows that a broad range of preventative investments—from Medicaid expansion to summer jobs, SNAP funding, public school funding, guaranteed income, expanded access to substance abuse treatment, the number of nonprofits, decreases in inequality, and increases in the minimum wage—can serve to reduce property crime. See this report and this evidence brief for more information regarding evidence-informed safety solutions.

The challenges facing businesses and local economies in the years since the pandemic are complex and require serious attention and care from policymakers. But in doing so, elected officials must follow the evidence on what works to reduce retail theft while respecting the dignity of human life. Evidencebased tools exist to help both retailers and residents rebuild from the pandemic, and it is imperative that no more lives are lost for stealing things like food, sunglasses, and basic necessities as cities seek to rebuild. n

Thea Sebastian is the Executive Director of The Futures Institute and Hanna Love is a fellow at Brookings Metro’s Bass Center for Transformative Placemaking.

FACTOIDS

CRANE FLIES

a long-legged, winged insect with a bumbling flight path and a wispy, delicate frame, the crane fly is often referred to as a mosquito eater. That is because of the long-held but mistaken belief that it preys on mosquitoes. Actually, crane flies belong to the same order of insects as mosquitoes, and they don’t kill their cousins. In fact, they’re anatomically incapable of killing them.

Crane flies are also unable to harm humans or animals because they can’t sting or bite (unlike mosquitoes, which have different mouthparts). Crane flies arrive in spring. You may see their slender silhouettes bouncing lightly off walls. They eat little or nothing and live a relatively short lifespan and do play a role in the ecosystem—breaking down waste in soil that helps process organic material for other organisms.

The real allies in the war on mosquitoes are Bats, Geese, Ducks, Songbirds, Fish, Frogs, Tadpoles, Turtles, Dragonflies, Damselflies, Aquatic beetles, and Spiders.

URANUS

When Uranus (the seventh planet from the Sun) was discovered in 1781 by Sir William Herschel (a British astronomer with German roots), it expanded the known reaches of our solar system. It was the first time a planet was discovered using a telescope, because Mercury, Venus, Mars, Jupiter, and Saturn were all bright enough to be easily visible to the naked eye and had been known to people for millennia.

Uranus is one of two ice giants in the outer solar system (the other being Neptune). 80% or more of the planet is made up of a hot dense fluid of ‘icy’ materials –water, methane, and ammonia – above a small rocky core. Near the core, it heats up to 9,000 degrees Fahrenheit. The coldest planet in the solar system, Uranus has 27 known moons. (By the way, the proper pronunciation is either ‘your anus’ OR ‘urine us.’)

WHY DO WE SAY ATTORNEY-AT-LAW?

(WE DON’T SAY ATTORNEY-AT-ANYTHING ELSE!)

The term 'attorney at law' has its origins in the British legal system. There was a distinction between a private attorney who was hired for pay in business or legal affairs and an attorney at law or public attorney who was a qualified legal agent in the courts of Common Law. This distinction was eventually abolished in England at the turn of the 19th Century when lawyers became known as 'solicitors,' but in the Americas the term was adopted to refer to any practitioner of the law.

These days, there is little meaning to the "at law" addition. (The same goes for identifying attorneys as ‘Esq."), since an attorney at law is simply an attorney. It does distinguish one, however, from an ’attorney-in-fact, which is an agent designated by an individual (by a power of attorney). The agent does not have to be a licensed attorney.

Diddly-squats.

Why did the chicken go to the séance? To get to the other side. What kind of exercise do lazy people do?

Why did the chicken go to the séance? To get to the other side. What kind of exercise do lazy people do? Diddly-squats.

CHEF'S SPECIAL

(but we treat him like everybody else)

CHEFS VS. COOKS

A chef is an individual who is trained to understand flavors, cooking techniques, create recipes from scratch with fresh ingredients, and have a high level of responsibility within a kitchen. A cook is an individual who follows established recipes to prepare food.

There are several types of cooks that can be hired into a kitchen and there is most definitely a kitchen hierarchy (which, of course, depends on the size of the operation:

Stagiaires are “interns” in the kitchen. They are either enrolled in an apprenticeship training program or can be fresh out of culinary school. Kitchen Porters are cooks in upper-level kitchens. They assist with the basic cooking functions like vegetable preparation and some cleaning duties. They may have some level of training but not always. They are similar to a prep cook but may have culinary training and are working their way up. Junior Cooks/ Commis work under a line cook to learn how to run a specific section of the line. They may or may not have culinary training. Line Cooks run a specific section of ‘“the line’ (which is a station that prepares a specific type of food). They specialize in that area.

Chefs can fill many roles within a kitchen from introductory roles to executive level positions. In these roles, chefs may be responsible for a variety of tasks to make the restaurant run.

Chefs de Partie (Station Chefs) run individual stations within a kitchen and prepare the specific dishes and sauces or sides (e.g., sauce, butcher, fish, roast, fry, grill, pantry, pastry, vegetable and swing (who gives breaks as needed). A station chef may create recipes based on their specialty and works under the direction of the head chef or sous chef.

A Sous Chef is the deputy chef who is the direct supervisor of the kitchen. He/she is in charge of preparing food, supervising the day-to-day cooking, and filling the role of head chef if there is not one present or need to fill in.

Chef de Cuisine is the head chef, running the kitchen with managerial responsibilities (i.e., supervising staff, making purchases, and working with the restaurant manager to create new menus and recipes.

Executive Chefs manage kitchens based on operations, costs, managing multiple locations, and the business side of the kitchen. They don’t traditionally cook but they certainly have the ability if necessary.

KINDERGARTEN

The word kindergarten comes from the German language. ‘Kinder’ means children and ‘garten’ means garden. The term dates back to the 19th century. Friedrich Froebel (1782-1852) started the first kindergarten, Garden of Children, in 1840. Froebel was an educator who believed in self-activity and hands-on learning for children. He also had a love for nature, science, and mathematics. He felt children needed to be nurtured and caringly tended to like plants in a garden. Hence, he founded an early education program for young children (which he called kindergarten) - a place where children could develop and flourish freely through self- directed play under the guidance, not direction, of the teacher

wreck. View Sessions

STEVEDORE

(as a noun) a person employed at loading and unloading ships; longshoreman.

What sits at the bottom of the sea and twitches? A nervous wreck.

(as a verb) to load or unload the cargo of (a ship.)

The term “stevedore” comes from the Spanish word ‘estibador,’ which translates to “one who loads.” It is often used interchangeably with longshoremen; however, technically, longshoremen refer exclusively to the dockworkers, while stevedores are a separate trade union and work on the ships, operating ships cranes and moving cargo.

In usual present-day U.S. waterfront word usage, a stevedore typically owns equipment used in the loading or discharge operation.

#OCTOTHORPE

The symbol # is known variously in English-speaking places as the number sign, hashmark, hashtag, crosshatch, or pound sign. Historically, it has been used for a wide range of purposes including the designation of an ordinal number. A versatile symbol it is technically an octothorpe.

The octothorpe is believed to have been adopted by the telecommunications industry with the advent of touch-tone dialing in the 1960s, but it remains unknown how, exactly, the symbol got its name. The octo- part almost certainly refers to the eight points on the symbol, but the -thorpe part is mysterious. One story links it to a telephone company employee who happened to burp while talking about the symbol with coworkers. Another relates it to the athlete Jim Thorpe and the campaign to restore his Olympic medals posthumously. (They were taken away after it was discovered that he’d played baseball professionally previous to the 1912 Games.) A third claims it is derived from an Old English word for "village."

WORDS (TO SURPRISE PEOPLE WITH)

Chyron | ˈkīˌrän | noun, trademark, an electronically generated caption superimposed on a television or movie screen.

Diphthong | ˈdipˌthäng | noun, a sound formed by the combination of two vowels in a single syllable, in which the sound begins as one vowel and moves toward another (as in coin or loud.)

Jejune | jəˈjo͞on | adjective, 1] naive, simplistic, and superficial (They’re entirely predictable and usually jejune opinions.) 2] (of ideas or writings) dry and uninteresting (The poem seems to me to be rather jejune.)

Sedulous | ˈsejələs | adjective, (of a person or action) showing dedication and diligence. (He watched himself with the most sedulous care.)

Tetchy | ˈtechē | adjective, bad-tempered and irritable (She had always been tetchy and impatient with him.)

Xenophobia | ˌzenəˈfōbēə | noun, dislike of or prejudice against people from other countries.

Supergrit

THE Greenest STATES

leading up to earth Day (April 22nd), WalletHub compared the 50 states across three key dimensions: 1) Environmental Quality, 2) Eco-Friendly Behaviors and 3) Climate-Change Contributions. They evaluated those dimensions using 25 relevant metrics, which are listed <HERE> with their corresponding weights. Each metric was graded on a 100-point scale, with a score of 100 representing the highest level of eco-friendliness. Each state’s weighted average across all metrics was used to calculate its overall score.

As noted by John S. Kiernan, Wallet Hub’s Managing Editor and the author of this report, “Last year, the U.S. experienced 28 weather and climate disasters that did $1 billion or more in damage each, with the total damage from all events adding up to $92.9 billion. While some disasters are unavoidable, others are exacerbated by humans.”

“California is the greenest state in America, in part because it has the most energy-efficient public policies, according to the American Council for an Energy Efficient Economy’s scorecard. One contributor to the state’s energy efficiency is the fact that its residential solar power installations have a very high capacity per capita compared to most states. California also has the fourth-lowest overall energy consumption per capita, and the sixth-lowest gasoline consumption. Plus, California makes it easy for people to transition from gas-powered cars to ecofriendly vehicles because it has the second-largest number of alternative-fuel stations per capita. The state’s robust public transportation helps reduce gas consumption, too. Finally, due to the high prevalence of droughts, the Golden State has by far the best water efficiency and conservation score in the country.

“What rhymes with orange?” I said: “No it doesn’t!”

Did you hear about the claustrophobic astronaut? He needed a little space. My friend says to me:

Did you hear about the claustrophobic astronaut? He needed a little space. My friend says to me: “What rhymes with orange?” I said: “No it doesn’t!”

Vermont is the second-greenest state, and it has the most organic-farm acreage per capita. Organic farms are ones that don’t hurt the environment through use of things like pesticides, petroleum-based fertilizers, herbicides, and growth hormones, among others. In addition, Vermont has the lowest carbon dioxide emissions per capita and the third-lowest methane emissions per capita. These are two of the main greenhouse gasses that green policies seek to reduce. The Green Mountain State is also paving the way for a future where more people drive clean vehicles, as it has the highest number of alternative fuel stations per capita. When it comes to actual adoption of alternative fuel vehicles, it ranks 19th in the country.

New York is the third-greenest state, having some of the lowest overall energy consumption and the lowest gasoline consumption per capita. One of the reasons for the low gas consumption is the fact that nearly 48% of New York’s population uses green transportation (public transportation, carpools, biking, or walking) to get to and from work, the highest percentage in the country. The Empire State ranks among the top states when it comes to reducing emissions, too, having some of the lowest carbon dioxide, methane and nitrous oxide emissions per capita. Another big hallmark of a green state is clean soil, and New York has the second-best soil quality in the country, which helps increase safety when it comes to drinking water and crops. It’s beneficial for the health of animals that live in the state, too.”

50

The complete study and methodology can be accessed here: Kiernan, John S. "Greenest States (2024)." WalletHub, April 10, 2024. wallethub. com/edu/greenest-states/11987 n

the united nationS eduCational, Scientific and Cultural Organization (UNESCO) designates World Heritage Sites of outstanding universal value to cultural or natural heritage which have been nominated by countries that are signatories to the UNESCO World Heritage Convention, established in 1972. Cultural heritage consists of monuments (such as architectural works, monumental sculptures, or inscriptions), groups of buildings, and sites (including archaeological sites). Natural heritage is defined as natural features (consisting of physical and biological formations), geological and physiographical formations (including habitats of threatened species of animals and plants), and natural sites which are important from the point of view of science, conservation, or natural beauty.

As of 2023, there are 7 World Heritage Sites in Chile. An additional 17 properties have been placed on the tentative list for possible future inclusion on the

CHILE

UNITED NATIONS EDUCATIONAL, SCIENTIFIC AND CULTURAL ORGANIZATION

WORLD HERITAGE LIST

World Heritage List - fifteen cultural sites and two natural sites.

01/ Rapa Nui, the indigenous name of Easter Island, bears witness to a unique cultural phenomenon. A society of Polynesian origin that settled there around A.D. 300 established a powerful, imaginative, and original tradition of monumental sculpture and architecture, free from any external influence. From the 10th to the 16th century this society built shrines and erected enormous stone figures known as moai , which created an unrivalled cultural landscape that continues to fascinate people throughout the world.”

02/ The Churches of Chiloé represent a unique example in Latin America of an outstanding form of ecclesiastical wooden architecture. They represent a tradition initiated by the Jesuit Peripate-

Have you heard about those new corduroy pillows? They’re making headlines. I’ve found a job helping a one-armed typist do capital letters. It’s shift work.

é Church of Our Lady of Grace in Nercón, Castro, Chiloé, Chile.

é Cerro Concepción, Valparaíso, Chile.

é Moai at Rano Raraku, Easter Island.

Have you heard about those new corduroy pillows? They’re making headlines. I’ve found a job helping a one-armed typist do capital letters. It’s shift work.

tic Mission in the 17th and 18th centuries, continued and enriched by the Franciscans during the 19th century and still prevailing today. These churches embody the intangible richness of the Chiloé Archipelago, and bear witness to a successful fusion of indigenous and European culture, the full integration of its architecture in the landscape and environment, as well as to the spiritual values of the communities.

03/ The colonial city of Valparaíso presents an excellent example of late 19th-century urban and architectural development in Latin America. In its natural amphitheater-like setting, the city is characterized by a vernacular urban fabric adapted to the hillsides that are dotted with a great variety of church spires. It contrasts with the geometrical layout utilized in the plain. The city has well preserved its interesting early industrial infrastructures, such as the numerous ‘elevators’ on the steep hillsides.

PHOTO P R CC BY 2.0 VIA WIKIMEDIA COMMONS.

04/ Humberstone and Santa Laura saltpeter works contain over 200 former sites where workers from Chile, Peru and Bolivia lived in company towns and forged a distinctive communal pampinos culture. That culture is manifest in their rich language, creativity, and soli-

darity, and, above all, in their pioneering struggle for social justice, which had a profound impact on social history. Situated in the remote Pampas, one of the driest deserts on Earth, thousands of pampinos lived and worked in this hostile environment for over 60 years, from 1880, to process the largest deposit of saltpeter in the world, producing the fertilizer sodium nitrate that was to transform agricultural lands in North and South America, and in Europe, and produce great wealth for Chile.

PHOTO: REWBS.SOAL CC BY-SA 2.0, VIA WIKIMEDIA COMMONS

05/ Situated at 6,600 feet in the Andes, 37 miles to the east of Rancagua, in an environment marked by extremes of climate, Sewell Mining Town was built by the Braden Copper company in 1905 to house workers at what was to become the world’s largest underground copper mine, El Teniente. It is an outstanding example of the company towns that were born in many remote parts of the world from the fusion of local labor and resources from an industrialized nation to mine and process high-value natural resources. The town was built on a terrain too steep for wheeled vehicles around a large central staircase rising from the railway station. Along its route formal squares of irregular shape with ornamental trees and plants constituted the main public spaces or squares of the town. At its peak Sewell numbered 15,000 inhabitants but was largely abandoned in the 1970s.

PHOTO MARCELO PÁEZ BERMÚDEZ, CC BY 2.0, VIA WIKIMEDIA COMMONS

06/ The Qhapaq Ñan Andean Road System is an extensive Inca communication, trade and defense network of roads covering 18,640 miles. Constructed by the Incas over several centuries

and partly based on pre-Inca infrastructure, this extraordinary network through one of the world’s most extreme geographical terrains linked the snow-capped peaks of the Andes to the coast, running through hot rainforests, fertile valleys and absolute deserts. It reached its maximum expansion in the 15th century when it spread across the length and breadth of the Andes. It includes 273 component sites that were selected to highlight the social, political, architectural and engineering achievements of the network, along with its associated infrastructure for trade, accommodation and storage, as well as sites of religious significance.

07/ Around 7000 B.C., at the north end of Chile, some groups of hunters from the Andes started to approach the coast and to make use of the resources offered by the Pacific Ocean. Thus, the first fishing societies of the region were born, using a fishing technology based on the ~shell hook”, which was carved out of the shell of the choro zapatomytilus, the colors of which attract the attention of the hunter fishes. These groups populated, the desert-like pampa stretching out to the sea and covering from the south of Peru to the region of Antofagasta in Chile. The best testimonies of this development are found at the mouth of the Camarones River. The Architectural Sites of the Chinchorro Culture include houses built over circular hollows dig in the soil to which windshields were attached. Near their houses, they deposited their wastes, especially shells, and buried many of their dead, whose bodies they wished to be preserved. Thus, 3000 years before Egypt, they developed a mummification technique, creating a tradition lasting about 4000 years and which has been named Chinchorro. n

é Old factory buildings in the abandoned city of Humberstone, Chile

é Sewell, Región del Libertador Bernardo O’Higgins, Chile.

é Trail originally constructed by the Inca in Peru; now part of the Inca trail to Machu Picchu

é Chinchorro mummies, among the oldest preserved in the world, at the museum in San Miguel de Azapa, near Arica, Chile.

PHOTO: LIN LINAO, CC BY-SA 3.0, VIA WIKIMEDIA COMMONS.

Earwax is actually a type of sweat.

There are eight species of bears in the world, and they are distributed widely across all continents with the exception of Antarctica and Australia

Most toilet paper sold for home use in France is pink

TR E DAT

The Brooklyn Bridge, at 1,595 feet, was the world’s longest suspension bridge when it was completed in 1883. The Williamsburg Bridge (just a few miles away) shattered that record by 4.5 feet in 1903.

Six

generations back, you have 64 great-great-great-grandparents

REseArcH iNdiCatEs ThaT pApeR bAg ProDucTioN eMitS 70 PerCenT mOre poLluTioN, uSes foUr TimEs As MucH eNerGy, anD tAkeS mOre tiMe tO bReaK dOwn, wHen cOmpAreD tO pLasTic baGs. GUesS tHe BesT oPtiOn Is tO cArrY rEusAblE bAgs wIth yoU.

According to Hoover Dam Museum’s website, “the dam was originally planned for Boulder Canyon, and the early 1920s blueprints were labeled Boulder Dam. It continued to be called Boulder Dam until 1931 when Secretary of the Interior Ray Wilbur declared the dam would be known as Hoover Dam.”

ONE OF THE FIRST “SKYSCRAPERS,” THE EQUITABLE LIFE BUILDING IN NEW YORK CITY, WAS CHOSEN THROUGH A COMPETITION IN 1868. IT WAS THE FIRST BUILDING TO INCLUDE ELEVATORS (WHICH WERE MADE BY OTIS)

The Fisher Brothers Building In Detroit – a masterpiece of Art Deco – was finished (in 1928) just before the Great Depression, was constructed using over 40 di erent types of marble.

Mosquitoes can smell which blood type you are. They're twice as likely to bite someone who is Type O as opposed to Type A .

As a scarecrow, people say I’m outstanding in my fi eld. But, hay, it’s in my jeans. What do you call a parade of rabbits hopping backwards? A receding hare-line.

Despite accounting for 2% of our body mass, the brain uses 20% of our oxygen and blood supply

MICHAEL

As a scarecrow, people say I’m outstanding in my fi eld. But, hay, it’s in my jeans.

What do you call a parade of rabbits hopping backwards?

aCCording to oXFord eConomiCS,

The US Office Market Is The Bad Gift That Keeps On Giving

“The enormous decline in office prices is a threat to the economy and financial stability but... it appears, for now, to be manageable. The economic costs will vary by bank size, with smaller banks more exposed than larger ones based on the CRE loan's share of banks assets... Office values, since reaching a cyclical high in 2019, have deteriorated more rapidly than most commercial real estate sectors. Once the current pricing correction ends this year, we project office values will have fallen by 28.6% from their 2019 peak.

TRENDI G

The significant decline in values will negatively impact office loans maturing this year, and potentially longer. According to year-end 2023 data from the Mortgage Bankers Association (MBA), 20% of the $4.7 trillion of outstanding commercial mortgages held by lenders and investors will mature this year. Of these maturing mortgages, 25% are backed by office properties.

Buildings older than 1989 and those in CBDs recorded rising vacancy above the increase for overall offices. Newer buildings, particularly those built after 1999 and those located in the suburbs, recorded about half of the overall office increase... Weaker office demand translates to less property income. Therefore, we would expect steeper price declines in those office buildings with weaker demand.” n

THE FACTOR

embedded within itS wetlandS, the 850,000 sf Harbin (China) Opera House was designed in response to the force and spirit of the northern city’s untamed wilderness and frigid climate. Appearing as if sculpted by wind and water, the building seamlessly blends in with nature and the topography - a transfusion of local identity, art, and culture “We envision Harbin Opera House as a cultural center of the future - a tremendous performance venue, as well as a

dramatic public space that embodies the integration of human, art and the city identity, while synergistically blending with the surrounding nature,” said Ma Yansong, founding principal, MAD Architects.

On the exterior, the architecture references the sinuous landscape of the surrounding area. The resulting curvilinear façade composed of smooth white aluminum panels becomes the

HARBIN OPERA HOUSE

poetry of edge and surface, softness and sharpness.  The journey begins upon crossing the bridge onto Harbin Cultural Island, where the undulating architectural mass wraps a large public plaza, and during winter months, melts into the snowy winter environment.

The architectural procession choreographs a conceptual narrative, one that transforms visitors into performers. Upon entering the grand lobby,

I don’t know, but the fl ag is a big plus. Sometimes I tuck my knees into my chest and lean forward. That’s just how I roll.

What’s the best thing about Switzerland?

What’s the best thing about Switzerland? I don’t know, but the fl ag is a big plus. Sometimes I tuck my knees into my chest and lean forward. That’s just how I roll.

visitors will see large transparent glass walls spanning the grand lobby, visually connecting the curvilinear interior with the swooping façade and exterior plaza. Soaring above, a crystalline glass curtain wall soars over the grand lobby space with the support of a lightweight diagrid structure. Comprised of glass pyramids, the surface alternates between smooth and faceted, referencing the billowing snow and ice of the frigid climate. Visitors are greeted with the simple opulence of natural light and material sensation—all before taking their seat.

Presenting a warm and inviting element, the grand (1600 seat) theater is clad in rich wood, emulating a wooden block that has been gently eroded away. Sculpted from Manchurian Ash, the wooden walls gently wrap around the main stage and theater seating. From the proscenium to the mezzanine balcony the grand theater’s

vates the stage as an extension of the outdoor environment, inspiring production opportunities.

Harbin Opera House emphasizes public interaction and participation with the building. Both ticketholders and the general public alike can explore the façade’s carved paths and ascend the building as if traversing local topography. At the apex, visitors discover an open, exterior performance space that serves as an observation platform for visitors to survey the panoramic views of Harbin’s metropolitan skyline and the surrounding wetlands below. Upon descent, visitors return to the expansive public plaza, and are invited to explore the grand lobby space.

Surpassing the complex opera house typology, MAD articulates an architecture inspired by nature and saturated

use of simple materials and spatial configuration provides world-class acoustics. The grand theater is illuminated in part by a subtle skylight that connects the audience to the exterior and the passing of time.

Within the second, smaller (400 seat) theater, the interior is connected seamlessly to the exterior by the large, panoramic window behind the performance stage. This wall of soundproof glass provides a naturally scenic backdrop for performances and acti-

in local identity, culture, and art. As the Harbin Opera House deepens the emotional connection of the public with the environment, the architecture is consequently theatrical in both its performance of narrative spaces and its context within the landscape. n

THE CITIES OF THE MODERN OLYMPICS

IN THE (SECOND) BEGINNING... THE

MO D E R N OL Y M P ICS

the 1896 Summer olympiCS (officially known as the Games of the 1st Olympiad) was the first international Olympic Games held in modern history. Organized by the International Olympic Committee (IOC), which had been created by French aristocrat Pierre de Coubertin, it was held in Athens, Greece, from April 6 -15 in 1896. They were inspired by the ancient Olympic Games, which were held in Olympia, Greece, from 776 BC to 394 AD

The first Winter Olympic Games were held in Chamonix, France in 1924 and The Games were held every four years after that from 1924 to 1936. (They were cancelled in 1940 and 1944 because of World War II, and resumed in 1948.)

Until 1992, the Summer Olympic Games and the Winter Olympic Games were held in the same year. A decision to change this was made in 1986, when the IOC decided to alternate the Games on separate four-year cycles in even-numbered years. It was decided that the 1992 Winter Olympics would be the last to be held in the same year as the Summer Games and that to change the rotation, the edition that would be held in 1996 would be brought forward by two years, being scheduled to 1994. After this edition, the next one was to be held in 1998 when the 4-year Olympic Cycle resumed.

According to the IOC, 14 nations and 241 athletes (all males) took part in the games. With the exception of the United States team, the participants were all European (or living in Europe). Over 65% of the competing athletes were Greek.

Winners were given a silver medal; runners-up received a copper medal. (Retroactively, the IOC has converted these to gold and silver, and awarded bronze medals to third placed athletes.) Ten of the 14 participating nations earned medals. The United States won the most gold medals (11) while host nation Greece won the most medals overall, 47.

The highlight for the Greeks was the marathon victory by their compatriot Spyridon Louis. The most successful competitor was German wrestler and gymnast Carl Schuhmann, who won four events (in gymnastics and wrestling. He also competed in weightlifting).

Spyridon Louis was a Greek water carrier who won the first modern-day Olympic marathon at the 1896 Summer Olympics (beating 17 competitors). His father sold mineral water in Athens, which at the time lacked a central water supply, and Spyridon helped him by transporting it. Following his victory, he was celebrated as a national hero.

Nothing is interesting if you’re not interested. I may not be special, but I am a very limited edition.

é Pierre de Coubertin.

é Spyridon Louis.

Nothing is interesting if you’re not interested. I may not be special, but I am a very limited edition.

Athens had been unanimously chosen to stage the inaugural modern Games during a congress organized by Coubertin in Paris in 1894 because Greece was the birthplace of the Ancient Olympic Games. The IOC was also created at this meeting.

The main venue of the Modern Games was the Panathenaic Stadium (the only stadium in the world built entirely of marble) where athletics and wrestling took place; other venues included the Neo Phaliron Velodrome for cycling, and the Zappeion for fencing. The opening ceremony was held in the Panathenaic Stadium on 6 April, during which most of the competing athletes were aligned on the infield, grouped by nation. After a speech by the president of the organizing committee, Crown Prince Constantine, his father officially opened the Games. Afterwards, nine bands and 150 choir singers performed an Olympic Hymn

The 1896 Olympics were regarded as a great success. The Games had the largest international participation of any sporting event to that date. The Panathenaic Stadium overflowed with the largest crowd ever to watch a sporting event. After the Games, Coubertin and the IOC were petitioned by several prominent figures, including Greece’s King George and some of the American competitors in Athens, to hold all the following Games in Athens. However, the 1900 Summer Olympics were already planned for Paris and the Olympics did not return to Greece until the 2004 Summer Olympics, 108 years later.

The 2024 Olympics will be held in Paris. Most of the 2024 Olympic events will be held in the city of Paris and its neighboring cities of Saint-Denis, Le Bourget, Nanterre, Versailles, and Vaires-sur-Marne. The handball tournaments will be held in Lille (which is140 miles away); the sailing and some soccer matches will be held in the Mediterranean city of Marseille, (which is 483 miles away) and the surfing events are expected to be held in Teahupo’o village in the overseas territory of French Polynesia (which is 9,765 miles and 12 time zones away from the host city).

For the first time, the Olympics and Paralympics (which is from August 28 - September 8, also in Paris) logos will use the same emblem. The logo for Paris 2024 combines three separate symbols — the gold medal, the flame, and Marianne (the personification of the French Republic) Each of these symbols reflects a part of the national identity and values.

The Gold Medal symbolizes achievement - the example set by the Olympic and Paralympic athletes, the heroes of the Games. The Flame symbolizes the unique energy that drives this mega event and Marianne (a familiar face in French culture that is omnipresent in day-to-day life, appearing on stamps and outside every town hall for example) is the personification of the bold spirit of creativity that inspires the Paris Games. The symbol of the French Republic, she represents the same values we find in sport, the Olympics, and the Paralympics – humanism, fraternity, generosity and sharing.

é Panathenaic Stadium in 2014.

é Neo Phaliron Velodrome.

Scheduled to feature 39 sports encompassing 329 events, Paris 2024 will be the first Summer Olympics since 1960 to have fewer events than the previous edition. Three sports that debuted at the 2020 Tokyo Olympics (sport climbing, skateboarding and surfing) will be a part of the Paris Olympics, and one new sport will debut - breaking (also known as b-boying, b-girling or breakdancing (which originated in the US in the 70s). Around 10,500 athletes from 206 countries are expected to take part in the Games which will be the first to feature identical number of athletes between men and women. Questions regarding the participation of Russian, Belarusian and Israeli athletes are still being debated. n

Picture by Paris 2024.

The Champions Park at the Trocadéro in Paris.

DIveRsI Ns

TRENDI G

U.S. Drops Out of the Top 20

Of Happiest Countries

For the FirSt time since the global ranking began in 2012, the U.S. has fallen out of the top 20 happiest countries in the world collected in the Gallup World Poll for the World Happiness Report 2024. It fell from 15th a year ago to 23rd this year, due (at least in part) to a drop in happiness among younger adults.

Finland was (again) number 1, but all of the Scandinavian countries fared well. Even Lithuanians reported being happier than Americans. Americans 30 and younger ranked 62nd globally; older Americans ranked 10th. In the U.S., self-reported happiness has fallen in all age groups, but especially among young adults, a decline attributed (in part) because of their feeling worse about their lives.

The report didn’t ask participants to provide reasons for happiness levels, but the experts suspect that part of the decline is due to their spending less time interacting with people in person than on social media, worries about money, loneliness, and anxiety about their own futures and what is happening in the world around them. n

Happiest Cities

the international day oF Happiness was on March 20, and WalletHub released its annual report on 2024’s Happiest Cities in America to find out which cities provide the best conditions for Americans’ mental and physical well-being. They compared more than 180 of the largest U.S. cities across 29 key indicators of happiness. The data set ranges from the depression rate to the income-growth rate to the average leisure time spent per day.

1. Fremont, CA 11. Sioux Falls, SD

2. Overland Park, KS     12. Huntington Beach, CA

3. San Jose, CA     13. Minneapolis, MN

4. Madison, WI     14. Garden Grove, CA

5. Irvine, CA     15. San Diego, CA

6. Honolulu, HI     16. Fargo, ND

7. San Francisco, CA     17. Portland, ME

8. Pearl City, HI     18. Seattle, WA

9. Columbia, MD     19. Lincoln, NE

10. Scottsdale, AZ     20. Bismarck, ND

For the fourth year in a row, Freemont has been named the happiest city in America.

Find your city and see the whole report <HERE>.

• Population: 230,504

• Number of Households: 74,479

• Median Household Income: $162,336

• Education: 64% of residents have a bachelor's degree or higher. n

If winning isn’t everything, why do we keep score?

If winning isn’t everything, why do we keep score?

FRIEKE JANSSENS PORTRAIT AS A MIRROR ARTCH TECTURE

Frieke Janssens has built a stellar reputation in staged photography. Her visual language is surprising yet playful, a combination of the taboo and the aesthetic that reveals a wry sense of humor. Her works often exude an unspoken, tragic undercurrent—the images are beautiful but touch upon subjects that aren't: death, smoking, drinking, and the battle between the sexes.

Frieke JanSSenS, a globally acclaimed artist, is known for her distinctive and captivating style. Her portfolio boasts breathtaking photography, characterized by vivid hues and intricate compositions that beckon the viewer to delve into the depths of her art. Her most celebrated works are her award-winning series, which infuse worldly elements with a surreal and abstract touch. Additionally, Frieke

has crafted stunning fashion and beauty shots that have graced publications and campaigns worldwide.

Her artwork has been exhibited in various countries, including the US, UK, Spain, The Netherlands, and Belgium, her home country. Frieke's work has been featured in publications such as The Guardian, The Atlantic, and Huffington Post, and has received numerous

awards. One of her recent awards includes the AAP Magazine 2023 Award for 'Dianas' - a photo series that explores the life of single women in search of a lover. Frieke is known for her concept-driven photography, and her book 'The Sweetest Taboo' -highlighting some of her most captivating workwon the gold award at the prestigious 2019 Henry Van De Velde Awards.

PHOTO BY STEVE RICHARDSON

Her photography series are known for their confrontational nature. Some notable series include Smoking Kids, Your Last Shot, Dianas, Animalcoholics, and Lightness. Like an oil painter, she meticulously creates each image to the smallest detail. Every picture has the same artistic touch and technical perfection, with a playful duality between reality and fiction. Frieke's images initially attract the eye with their pared-down beauty, but there are always

multiple layers of meaning. The people portrayed seem to have a story to tell, but they are silent, leaving the interpretation to the viewers. Frieke does not take any particular position, but she aims to convey the feeling that viewers are not only looking at a photograph but also at a mirror. As such, she leaves viewers free to interpret her work, yet never indifferent. n

01/ The Drifters -Scene 1, 2017 02/ CHICKEN, from the Animalcoholics series 2016 03/ Flowers for Auping, 2023

04/ SILVERS -SCENE 1 from the Lightness series 2022 05/ TRAINER for Toneelhuis 2013 06/ Cigarillo from the Smoking kids series, 2011 07/ SHEEP, rom the Animalcoholics series 2016 08/ Chalk Boys, 2015 09/ HOUNDS, from the Dianas series, 2015

You can see more of her work, make a purchase or commission a work or contact her directly at frieke.com.

Agent USA: BRANSCH.NET

Agent UK: missjones.london

WHY ARTCH TECTURE?

Great art is among the most sublime, meaningful, and redeeming creations of all civilization. Few endeavors can equal the power of great artwork to capture aesthetic beauty, to move and inspire, to change perceptions, and to communicate the nature of human experience. Great art is also complex, mysterious, and challenging. Filled with symbolism, cultural and historical references, and often visionary imagery, great artworks oblige us to reckon with their many meanings.

Architects and designers (many of our readers) have a lot of influence on the way we perceive the world. A structure often plays a significant part in how we experience a place. (Think of a restaurant, a museum, an arena, a stadium... even an office building - virtually anywhere!) The interior design impacts our sensory perception, our comfort, and our physical connection and there is also artistry in the exterior design. (That’s why we call it artchitecture.)

BY STUART MUNROE

every april the StreetS of Barcelona burst into life with the arrival of spring. The longer days and the warmer sun bring locals and tourists out onto the Rambla, Passeig de Gràcia and a myriad of narrow streets and small squares. Tables and chairs crowd the sidewalks and a constant buzz of chatter fills the air. The city is waking itself after the winter and looking forward to the long, hot days of summer.

But one day in particular sees the city transformed as the streets, avenues and squares are lined with hundreds of stalls and pop-up shops, each one selling books, or roses, or both. April 23rd is ‘La Diada de Sant Jordi’, and for the residents of Barcelona and Catalonia it is one of the most special days of the year. Publishing houses set up displays to promote their latest works, bookstores large and small stack their tables high with bestsellers, and authors perform readings and sign their books. There are stalls from ordinary people too; charities,

CELEBRATING

SANT JORDI

social groups and students set up tables covered with roses to raise money for good causes. Second hand book stalls are particularly busy, giving new life to unloved and unwanted books. For many, it is a celebration not just of reading but of the Catalan language, and by extension the Catalan identity. But who is Sant Jordi, and why is this day celebrated with books and roses?

Sant Jordi is the patron saint of Catalonia, celebrated since the Medieval era for his heroic effort in killing a dragon that had been terrorizing the people of Montblanc. To avoid its wrath, the townsfolk decided to select one person each day to feed to the dragon, and they drew lots to decide on the first victim. Destiny decreed that this was to be the daughter of the local King, but before the dragon could devour the poor woman, a knight on horseback appeared and slayed the beast. Where the blood of the dragon spilled, a rose grew, and the knight, Sant Jordi, picked it and gave it to his princess. Today you can still see images of the dragon everywhere in Catalonia, and on ‘Sant Jordi’ every knight presents his princess with a rose.

So that explains the roses, but why the books? April 23rd is the day Sant

I don’t need your attitude. I’ve got one of my own, thank you. Life’s like ice cream—to be enjoyed before it melts.

é Las Ramblas of Barcelona.

I don’t need your attitude. I’ve got one of my own, thank you. Life’s like ice cream—to be enjoyed before it melts.

Go to Health!

with more than 7 in 10 U.S. adults being overweight and health care costs rising, the personal-finance website WalletHub analyzed and reported on 2024’s Healthiest Cities in America They compared more than 180 of the largest U.S. cities across 41 key metrics, ranging from the cost of a medical visit to fruit and vegetable consumption to the share of physically active adults.

Jordi was believed to have died but, April 23rd, 1616, is also the date that the great Spanish author Miguel de Cervantes died. Since the 1920s, Barcelona had been hosting a book festival, and publishers and booksellers started to set up stalls in the streets to promote and sell their latest works, and to promote reading to the people of Barcelona. This festival was held in early October, but in 1931 the decision was made to move it to April 23rd to commemorate the life and death of Spain’s most celebrated literary genius. This same date is also, coincidentally, the same date as the death of William Shakepeare, and this day of books has now become internationally recognized as World Book Day.

Today, Sant Jordi is celebrated as the day of books and love. In villages, towns and cities all over the region, millions of people crowd the streets looking to buy a book and a rose either for themselves or their special ones -

Una rosa para un amor y un libro para siempre n

TRENDI G

1. San Francisco, CA 173. Huntington, WV

2. Honolulu, HI 174 Detroit, MI

3. Seattle, WA 175. Corpus Christi, TX

4. San Diego, CA 176 Fayetteville, NC

5. Washington, DC 177 Augusta, GA

6. Portland, OR 178 Shreveport, LA

7. Denver, CO 179 Columbus, GA

8. Salt Lake City, UT 180 Laredo, TX

9. Scottsdale, AZ 181. Gulfport, MS

10. Irvine, CA 182 Brownsville, TX

-Overland Park, Kansas, has the lowest  share of physically unhealthy adults, which is 2.4 times lower than in Augusta, Georgia, the city with the highest.

-Laredo, Texas, has the lowest cost per doctor’s visit, which is 3.1 times less expensive than in Juneau, Alaska, the city with the highest.

-Portland, Maine, has the lowest share of adults eating fruits less than once daily, which is 1.6 times lower than in Chattanooga, Tennessee, the city with the highest.

-Lubbock, Texas, has the lowest average monthly cost for a fitnessclub membership, which is 8.8 times less expensive than in New York, the city with the highest.

To view the full report and your city’s rank, visit: wallethub.com/edu/healthiestcities/31072 n é San Francisco.

é Book stalls on Passeig de Gràcia.

é The spectacular Casa Batlló by Gaudí decorated with roses for the occasion.

Healthiest Cities Unhealthiest Cities

Stuart Munroe moved to Barcelona in 2016 and now enjoys learning the stories, culture and myths of the land.

ALL PICTURES ON THIS ARTICLE: ©️ 2024 CREST PUBLICATIONS GROUP.

PHOTOS BY XENIA MONTERO

RIKEN YAMAMOTO IS AWARDED THE 2024 PRITZKER PRIZE FOR ARCHITECTURE

Born in 1945 in Beijing, China, Riken Yamamoto is a Japanese architect and (it was announced on March 5th in Chicago) the winner of the 2024 Pritzker Architecture Prize, the most prestigious award in architecture. He is the 9th Japanese architect to receive such honor. On the occasion, architect and Jury Chair Alejandro Aravena said about Yamamoto's work that "one of the things we need most in the future of cities is to create conditions through architecture that multiply the opportunities for people to come together and interact. By carefully blurring the boundary between public and private, Yamamoto contributes positively beyond the brief to enable community. He is a reassuring architect who brings dignity to everyday life. Normality becomes extraordinary. Calmness leads to splendor."

The Pritzker Architecture Prize is awarded "irrespective of nationality, race, creed, or ideology". The recipients receive $100,000, a citation certificate, and, since 1987, a bronze medallion. The designs on the medal are inspired by the work of architect Louis Sullivan (generally considered to be the father of the skyscraper), while the Latin inspired inscription on the reverse of the medallion—firmitas, utilitas, venustas (English: firmness, commodity and delight)—is from Ancient Roman architect Vitruvius.

Here is a sampling of his work. n

My goal this year was to lose 10 pounds. I’ve just got 13 to go. Research is what I’m doing when I don’t know what I’m doing.

é Riken Yamamoto.

é Fussa City Hall (2008)

é Pangyo Housing, South Korea (2010)

é Nagoya Zokei University (2022)

My goal this year was to lose 10 pounds. I’ve just got 13 to go. Research is what I’m doing when I don’t know what I’m doing.

TRENDI G

Retail Therapy

the StorageCaFe reSearCh team looked at the real numbers behind what makes retail sparkle in the 20 biggest metro areas in the U.S., and their study reveals that New York City and Los Angeles, long hailed as pinnacles of style, sophistication, and retail indulgence, now  face serious competition in offering the overall best shopping experience. Determining a city’s premier shopping experience comes down to more than just  competitive prices and a  broad range of options, but also its  purchasing power and lively atmosphere, as well as the  availability of store personnel to enhance the shopping journey and more*. These elements collectively contribute to an unforgettable experience. If you value the experience just as much as the buy itself, these 10 best shopping hot spots will enrich

expenditures on retail purchases; and interest in luxury brands as illustrated by online searches.

Key takeaways from the report:

not only your closet but your spirit as well:

Diving deep into the latest data on retail from the U.S. Census, the U.S. Bureau of Labor Statistics, Smart Growth America, and its sister companies CommercialEdge and Yardi Matrix, StorageCafe ranked the largest metro areas in the U.S. based on a series of factors, including: the number of retail establishments per 1,000 residents; the number of retail employees per 1,000 residents; the retail square footage per capita; local foot traffic; population density; household income; household

• The ultimate shopper’s paradise: Offering the largest number of retail stores per 1,000 residents of all analyzed metros — 8,891 establishments ranging from upscale malls to sustainable fashion boutiques and plenty of modern art, translated to 1.45 stores for every 1,000 people — Miami takes the crown in offering the best shopping experience overall. Still, there’s so much more to Miami than the bling. The retail scene is supported by a substantial workforce of over 120,000 individuals, offering a favorable ratio of 19.6 employees per 1,000 residents (second in this metric among the top 20 metro areas). Residents spend an average of approximately $7,600 annually on retail, accounting for about 10.7% of local household income, notably below the national average of around 13%.

• Metros with the most retail space: There are nearly 13 billion square feet of gross leasable retail area across the US with more than 5.5 billion in the country's 20 biggest metro areas. Of that, nearly 13% of the retail space (almost 700 million square feet) is in the New York metro area. Following closely behind is the Greater Los Angeles area, with almost 550 million square feet of retail space.

• Metros with the most purchasing power: In the San Francisco metro area, residents boast the best retail expenditure-to-income ratio, allocating only 9.7% of their substantial $128,000 household income to retail indulgences. Greater Boston closely follows, with residents dedicating 10.4% of their $104,000 household income to retail expenditures.

• Metro areas that spend the most on retail: The PhiladelphiaCamden-Wilmington metro area leads in annual retail expenditures, surpassing $13,000 per household.

For the complete ranking and stats of the best metro areas where one can shop to her/his heart’s content, check out the whole report here:  https://www.storagecafe.com/blog/top-usshopping-hotspots/ n

StorageCafe® is a nationwide self-storage search website and a part of Yardi.

é Jian Wai Soho, Beijing (2004)

PHOTO COURTESY OF RIKEN

TOP 20

U.S. BANKS BY ASSETS

COMMERCIAL PROPERTY EXPOSURE

The SiX largeSt U.S. banks saw delinquent commercial property loans nearly triple to $9.3 billion in 2023 amid high vacancy rates and increasing borrowing costs. Today, the sector is facing greater scrutiny from regulators amid growing risks to bank stability. In fact, for almost half of all U.S. banks, commercial real estate debt is the largest loan category overall. While commercial loans are more heavily concentrated in small U.S. banks, several major financial institutions have amassed significant commercial loan portfolios. The graphic on the opposite page shows the commercial real estate exposure of the top U.S. banks, based on data from UBS

Here are the commercial property loans across the largest U.S. banks by assets as of the third quarter of 2023:

As the table shows, JPMorgan Chase, America’s largest bank, has 12.6% of its loan portfolio in commercial real estate. Despite commercial property troubles, the company witnessed record stock prices in 2023, with its share price increasing 27% over the year. The bank acquired First Republic at the height of the U.S. regional banking turmoil in 2023, which helped boost performance.

Still, big banks remain cautious. Several major banks, such as Wells Fargo, are building bigger cash reserves for commercial property credit losses as a buffer for potential defaults.

Perhaps the most concerning big bank is New York Community Bancorp, which has 57% of its total loans exposed to commercial property debt. The bank reported a $2.7 billion loss in the fourth quarter of 2023, and Moody’s recently

downgraded its credit rating to “junk” status. The bank brought in a $1 billion infusion of capital as a lifeline after growing concerns about the state of its commercial real estate loan portfolio.

Overall, while pockets of trouble are surfacing, major banks are more insu-

lated from commercial property shocks compared to other banks. On average, about 11% of big banks loan portfolios are concentrated in commercial real estate compared to small banks, where average exposure falls around 21.6% of loans. n

BY MOISES AGAMI

MANY HIGH-NET-WORTH INVESTORS PAY CASH

FUELING OPTIMISM IN TAMPA BAY REAL ESTATE AND BEYOND

SeaSoned real eState proFeSSionalS with a deep understanding of the interplay between economic dynamics and all aspects of the industry don’t necessarily have a crystal ball, but they have been observing a luxury real estate market fluctuating back and forth with activity on both sides of the scale between affluent clients paying cash versus bank financing.

As one of the world's top travel destinations, Florida is known for its climate, rich culture, and miles of sandy beaches; features that set a backdrop for Tampa Bay’s surge in the luxury real estate market. High net worth clients are the core of many developments, catering to affluent clients seeking quality design, luxury lifestyle services, rental income opportunities, and good potential for return on their investment.

TIPPING THE SCALE: CASH VERSUS FINANCING

In an economic landscape where cash reigns supreme, the leverage of cash buyers has surged. At the same time, the lending horizon has contracted, with banks adopting a more cautious stance. Financing options, although available, can significantly reduce investors' purchasing capacity, particularly when safer investments offer a 5 percent return while mortgage rates hover around 8 percent, diminishing their appeal. In the realm of property acquisition, especially when securing a 20 percent discount, cash emerges as the unequivocal champion. The scenario resembles a balancing scale.

THE CASE FOR CASH

The trend of luxury real estate prices rising at twice the rate of nonluxury prices continues — mainly because affluent buyers can buy homes in cash, making higher mortgage rates irrelevant. The typical U.S. luxury home sold for a record $1.17 million in the fourth quarter of 2023, up 8.8 percent from a year ago, according to a report from real estate brokerage Redfin. Prices of nonluxury homes increased 4.6 percent year over year to a record $340,000.(1) 34 percent of millionaire investors say they’re keeping more of their money in cash, with 24 percent of their portfolios in cash, up from 14 percent last year. (2)

Tampa Bay is one of the hottest growing real estate markets in the U.S. in 2024 (3) and the impact on the luxury lifestyle market is fast growth in St. Petersburg. Luxury investors are paying cash, unaffected by changing interest rates or floating mortgages at higher rates (4), and, considering the conservative outlook noted by some financial experts, some are taking a hit early to gain later. This is an optimistic sign of positive outcomes, encompassing substantial returns on investments for the cities, the county, the broader Tampa Bay region, and indeed, the state of Florida and U.S. as a whole.

FLIPSIDE OF THE COIN: THE CASE FOR FINANCING

Some experts monitoring emerging trends suggest that a growing number of affluent individuals are contemplating financing as an alternative to deploying their liquid assets, exhibiting a judicious approach to wealth management. Financing can make sense if clients can generate a higher rate of return on their portfolio than the interest rate they pay. A large portfolio of illiquid assets, which can generate a return above 14 percent, would make sense if they borrowed at a rate of, say, 7.5 percent. (5)

Knowledge is power when clients are making decisions regarding paying cash versus financing. Clients should always be advised to do what they think is best for their own interests and personal timeline. The luxury real estate market in Tampa Bay, Florida, as well as other high net worth markets nationwide, is hot, even in a general real estate market that appears leery of future trends. This confidence in financing is a sign of optimism for the future of interest rates and banking.

GLOBAL INFLUENCES

Investments in luxury real estate nationwide, and especially

I thought I’d found the key to success, but someone changed the lock. Only those who really care about you can hear you when you’re quiet.

é Serena by the Sea, overlooking the Gulf of Mexico in Clearwater, FL, boasts relaxed-luxury architectural design and state-of-the-art technology demanded by residents’ needs that are now standard with each unit such as non-traditional, individual fresh air intake 24 hours a day, touchless entry systems on doors and elevators, and UV-disinfecting lights on all common area HVAC units. It is truly the epitome of relaxed luxury and serenity.

I thought I’d found the key to success, but someone changed the lock. Only those who really care about you can hear you when you’re quiet.

in Florida, have shown that global tourism and immigration play a vital role in the international luxury market. (6) International partnerships between architects, developers, interior designers, furniture designers and artists generate a multitude of global cultural influences that attracts investors across the globe. In turn, investors infuse their own influence into the communities.

One global trend is that of branded luxury real estate residences. Often, they are the newest, most expensive, and most architecturally iconic buildings on the block—now accounting for approximately 10 percent of the global luxury market. Former President Donald Trump was actually the first to give his name to multiple high-rise towers worldwide. This is a long runway for growth according to London-based brokerage Savills’ 2023 Report.(7)

The surge of luxury developments is the result of a strong high net worth investor base. Careful collaboration with city planners and engineers, as well as county and state development corporations, is aligning to their visions. These visions and savvy developers’ reputation for innovation, combined with a commitment to exceptional quality and sustainability, will yield positive returns on investment for investors, the counties, the state – and the broader U.S. real estate market. n

»»

References:

1. Jackson, Margaret. “Cash is King: Luxury Home Prices Skyrocket Twice as Fast as Nonluxury Residences, Hitting Record Heights in Year-End Surge”, Yahoo Finance, 17 February 2024, tinyurl.com/mr3jhe3k

2. Wolfson, Alisa. “Rich People are Now Keeping About Quarter of Their Money in This Asset Class, Survey Finds. But is it Right for You?”, MarketWatchPicks, 17 June 2023, marketwatch.com/picks/rich-peopleare-now-keeping-about-1-4-of-their-money-in-this-asset-class-survey-finds-but-is-it-right-for-you-a7061b6d

3. Santarelli, Marco. “Tampa Housing Market Trends and Forecast for 2024”, Norada Real Estate Investments, 25 February 2024, noradarealestate.com/blog/tampa-fl-real-estate-market/

4. Dunn, Meredith. “Research Spotlight: 2022 International Transactions in U.S. Residential Real Estate”, National Association of Realtors, 08 August 2022, nar.realtor/blogs/economists-outlook/research-spotlight-2022international-transactions-in-u-s-residential-real-estate

5. Kaminer, Michael. “There’s Still a Case for Financing Your Next Trophy Home –Even if You Can Pay Cash”, Barrons, 16 October 2023, barrons.com/articles/theres-still-a-case-for-financing-your-next-trophy-homeeven-ifyou-can-pay-cash-7c934c81

6. Johnpaul, Nicholas “International Luxury: Shifts Affecting US Market”, US Real Estate Insider, 21 January 2024, usrealestateinsider.com/international-luxury-market/

7. Taylor, Peter Lane. “Branded Luxury Real Estate is Booming in Mexico and Latin America”, Forbes, 15 January 2024, forbes.com/sites/petertaylor/2024/01/15/branded-residences-are-booming-in-mexico-and-latin-america/ ?sh=2f6d5fb7b9e6

Moises Agami is the CEO of Valor Capital Real Estate Development. moises@valorc.com

THE FACTOR

THE NATIONAL LIBRARY OF BELARUS

Located in Minsk (the capital city with a population of approximately 2,000,000) houses the largest collection of Belarusian printed materials in the world, as well as the third largest collection of books in Russian. (Belarusian is an East Slavic language. It is one of the two official languages in Belarus, the other being Russian. It is also spoken in some parts of Russia, Lithuania, Latvia, Poland, and Ukraine by Belarusian minorities in those countries.)

The library's main architectural component is in the shape of a rhombicuboctahedron*. The height of the building is 241.5 feet); it has 23 floors, can seat about 2,000 readers, and features a 500-seat conference hall. It was designed by architects Michaił Vinahradaŭ and Viktar Kramarenka; it opened in June of 2006; and it is the main information and cultural center of the country with its depository collections including about 10 million items of various media.

*In geometry, the rhombicuboctahedron is a polyhedron with eight triangular, six square, and twelve rectangular faces. There are 24 identical vertices, with one triangle, one square, and two rectangles meeting at each one.

Visualizing The Population of U.S. States

Compared with Countries

the u.S. iS the third most populous country globally, with a population of around 336 million people. This map compares its states and Washington D.C. to countries with similar population sizes to provide a perspective on the U.S. population. The data is sourced from Census.gov and Worldometer, with population projections for U.S. states as of December 8, 2023, and other countries as of July 16, 2023. (Almost a third of the U.S. population resides in three states: California, Texas, and Florida.)

See the remaining 40 <HERE>

The U.S. population continues to grow despite declining births, having gained more than 1.6 million people in 2023 (growing by 0.5%). More states experienced population growth in 2023 than in any year since the start of the pandemic with migration returning to pre-pandemic levels and a drop in deaths have been the key drivers of this population growth.

The World Population

The world’s population has doubled in size over the last 50 years. According to UN estimates, as of July 2023, all the people in the world numbered 8,045,311,447. Asia is by far the world’s most populous region, with over 4.7 billion people. (India and China, represents 59% of the total population, and Africa is the second most populated continent.) It is projected that the world’s population will peak (sometime between 2064-2086) and begin shrinking from there.

the remaining 227 countries <HERE

REAL ESTATE F THE FU URE

BIG AND HNTB WIN COMPETITION TO DESIGN NEW BALLPARK IN LAS VEGAS

Shaped by itS loCation on the Las Vegas Strip, the new ballpark for the Athletics Major League Baseball team -designed by BIG- Bjarke Ingels Group and HNTB - will echo the vibrancy of the ‘Entertainment Capital of the World,’ exuding an outdoor feel with panoramic views of the city's skyline.

The 33,000- capacity covered ballpark will sit on 9 acres on Las Vegas Blvd. between Tropicana Avenue and Reno Avenue. Designed by BIG collaboration with HNTB, the new home for the Athletics has an expected opening date of spring 2028. The project builds on a long-standing collaboration between BIG and the Athletics dating back to a different ballpark design presented in Oakland, California in 2018.

The new ballpark’s roof is accentuated by 5 overlapping shells resembling baseball pennants, paying homage to the sport. For players, these arched “pennants” will attenuate direct sunlight glare while welcoming indirect natural light through northern orient-

ed clerestory windows. The domed ballpark is also designed to feature the world's largest cable net glass wall. The structure’s exterior metal cladding shimmers in the natural daylight and reflects the surrounding Las Vegas lights at night.

“BIG’s revolutionary design, created in collaboration with HNTB, represents A captivating ballpark concept, seamlessly blending innovation and technology within enhanced fan experience. We are very excited to share the work of our design team with the entire Southern Nevada community.” John Fisher, Managing Partner & Owner, Athletics

“Our design for the new Vegas home for the A’s is conceived in response to the unique culture and climate of the city. Five pennant arches enclose the ballpark - shading from the Nevada sun while opening to the soft daylight from the north. A giant window frames a majestic view of the life of The Strip and the iconic New York New York hotel skyline. All direct sunlight is blocked

while all the soft daylight is allowed to wash the field in natural light.

The resulting architecture is like a spherical armadillo -shaped by the local climate - while opening and inviting the life of The Strip to enter and explore. In the city of spectacle, the A's ‘armadillo’ is designed for passive shading and natural light- the architectural response to the Nevada climate generating a new kind of vernacular icon in Las Vegas.” Bjarke Ingels, Founder & Creative Director, BIG

An elevated outdoor plaza connects to the bridges over Las Vegas and Tropicana Boulevards, directing fans to the ballpark’s main concourse, where a large glass atrium pulls the city into the venue. This entrance sequence will immediately orient fans in the ballpark, allowing views of the entire field and seating bowl upon entry while optimizing wayfinding and circulation.

Secondary north and south entrances are marked by “bouncing”

If you have an opinion about my attitude, raise your hand. Now stick it in your mouth. If you think I’m sarcastic, it’s a good thing you never hear what I don’t say.

If you have an opinion about my attitude, raise your hand. Now stick it in your mouth. If you think I’m sarcastic, it’s a good thing you never hear what I don’t say.

arches to increase visitor accessibility and promote a connection to the outdoors. Once inside, fans are met with bright, open atria, which will also serve as multipurpose exhibition spaces to showcase international and local artists.

The Athletics Ballpark is an immersive fan experience. Its tiered design and intimacy, inspired by historic ballparks like Fenway and Wrigley - with split upper and lower bowls - bring fans closer to the action than traditional ballparks and provide clear sight lines from every seat. The ballpark is currently designed to feature an 18,000-square-foot jumbotron, which would make it the largest screen in Major League Baseball. An air-conditioning system distributes at the seats rather than from above, making cooling more efficient and energy conscious.

"Our new A’s Ballpark in Las Vegas is designed to celebrate baseball and become a destination for fans from all over the world. The ballpark will be a climate-controlled, state-of-the-art facility that will house a variety of events and guest experiences. By opening up the roof structure, we’re capturing the energy of the iconic Las Vegas Strip and creating a unique synergy between its events and the surrounding city. We believe the new Vegas ballpark will push the boundaries for enjoying baseball and contribute to a more interactive and spectacular urban experience in Las Vegas." - Daniel Sundlin, Partner, BIG.

“Las Vegas is where the imagination runs free, characterized by bespoke, one-ofa-kind experiences. The A's new ballpark will be filled with unique settings for the social interplay between, sport, spectacle and entertainment.” -Lanson Nichols, Principal-in-Charge, HNTB

The Athletics Ballpark will have the potential to double as a venue for hosting concerts, conferences and other events. Future development is expected to surround the ballpark, including an onsite hotel and casino. n

All images by Negative. Courtesy of BIG.

IN THE N WS

BIDEN-HARRIS ADMINISTRATION FINALIZES STRATEGY

TO GUIDE BALANCED MANAGEMENT, CONSERVATION OF PUBLIC LANDS

PUBLIC LANDS RULE WILL HELP CONSERVE WILDLIFE HABITAT, RESTORE PLACES IMPACTED

BY WILDFIRE AND DROUGHT, EXPAND OUTDOOR RECREATION, AND GUIDE THOUGHTFUL DEVELOPMENT

on april 18th, the Department of the Interior announced a final rule to help guide the balanced management of America’s public lands. The final Public Lands Rule provides tools for the Bureau of Land Management (BLM) to help improve the health and resilience of public lands in the face of a changing climate; conserve important wildlife habitat and intact landscapes; facilitate responsible development; and better recognize unique cultural and natural resources on public lands.

The rule applies the existing fundamentals of land health across BLM programs, establishes restoration and mitigation leases, and clarifies practices to designate and protect Areas of Critical Environmental Concern (ACECs). The rule will help to ensure the BLM continues to protect land health while managing other uses of the public lands, such as clean energy development and outdoor recreation.

“As stewards of America’s public lands, the Interior Department takes seriously our role in helping bolster landscape resilience in the face of worsening climate impacts. Today’s final rule helps restore balance to our public lands as we continue using the best-available science to restore habitats, guide strategic and responsible development, and sustain our public lands for generations to come,” said Secretary Deb Haaland. “Complemented with historic investments from President Biden’s Investing in America agenda, we are implementing enduring changes that will benefit wildlife, communities and habitats.”

“America’s public lands are our national treasures and need to be managed and made resilient for future generations of Americans,” said John Podesta, Senior Advisor to the President for International Climate Policy. “(The) final rule from the Department of the Interior is a huge win for ensuring balance on our public lands, helping them withstand the challenges of climate change and environmental threats like invasive species, and making sure they continue to provide services to the American people for decades to come.”

The final rule comes amid growing pressures and historic challenges facing land managers. The impacts of climate change—including prolonged drought, increasing wildfires, and an influx of invasive species—pose increasing risks to communities, wildlife and ecosystems. The Public Lands Rule will help the BLM navigate changing conditions on the ground, while helping public lands continue to serve as economic drivers across the West.

“The BLM received and considered over 200,000 comments on the proposed rule from individuals, state, Tribal and local governments, industry groups and advocacy organizations, which led to important improvements in this final rule,” said Principal Deputy Assistant Secretary for Land and Minerals Management Dr. Steve Feldgus. “Continued broad collaboration with this diverse group of partners will be key to our implementation of this rule to ensure that our public lands are being managed for all Americans.”

“Our public lands provide wildlife habitat and clean water, the energy that lights our homes, the wood we build with, and the places where we make family memories,” said BLM Director Tracy Stone-Manning. “This rule honors our obligation to current and future generations to help ensure our public lands and waters remain healthy amid growing pressures and change.”

The final rule clarifies and refines concepts first proposed in April 2023:

• Directs BLM to manage for landscape health. Successful public land management that delivers natural resources, wildlife habitat and clean water requires a thorough

understanding of the health and condition of the landscape, especially as conditions shift on the ground due to climate change. To help sustain the health of our lands and waters, the rule directs the BLM to manage public land uses in accordance with the fundamentals of land health, which will help watersheds support soils, plants, and water; ecosystems provide healthy populations and communities of plants and animals; and wildlife habitats on public lands protect threatened and endangered species consistent with the multiple use and sustained yield framework.

• Provides a mechanism for restoring and protecting our public lands through restoration and mitigation leases. Restoration leases provide greater clarity for the BLM to work with appropriate partners to restore degraded lands. Mitigation leases will provide a clear and consistent mechanism for developers to offset their impacts by investing in land health elsewhere on public lands, like they currently can on state and private lands. The final rule clarifies who can obtain a restoration or mitigation lease, limiting potential lessees to qualified individuals, businesses, non-governmental organizations, Tribal governments, conservation districts, or state fish and wildlife agencies. Restoration and mitigation leases will not be issued if they would conflict with existing authorized uses.

• Clarifies the designation and management of ACECs. The final rule provides greater detail about how the BLM will continue to follow the direction in the Federal Land Policy and Management Act to prioritize the designation and protection of ACECs. Following public comments, the final rule clarifies how BLM consideration of new ACEC nominations and temporary management options does not interfere with the BLM’s discretion to continue advancing pending project applications.

The Public Lands Rule complements the BLM’s recently announced final Renewable Energy Rule, providing consistent direction and new tools for mitigation, helping advance the efficient and environmentally responsible development of renewable energy on BLM-managed public lands, providing greater clarity and consistency in permitting, and allowing for the continued acceleration of project reviews and approvals, while managing public lands under the principles of multiple use and sustained yield. n

If a woman says to a man, ‘Do what you want…,’ the man would be unwise to follow her advice. Yesterday I did nothing and today, I need to finish what I was doing yesterday.

é Secretary of the Interior Deb Haaland.

If a woman says to a man,

‘Do what you want…,’ the man would be unwise to follow her advice. Yesterday I did nothing and today, I need to finish what I was doing yesterday.

THE 82ND AIRBORNE DIVISION

have you ever witneSSed the powerful display of camaraderie and connection among veterans or individuals with a shared military background? Have you ever been at a sporting event or some other place where all the sudden you hear someone say ‘Airborne’ and someone else reply “Airborne-All The Way”? It didn’t seem like they knew each other but all the sudden they are starting a conversation like they were lifelong friends. Whether it was the hat or the T-shirt that identified the 82nd Airborne sign… they recognize it with excitement and pride.

The 82nd Airborne Division is like a giant can of “whoop-ass” that America has placed on her shelf, just-in-case the President of the United States is forced to take or respond with military action anywhere in the world. 22,000 Army soldiers on standby for America’s 911 call is “What” this military unit represents to the world. The 82nd is specialized and trained for rapid deployment via parachute and air assault operations. It is one of the most highly trained and rapidly deployable divisions in the U.S. military, wheels-up for airborne delivery within 18-hours of any contingency. The division is composed of several brigade combat teams, including infantry, artillery, engineer, and support units. Each brigade combat team has between 3,000 and 5,000 men and women assigned. These highly trained soldiers are equipped and ready to operate independently or as part of a larger force.

WHY WHERE – WHO? WHAT? WHEN? WHERE? WHY? AND HOW?

BY ROXANA TOFAN

The 82nd Airborne Division earned the nickname "All-American" because it was composed of soldiers from all 48 states during the unit’s first activation in 1917 for World War I. Currently assigned soldiers (and Veterans) from across America are “Who” represent this elite Army unit. The 82nd Airborne Division was first activated in 1917 during World War I as the 82nd Division. It saw action in both World Wars I and II. Since then, the 82nd has been deployed to numerous conflicts and operations, including the Korean War, the Vietnam War, the Gulf War, Afghanistan, Iraq, and various peacekeeping missions around the world.

Jumping out of a perfectly good airplane?

Yes, that is “How” the soldiers of the 82nd Airborne Division conduct a wide range of missions, including airborne assault, airfield seizure, and direct-action military operations. Soldiers in the 82nd Airborne Division undergo rigorous training in airborne operations, which includes parachute jumps, air assault techniques, and combat training. They also receive specialized training in areas such as marksmanship, tactics, and leadership to prepare them for the demands of airborne and air assault missions. Dangerous and deadly stuff!

The division's headquarters is located at Fort Liberty (formerly Fort Bragg), North Carolina. This is in Fayetteville, North Carolina which is also known as the "Home of the Airborne." Fort Liberty serves as the main training and operational base for the 82nd Airborne Division, providing the infrastructure and resources necessary for their missions. Many active-duty and retired military personnel refer to North Carolina as the “Center-of-the-Universe.” In addition to the 82nd Airborne Division, many other specialized units call Fort Liberty “home”, including the Army’s 18th Airborne Corps, 3rd Special Forces Group (Airborne), and the Delta Force.

“Why” does America keep the 82nd Airborne Division in a constant state of readiness and ready to deploy anywhere in the world within 18 hours? Perhaps because it is such a useful and deadly resource for America’s national security leaders. It is also a very strong strategic deterrent for potential enemies looking to conduct military operations. Let’s face it, today’s international security environment is extremely volatile and unpredictable. We already see Russia’s military offensive operations in Ukraine, increasing conflicts in the Middle East to include a more militarily aggressive Iran, North Korea’s ballistic missile provocations, and of course China’s on-going incursions and growing military presence in the Indo-Pacific region. These are all good reasons “Why” we love and keep the 82nd Airborne Division. It plays a crucial role in the U.S. military's ability to project power rapidly and decisively in response to emerging threats or conflicts. A versatile and highly mobile force that can be deployed quickly to various regions of the world to conduct missions ranging from combat operations to humanitarian assistance and disaster relief. The 82nd Airborne Division is one of the most iconic and highly respected fighting units in the free world.

It’s easy to understand why the bond formed through shared experiences, like serving in the 82nd Airborne Division, can be incredibly strong and can create an instant sense of kinship among those who have served. It's moments when those Soldiers recognize each other that highlight the unique and profound connections that military service can foster, even among strangers. n

Roxana Tofan is a commercial real estate and business broker and the founder and owner of Clear Integrity Group in San Antonio. She is also a Contributing Editor of roxana@clearintegritygroup.com

Review of the 328th Infantry Regiment at Camp Gordon, Atlanta, GA, February 1,1918.

BY T.J. EDWARDS

THINKING OUT LOUD

SELECTING A COLLEGE: MAKING AN INFORMED DECISION

aCCording to u.S. newS and World Report, the average price of tuition at a public college in 2023-2024 was $10,662. At private colleges, that average tuition increases to $42,162 (and some schools actually exceeded $90,000). This means choosing a college often comes down to the bottom-lineone’s ability (or to their parent’s ability) to financially afford the college(s) under consideration. After costs, other factors can heavily influence the selection. Academic reputation, athletic program(s), distance from home or work, family college preferences, and any number of other factors can and should be taken into consideration to make the best personal decision possible.

Beyond obvious “sticker-price” considerations, this article offers a decision-making approach to assist you on making the difficult decision on a college selection. This approach combines traditional college selection processes with a decision matrix (information support-tool). More importantly, this approach tailors the college selection process to specific criteria and factors that are most important to you, the student – or to the student’s parents paying the tuition bill.

Most first-time college students are flooded with information as they approach selecting a college. This is an exciting time! Friends are likely making similar college decisions. Parents, grandparents, other relatives, mentors, and friends are undoubtedly sharing their personal recommendations on the “best college” you should attend. These are important considerations no doubt, however, many other factors besides costs and friendly recommendations should help you select a college. I recommend you continue to apply the traditional college selection process and then add a decision matrix to help make the best personal choice (among many close-call college options).

TRADITIONAL COLLEGE SELECTION APPROACH

The traditional “tried-and-true” approach of selecting a college remains applicable and important. Start early; identify interests/goals/and priorities. Research each school. Decide on a top list of your favorite colleges, and then try to visit each school. If you are fortunate enough to visit a college under consideration, it is always best to go in with a plan. Plan to learn, experience, and get a feel for the college and campus. Campus visits provide valuable insights into the campus environment, facilities, and community. Attend campus tours, information sessions, and talk to current students and faculty members. Perhaps even try to plan your trip in conjunction with a college sporting event or a campus activity.

DECISION SUPPORT TOOL

A decision matrix is a decision support tool that can help you in a variety of situations, from making decisions to solving problems. This tool works well if you have several options that you can compare them easily (such as colleges) using the same criteria. Because a decision matrix focuses on ranking and rating options, it's helpful for quantifiable decisions that rely on logic rather than emotions or personal preference.

A decision matrix helps you evaluate different options. This tool can simplify your process because you only need a list of options and significant criteria to judge them. You then score each option, and the highest-scoring option typically represents the best decision as it most fulfills your criteria. Using a decision matrix also enables you to compare and contrast your options in a simple-to-read format.

I don’t hate you. I’d unplug your life support to recharge my phone, but I don’t hate you. If you’re caught doing something you shouldn’t have been doing, just act daft.

HOW TO USE A DECISION MATRIX

You can use the following steps to create and use a simple decision matrix:

1. LIST YOUR OPTIONS.

When you make decisions, determine which options you want to evaluate and compare against one another. You create your decision matrix by listing those options as rows of the table. For example, choosing between several colleges, the left side of your matrix table may be like this:

your scoring, move through the table, and assign ratings to each option. Using the example, a college that scores a five under any of the listed criteria would represents the best college for that criterion. It is okay to give duplicate ratings in the same criteria, but best to try to pick an overall winner and loser for each factor. A college that scores a five under the price criteria means it is the most affordable college under consideration. Meanwhile, the college that scores a one in this price criteria, is your least affordable (this does not take into consideration the scholarships or financial aid available to help off-set costs). Rate each item from one to five as follows:

I don’t hate you.

I’d unplug your life support to recharge my phone, but I don’t hate you. If you’re caught doing something you shouldn’t have been doing, just act daft.

2. DETERMINE YOUR CRITERIA.

You determine the criteria to help you make your decision While you can brainstorm a long list of criteria, try to reduce your criteria to eight or less factors. Narrowing down your criteria to those issues or factors most important to your decision. You then list those items as the columns of your matrix table. Using the example of colleges under consideration, you may create the following criteria columns:

3. SCORE YOUR OPTIONS.

Create a rating scale to score how well each option meets the criteria. A common scale to use is from one to five, where one represents a poor rating while five represents an excellent rating. You can use a larger or smaller scale but try to define each number represents to YOU. Once you’ve defined

4. MAKE THE DECISION.

Place the sum of each option’s totals in a “Score” column at the end of your table. Now that you have your totals, you can determine which option scored the highest across all criteria. In this example, “College C” has the highest score (and at least on paper), representing the best choice based on your wants or needs. FYI: Many people use this matrix tool and are really shocked by the results. That is the whole point. Adding this matrix into your traditional college search activities will help differentiate your college options. The scores and results may be very different than expected. [NOTE: This example uses score totals for simplicity. If any single criteria is more important, you can multiply a weighted score to it.]

At the end of the day, you want to know that you made a final and well-informed decision about where to attend college. Good luck and best wishes on your academic and personal journey! n

The Best Cities in Which to Buy a Fixer-Upper

high home priCeS, eXpenSive mortgages and an insufficient housing inventory are all hallmarks of the current housing market that often turn home acquisition into bidding wars. With the intensified stateto-state migration activity adding an extra layer of competitiveness, certain places appear virtually inaccessible, especially for first-time homebuyers.

One way to still get a bite of the homeownership pie is to roll up your sleeves and get renovating. Getting a fixer-upper may offer some financial respite for those looking to enter the housing market at a lower price point; they are typically more affordable upfront compared to movein-ready homes. And renovating can add value to a property over time, potentially increasing its resale value. (Of course, the costs of remodeling are paramount here as they can make or break the deal. A home makeover in Wichita, KS, may cost as little as $45K, according to home improvement loan data from Construction Coverage, but you’ll need to budget an average of $255K to restore an abode in San Jose, CA, to its former glory.)

Where can you find a steal with renovation potential? Some cities are faring much better than others in offering alternatives for budget-minded buyers who share Joanna Gaines’s love of home improvement To discover the best places to buy a fixer-upper, Point2 analyzed more than 70K active listings for homes for sale in 50 of the most populous cities and calculated the difference in asking prices between homes displaying fixerupper characteristics (e.g., “TLC,” “good bones,” “as-is”) compared to regular listings. They then ranked the cities based on a combined metric that included the potential savings while factoring in the available stock of fixer-uppers in a specific location.

As it turns out, fixer-upper homes come with a $283K median price tag 29% lower than a move-in ready home. Buying a fixer upper as opposed to a turnkey home may result in savings of nearly $117K, on

TRENDI G

average. Moreover, in 20 out of the 50 largest cities, fixer-uppers are at least 50% cheaper than regular homes.

See the complete study for the detailed ranking, in-depth insights and a breakdown of the methodology: www.storagecafe.com/blog/best-cities-to-buy-a-fixer-upper/ n

Don’t confuse my personality with my attitude. My personality depends on me. My attitude depends on you. If you’re wondering whether I’m free tomorrow, I’ll tell you now that I’m likely to be very expensive.

Point 2 and StorageCafe are parts of Yardi.

Don’t confuse my personality with my attitude. My personality depends on me. My attitude depends on you. If you’re wondering whether I’m free tomorrow, I’ll tell you now that I’m likely to be very expensive.

BY VIVIAN TEJADA

IMPORTANT VOICES

aS a landlord, you might envision an ideal scenario where all your tenants are cooperative paying renters who have legally moved into your property. However, the reality of property management often presents unexpected challenges, one of which is dealing with squatters. These individuals occupy rental properties often without the owner's permission, creating a situation that can be both stressful and legally complex for property owners.

The discovery of squatters on your property might catch you off guard, but it's important to know that effective strategies and legal avenues exist to address this issue. It's a common misconception that only legal tenants are entitled to certain rights. In truth, squatters also have specific legal protections, and understanding these is crucial for any landlord.

Dealing with squatters requires prompt action, but navigating these situations within the legal framework is equally important. This guide provides comprehensive insights into squatters' rights, helping you protect your property while adhering to the law. Join us as we discuss everything you need to know about managing squatters on your property, from legal protections to effective eviction strategies.

WHAT IS A SQUATTER?

Before we dive in, let's first clarify exactly what we mean by the term 'squatter'.  A squatter is an individual who occupies a property without the legal right or permission from the owner, aiming to establish residency or even claim ownership over time.

Unlike trespassers, who might unlawfully enter a property without intentions of staying longterm, squatters often intend to remain on the premises indefinitely, sometimes going so far as to pay for utilities and make improvements to the property to strengthen their claim.

This situation poses unique challenges for property owners, as squatters can acquire certain legal rights over time, complicating the eviction process. Understanding and addressing the issue of squatting requires property owners to navigate a complex interplay of laws and regulations designed to balance the rights of property owners with those of individuals who occupy property without formal authorization.

WHY DO SQUATTERS HAVE RIGHTS?

Squatters' rights might seem surprising, but they play a significant role in property law.

SQUATTERS RIGHTS

EVERYTHING LANDLORDS NEED TO KNOW

These rights prevent owners from forcibly removing individuals unlawfully occupying a property without a legal eviction notice.

Squatters can even claim legal property ownership through adverse possession laws in some states. For instance, in New York, squatters' rights can be established in as little as 30 days, highlighting the importance of landlords acting swiftly when they discover squatters in their properties.

The concept of squatters' rights originated to help urban residents find affordable housing. They were a legal right meant to allow people to settle in abandoned or unused properties or to build homes on unclaimed land. The intent was to prevent property owners from taking the law into their own hands, encouraging resolution through legal channels instead of potential physical confrontations.

For landlords, dealing with squatters can be a complex and delicate matter. Direct engagement with squatters can often lead to challenging and sometimes dangerous situations. It’s important for property owners to understand their legal rights and responsibilities and to handle such situations with care, preferably seeking legal advice or assistance from professionals experienced in property law to resolve these issues effectively and safely.

BY GEMMA SMITH

WHAT RIGHTS DO SQUATTERS HAVE?

Squatters have specific legal protections under the law. They cannot be forcibly removed from a property without prior notice. In many states, landlords must serve eviction notices to squatters like regular tenants.

The legal system often treats squatters similarly to tenants who have breached their rental agreements. For landlords, it's crucial to recognize that squatters are entitled to their own legal eviction process. Neglecting this procedure can weaken a landlord’s case in court.

ADVERSE POSSESSION CLAIM

A key aspect of squatters' rights under adverse possession laws, is that squatters can claim ownership of property they've occupied illegally. This concept may be frustrating for property owners, but it's more challenging for squatters to succeed if the landlord follows legal procedures.

Adverse possession is a squatter's primary argument in court. To acquire land or property ownership, they must meet certain criteria, including a specific period of occupancy. This period varies by state, typically ranging from 10 to 20 years. However, in states like Utah, Tennessee, Florida, and Arkansas, the period is as short as 7 years. New Jersey presents the most stringent requirement, demanding 30 years of occupancy.

CRITERIA TO CLAIM ADVERSE POSSESSION

Before a squatter can claim a property, they must adhere to these guidelines:

• Occupy the property for a statutorily specified number of years

• Maintain continuous possession

• Inform the property owner of their occupancy

• Avoid signing any lease agreement with the owner

• Pay property taxes during their stay

Paying property taxes is a strategy squatters use to eventually claim the legal title and ownership through claiming adverse possession. Property owners can safeguard against such claims by paying their property taxes in a timely manner.

It’s important to distinguish between squatters' rights and tenants' rights. Each state has distinct laws governing these rights, particularly in eviction processes. Squatters' rights typically don't apply to former tenants, except those who overstay post-lease without fulfilling payment obligations.

However, the specific requirements and the time periods required for a squatter to make a successful adverse possession claim vary significantly from state to state. Some notable examples:

• Nebraska: Squatters can claim adverse possession after 10 years of continuous occupation.

• Nevada: A 15-year occupation period is required for squatters to make a claim.

• New Mexico: Here, adverse possession claims are set at 10 years.

• New York: Squatters must occupy a property for 10 years to claim rights.

• Oklahoma: This state requires a 15-year occupation period for adverse possession.

• Oregon: Similar to several other states, Oregon has a 10-year requirement.

In addition, there are other states where squatters' rights are recognized, albeit with varying time frames and specific legal conditions. These states include New Jersey, Ohio, Pennsylvania, Delaware, Hawaii, Maine, Maryland, and Massachusetts.

A unique case is Alaska, where squatters must demonstrate exclusive possession under color of title for at least 7 years and a total uninterrupted possession of at least 10 years to claim adverse possession.

SQUATTING VS. TRESPASSING

A trespasser unlawfully enters a home, usually without any intention of residing there. Squatters, on the other hand, enter a property unlawfully but have the intention of either claiming actual ownership of the house or at least establishing permanent residence for a period of time. Squatters often furnish the home, pay for home-related expenses, and arrange for utilities to be connected. This usually happens with abandoned properties.

Local trespassing laws grant police the authority to remove trespassers. However, squatters may have legitimate grounds for occupying the property, especially if they possess supporting documents that strengthen their rights as tenants. These documents could be utility bills, property tax receipts, or an adverse possession claim. If a squatter can present such documentation, the police cannot evict them and the property owner will have to pursue legal action in court.

WHICH STATES HAVE SQUATTERS' RIGHTS?

Squatters' rights are recognized in various forms across all 50 states in the United States.

Landlords need to be aware that squatters' rights are not just theoretical; they are a part of the legal system in every state. The duration of occupation required for a squatter to claim rights over a property can vary widely, making it essential for property owners to familiarize themselves with the laws specific to their state.

HOW TO EVICT A SQUATTER: 6 STRATEGIES

As mentioned above, evicting squatters looks different from state to state. Eviction laws govern how and when a squatter can be evicted. However, this is what property owners in every state should be aware of before initiating eviction proceedings against a squatter:

1. MOVE QUICKLY

Initiate the eviction process as soon as you are aware of the presence of squatters by either calling local law enforcement or sending an official eviction notice. Failing to start eviction proceedings for evicting squatters immediately puts your property at risk for an adverse possession claim. Just ensure you know of any legal claims the squatter has made on your rental property before attempting to evict them.

2. DETERMINE IF THEY ARE SQUATTERS OR TRESPASSERS

If squatters have been on your property for only a few weeks, it's often considered a crim-

inal breaking-and-entering incident. In such cases, you can contact local police and ask the occupants to be removed. It's less likely that a squatter will take actual possession of an owner-occupied property. However, if you own property out of state, you may not learn about squatters until much later. Unauthorized occupants who have lived on your property for over a month could claim squatters' rights and avoid being forcibly removed.

3. CALL LOCAL LAW ENFORCEMENT

Whether squatters have been on your property for a day or a month, your first action should be to call the police. Never try to remove a squatter yourself. In many cases, police presence is enough to make squatters leave. Even if police are not able to evict the squatter immediately, you can at least file a police report, which serves as evidence in court of your efforts to have them removed.

4. SEND A FORMAL EVICTION NOTICE

Some squatters are keenly aware of their rights and will refuse to leave the property even in the presence of law enforcement. If a squatter refuses to leave, your next step would be to send them a formal eviction notice, giving them a certain amount of time to vacate the premises. The amount of time you provide in the eviction letter will be determined by state law. Check how many days you need to give a squatter to leave your property. Send the eviction letter via mail and request a return receipt from USPS. Again, you must follow these steps because they serve as a paper trail of your legal efforts to remove the squatter from your property and show your willingness to follow the law.

5. FILE AN UNLAWFUL DETAINER LAWSUIT

In the event that the squatter fails to leave the property within the designated time frame stated in the eviction notice, you can initiate a legal proceeding commonly known as an unlawful detainer lawsuit. Both parties involved in an unlawful detainer lawsuit are obligated to attend the court hearing. If the squatter does not appear in court, the judge will likely rule in your favor, resulting in the police removing the squatter by force.

6. FOLLOW THE LAW WHEN REMOVING SQUATTERS’ BELONGINGS

Lastly, once you have the legal okay to remove squatters from your property, remember that you may need to wait before disposing of their belongings. As frustrating as this ordeal may be, there are laws governing squatters' possessions. Certain states have regulations mandating property owners issue written notice to the squatter, specifying a deadline by which they must retrieve their personal items. You can draft this notice and bring it to court to streamline the process.

There’s no menu; you only get what you deserve.

I saw a guy spill all his Scrabble letters on the road. So I asked him, ‘What’s the word on the street?’ Hear about the new restaurant called

International Squatters

I saw a guy spill all his Scrabble letters on the road. So I asked him, ‘What’s the word on the street?’ Hear about the new restaurant called ‘Karma’? There’s no menu; you only get what you deserve.

HOW REAL ESTATE INVESTORS CAN PROTECT THEIR PROPERTIES FROM SQUATTERS

Evictions involving squatters usually arise when prominent real estate firms acquire a previously vacant property. Squatter evictions are less likely to occur for independent landlords, but they do happen. The best approach to handling squatters is to prevent their presence altogether. Here are a few suggestions as to how you can protect your property from squatters, particularly when it remains unoccupied:

KEEP UP WITH PROPERTY TAXES

In most cases, squatters are awarded property titles because they've been paying taxes on the property for an extended amount of time. The owner either failed to pay taxes on their property or couldn't provide proof of payment.

KEEP AN EYE ON YOUR PROPERTY

If you can't visit your property in person regularly, hire a property management company to drop in at least once a month. Utilities are paid monthly, so you don't want to give a squatter the chance to get a utility under their name.

STAY UP TO DATE WITH HOME RENOVATIONS

Ensure windows, doors, and other entry points are in good condition even when the property is not occupied. This will save you hundreds of dollars on a potential eviction process if someone decides to break into your home to make it their own.

INSTALL SECURITY MEASURES

To effectively secure your property against unauthorized access and squatters, another option is to adopt a comprehensive approach to security measures. This includes the installation of no trespassing signs to clearly demarcate private property, the utilization of motion-activated lights to deter potential intruders under the cover of darkness, and the implementation of robust alarm systems or security cameras. For detailed insights and practical solutions on bolstering tenant safety and securing your rental property, consider exploring Landlord Gurus' article on landlord responsibility for tenant safety, which covers the importance of cameras, alarms, and other essential security features. These steps not only help in deterring squatters but also play a significant role in ensuring the overall safety and security of your tenants.

CAREFULLY SCREEN TENANTS

Unfortunately, previous tenants could turn into squatters if they stay past the duration of their lease rental agreement. Make sure to conduct thorough tenant screening — including carefully reviewing rental applications and contacting past landlords to see what kind of tenant you are about to sign a lease with.

GET COMPREHENSIVE LANDLORD INSURANCE

Get comprehensive landlord insurance to help mitigate the risk of property damage by squatters and tenants. In many cases, squatters no longer allowed to occupy your property won't leave peacefully and will retaliate by intentionally causing damage. Some landlord insurance plans even provide liability coverage in the event of a lawsuit.

Know that squatters are not always strangers Squatters’ rights apply to the intentional and accidental occupation of a home. For example, if your neighbor builds a fence that takes up space past your property line, they could potentially claim ownership of that land if you fail to voice any objections. You should also know that squatters are not always strangers. An acquaintance may try to hide their intention to squat by offering free work in exchange for a place to stay. In some states, if a person can provide oral or written evidence of such an agreement, they could claim squatter rights when they are unwilling to leave.

THE IMPORTANCE OF UNDERSTANDING SQUATTER'S RIGHTS - PROTECT YOUR LEGAL OWNERSHIP

Understanding and addressing the issue of squatters is crucial for landlords and real estate investors. While squatters have certain legal protections, being proactive and well-informed about your rights and responsibilities as a property owner can significantly reduce the

risk of squatter-related complications. Regular property maintenance, effective tenant screening, and staying informed about state-specific squatter laws are key to protecting your property. Additionally, in the event of a squatter situation, it's essential to act swiftly and legally to safeguard your rights. Remember, the best defense against squatters combines vigilance, legal knowledge, and strategic action. With the insights and tips provided in this guide, you're well-equipped to handle squatters effectively, ensuring the security and profitability of your property investments.

SQUATTER RIGHTS FAQS

WHY DO SQUATTERS’ RIGHTS EVEN EXIST?

Squatters' rights, and adverse possession laws exist to address situations where land or property is abandoned or not being actively used by the legal or owner's consent These laws were initially designed to encourage the productive use of land and resolve disputes over property ownership. They protect individuals who have occupied a property for a significant period, ensuring that owners cannot neglect their property rights for too long without consequences.

IS SQUATTING LEGAL IN MICHIGAN?

In Michigan, squatting is not legal in the sense of occupying someone's property without permission. However, Michigan does recognize adverse possession laws. Squatters can potentially claim legal ownership of a property if they openly and continuously occupy it for a period of 15 years, pay taxes, and meet other specific legal requirements for adverse possession. It's important to note that these are civil matters, and squatting can still be considered trespassing under criminal law.

CAN POLICE REMOVE SQUATTERS IN CALIFORNIA?

In California, police can remove squatters if their occupancy is considered trespassing, typically when they have recently occupied a property without the owner's permission. However, suppose squatters have been residing on a property for an extended period and claim they have rights to the property (for example, through adverse possession, showing utility bills, a lease agreement, or paying property taxes). In that case, the situation becomes a civil matter. In such cases, the property owner may need to go through the legal eviction process to remove the squatters. n

Vivian Tejada is a freelance real estate writer based in Brooklyn, NYC providing SEO blogging services to real estate companies. vivian.tejada.95@gmail.com Gemma Smith is the Manager of Content and SEO at Azibo. gemma@azibo.com

BY JEROME W. DEWALD

EGAL VIEW DEMOCRATIZING LEGAL SERVICES IN THE REAL ESTATE INDUSTRY WITH GEN-AI

innovationS like generative artiFiCial intelligence (gen-AI) – think ChatGPT -are revolutionizing traditional industry practices today at unprecedented speed. In this article, we explore the sudden rise of AI, its application in the real estate industry today, and introduce Pro Se Pro (www.Pro-Se. Pro), a groundbreaking gen-AI platform designed to facilitate collaboration and litigation within many industries including real estate. We’ll also delve into Docket Overflow, a dynamic community forum where unrepresented actors and legal professionals converge to exchange ideas, seek mutual guidance, and develop professional relationships. We’ll also have a look at the future of legal education with Legalis Law School, a completely digital law school that uses deep-fake technologies to create classroom, lecture, and one-on-one counseling.

SUDDEN RISE OF GEN-AI: FROM MATHEMATICAL MODELS TO CONSUMER-LEVEL TOOLS

The journey of artificial intelligence (AI) is marked by decades of painstaking research, slow progression, and occasional breakthroughs. As a graduate student in 1975, this author vividly remembers building mathematical models of rats running mazes using Lotus 123 spreadsheets. Back then, the idea of machines simulating human-like behavior seemed like wishful thinking - a distant dream. But even back then 50 years ago, pioneering projects like Eliza, one of the first conversational bots developed in the late 1960s, hinted at the potential of AI to mimic human interaction.

Over the ensuing years, dedicated researchers continued to push the boundaries of AI through obscure, deep mathematical modeling and experimentation. Yet progress remained incremental, with significant breakthroughs few and far between until the landscape shifted dramatically in 2022 with the emergence of the first consumer-level gen-AI tool –ChatGPT. Powered by advanced deep learning algorithms and billions of observational data points, ChatGPT represented the culmination of decades of research and development in the field of artificial intelligence. Its ability to generate human-like text and engage in meaningful conversations marks a paradigm shift in how we interact with AI.

But this stage of AI is like looking through a glass darkly. From large language models like GPT to small language models capable of being embedded on a chip, to neural networks that produce more determinative results, and the promise of artificial general intelligence (AGI) that can fully satisfy the Turing Test (exhibiting intelligent behavior equivalent to, or indistinguishable from, that of a human), AI is accelerating at an unprecedented pace. These tools are now able to modify and rebuild themselves, accelerating progress at the speed of light, literally. While most industry experts are predicting that we will reach AGI 3-5 years from now, this author believes it is closer to two years away and Elon Musk has recently stated he believes it will arrive by the end of 2025.

THE ROLE OF GEN-AI IN REAL ESTATE TODAY

McKinsey and Co, in its November 2023 article "Generative AI Can Change Real Estate, But the Industry Must Be Ready to Reap the Benefits" identifies four categories where gen-Ai’s strengths can be applied to the real estate industry:

• Customer Engagement,

• Creation,

• Concision (Sifting through mountains of data), and

• Coding.

As McKinsey notes, analytic AI has been transforming the industry for decades, but gen-AI is a whole new animal. Where analytic AI is goal-oriented and focused on activities such as predicting values for a future forecast or assigning categories to segment customers, gen-AI is open-ended and creative in nature and introduces a new frontier of use cases that analytical AI simply does not and cannot address. Analytic AI is already embedded in many parts of the business world: AI-assisted forecasts, for example, have altered how investment professionals think about the future, and dynamic pricing models have changed how several industries charge for goods and services.

However, the real estate industry has been slow to adopt these technologies. From McKinsey’s consulting experience real estate companies derive a 10% in net operational income from embedding AI tools into their infrastructure, benefiting from more efficient operating models, stronger customer experience, tenant retention, new revenue streams, and smarter asset selection.

Sifting through mountains of data is a task gen-AI takes on with ease. Real estate companies with proprietary data streams can increase their competitive advantage by an order of magnitude or more by training their own gen-AI models on this proprietary data. Combining concision with customer engagement can produce powerful copilots, a sophisticated type of chatbot for a wide variety of real estate and other interactions. At Pro Se Pro, we use this same approach to develop suggested legal strategies.

“Every moment is a fresh beginning.” (T.S Eliot) A man tells his doctor, Help me. I’m addicted to Twitter!’ To which the doctor replied, ‘Sorry, I’m not following you.’

“Every moment is a fresh beginning.” (T.S Eliot) A man tells his doctor, Help me. I’m addicted to Twitter!’ To which the doctor replied, ‘Sorry, I’m not following you.’

Because language, and therefore language models whether the mode is large or small, is fundamentally creative in nature, they are prone to making things up, a fact which is often used as a criticism. However, it is also one of their strengths when it comes to imagining possibilities – take for example, imagining a rental property decked out with the interiors and décor according to the viewer’s individual preferences and generated on the fly for each new viewer, an approach that McKinsey characterizes as creation + customer engagement.

PRO SE PRO – THE EVERYMAN’S GEN-AI PLATFORM

As the real estate industry grapples with the transformative potential of gen-AI, one platform stands out as a beacon of accessibility and empowerment: Pro Se Pro. Unlike real estate megafirms with access to vast resources for developing proprietary gen-AI models, Pro Se Pro offers a democratized approach to harnessing the power of AI in legal services.

Pro Se Pro is designed to be the Everyman's gen-AI platform, catering to individuals and firms alike, regardless of their size or financial resources. Sooner or later, everyone needs legal services, and that includes every real estate firm and every individual entering into a real estate transaction. That’s why we built Pro Se Pro. With our beta launch, we introduce three interconnected components (with a fourth to come soon) that will disrupt the legal industry and revolutionize the way legal services are accessed and delivered.

At its heart is the Scenario Analyzer, an interview platform using the same design concept as McKinsey’s copilot. Users describe the scenario that requires legal services and the Scenario Analyzer suggests three possible solutions, together with recommendations from our digital legal education component, Legalis Law School. At the same time, it passes the user’s basic problem to our community forum, Docket Overflow, where it is directed confidentially to licensed legal professionals who can choose to engage the user online, invite the user to interact privately, or simply not to respond. Here we use a gamified approach similar to Stack Overflow, that rewards users, specifically legal professionals, who engage in the discussion with points and badges that give them advanced privileges as they contribute more and earn credibility and trustworthiness on the platform.

Our proprietary Scenario Analyzer is designed to function as an interview engine, producing a sophisticated prompt for our gen-AI backend, which is at this time GPT4. The Scenario Analyzer accepts responses from several open-ended questions together with a series of structured questions to produce what would be considered the introductory paragraphs of a complaint. This data set is then reconfigured depending on the nature of the scenario, whether adversarial or collaborative, for a better fit. While our first version of the Scenario Analyzer relies on one gen-AI persona, Professor Legalis, future versions will incorporate a separate persona for Max Justice, our litigator-interviewer, and Mia Harmony, our mediator-interviewer, each driven by gen-AI tools by vendors other than OpenAI, to produce a more robust interview discussion and promptgeneration result. This innovative approach streamlines the process of legal problem-solving, providing users with actionable insights and guidance tailored to their specific needs.

Legalis Law School, while not yet accredited, offers the equivalent of a three-year Harvard Law School (HLS) Juris Doctorate program at a tiny fraction of the cost of an HLS degree by employing cutting-edge gen-AI tools to create course content (McKinsey’s gen-Ai creation component), including video sessions using deep fake technology like Open AI’s Sora. We anticipate full ABA accreditation within 3 years as AI technology matures and ABA adapts its requirements in response.

In addition to full degree content, Legalis offers Cliff’s Notes-like condensed content for pro se actors whose time constraints don’t allow for full course participation as well as topical courses focused on local court procedures and practices, thus allowing the pro se actor, whether a litigant or a collaborative participant, to enter negotiations or court proceedings in a fully-informed manner.

While many users prefer to act without professional help, others understand the need for a professional legal expert to represent them on a paid basis but are confused and intimidated by the process of choosing such a professional. Here Docket Overflow serves an invaluable function, bypassing the usual industry practice where legal professionals evaluate each other on opaque terms on platforms like Super Lawyers and then the consumer is left with a confusing choice. Instead, Docket Overflow relies on the personal experience of the user interacting directly with the professional together with the legal professional’s reputation within the Docket Overflow Community. By facilitating open dialogue and knowledge-sharing, Docket Overflow empowers users to navigate the complexities of the legal system with confidence and support.

In essence, Pro Se Pro represents a paradigm shift in the legal landscape, democratizing access to gen-AI technology and empowering individuals and firms to achieve their legal objectives efficiently and effectively. As the real estate industry embraces the potential of gen-AI, Pro Se Pro stands ready to lead the charge toward a more accessible and equitable legal future. n

By Jerome W. Dewald

is the Founder and CEO of PRO SE PRO.

BY ROSE-MARY RUMBLEY

not too long ago, i took a quick trip to Memphis, Tennessee. Why? I don't really know, but I truly enjoyed being there. Maybe, I wanted to pay my respects to Elvis Presley. He's buried there at Graceland, in the front yard of his lovely southern home.

I have always been a fan of Elvis. The first bunch of kids I taught in 1956 were definitely smitten with this one with the gyrating hips. I remember one student brought in a small phonograph that played those popular 45 records to class.

"Listen to this, Mrs. Rumbley. It's Elvis!"

I didn't dare say, "Sounds like a bunch of noise!" These kids were devoted to what I called noise! I was also drawn to Elvis because he was born on January 8. My son, Phil, was also born on January 8. When Phil was a teenager, his friends would call and sing Happy Birthday to him and Elvis.

I must say, Elvis has a gorgeous mansion there in Memphis. I was impressed with his shag carpet. That type of carpet was the "rage" when Elvis was also the "rage."

I also visited Sun Recording Studios, where Elvis made his first record. He was born

“LONG DISTANCE INFORMATION GET ME MEMPHIS, TENNESSEE”

and reared in Tupelo, Mississippi, where he sang in his church choir. The Choir with Elvis traveled to Sun Recording Studios in Memphis to make a record, and after the recording session, Elvis broke out into song — That’s Alright, Mama! (See a YouTube video and listen to the 1954 release <HERE>.)

The engineer at the studio left the recorder on and got a terrific recording of Elvis singing this rock tune. And I can truly say, "The rest is history!" Elvis became sensational! Of course, it didn't happen overnight, but it didn't take too much time for Elvis to become a star!

Besides all the Elvis sensationalism, there are some other places to see in Memphis. There was the Nathan Bedford Forest statue and memorial. I say "was" because Nathan Bedford Forest, a well-known Confederate general, is no longer considered a "hero." It's been said, "In the deep South, they are still fighting the war!" Well, there are still some "fightin' Confederates" around, but most of us have declared "The war is over! May all of our Southern heroes rest in peace!" Many of the statues of Confederate soldiers are now placed on private estates.

Because Memphis is a busy port on the Mississippi, there is a well-known hotel in town — The Peabody Hotel. Now, some of you are already smiling because you know where I'm going with this story. If you're not smiling, you will, when I tell you that the Peabody Hotel is known for its ducks!

Yes, the well-known residents of the hotel are ducks, who occupy the penthouse on the top floor. Ducks live and thrive on the roof! Then, twice a day, the herd of ducks boards an elevator with their guide and go down to the first floor. They are led to a fountain in the lobby, where they enjoy a swim. Of course they have an adoring audience who watch them swim, get out of the pool, form a line, and march back to the elevator where they will ride to the penthouse — their home. Now, all of you animal rights people, don't fret. There is an exchange of ducks. One herd is on the farm in a natural setting, and the other is in the penthouse. They switch places regularly. Every duck is happy!

There is a charming children's book about the ducks. I bought the book, but I gave it to a little boy who was standing next to me while we were viewing them in the hotel pond. He was very thrilled and so was I. n

Rose-Mary Rumbley has written three books about her native city –Dallas. She has also written “WHAT! NO CHILI!” and a book about the 300th anniversary of the invention of the piano. She has appeared on the stage at the Dallas Summer Musicals and at Casa Mañana and was head of the drama department at Dallas Baptist University for 12 years. Today she is on the speaking circuit and teaches drama classes at Providence Christian School. Her loving views of Texas history appear in every issue of rosetalksdallas@aol.com

(Eleanor Roosevelt) Work hard in silence, let your success be the noise.

“You must do the things you think you cannot do.”

é Graceland.

é Nathan Bedford Forrest.

“You must do the things you think you cannot do.” (Eleanor Roosevelt) Work hard in silence, let your success be the noise.

SOME OF THE FOUNDERS’ MISTAKES

punditS are alwayS talking about the intent of the framers of the US Constitution, but the framers were so wrong on so many things - like only counting Blacks as 3/5 of a person. Don’t let the extremists who advocate no limits on the (2nd amendment) right to bear arms, mislead you with false claims about our founders’ intentions. The U.S. Constitution is a marvelous document, the pillar of our government, but it is precisely that it can and should be understood to be a living/ evolving framework that makes it so remarkable, not one that it is stagnant and unchanging. Even the 1st amendment rights of freedom of religion and speech are not, nor should they be, without limitation.

WHERE ELSE DID THE FRAMERS GET IT WRONG?

The framers of the US Constitution were indeed individuals who lived in a different time with different social norms and understandings. While they laid the groundwork for a democratic system that has endured for centuries, they did make several decisions that are now widely seen as problematic or outright wrong. Here are some other areas where their judgments have been criticized:

1. SLAVERY:

The Three-Fifths Compromise is one example of how the framers compromised on the issue of slavery to reach an agreement. Additionally, the Constitution protected the institution of slavery by allowing the importation of slaves until 1808 (Article I, Section 9) and providing for the return of fugitive slaves (to their (Article IV, Section 2).

2. LIMITED SUFFRAGE:

The original Constitution did not grant suffrage to all citizens. Voting rights were typically restricted to white male property owners, disenfranchising women, African Americans, Native Americans, and non-property owners.

4. NATIVE AMERICAN RIGHTS:

The Constitution did not recognize the sovereignty or rights of Native American tribes, leading to centuries of displacement, forced assimilation, and broken treaties.

5. LACK OF TERM LIMITS FOR CONGRESS:

The framers did not include term limits for members of Congress, which has led to concerns about entrenched political power and the influence of special interests.

6. ELECTORAL COLLEGE:

The Electoral College system, established by the framers, has been criticized for its potential to undermine the principle of "one person, one vote" and for occasionally allowing a candidate to win the presidency without winning the popular vote.

7. LACK OF PROTECTION FOR CIVIL LIBERTIES:

The original Constitution lacked explicit protections for individual civil liberties, leading to the addition of the Bill of Rights shortly after its ratification.

3. WOMEN'S RIGHTS:

The Constitution did not address the rights of women explicitly, leading to a long struggle for women's suffrage and legal recognition of their rights. It wasn't until the 19th Amendment in 1920 that women were granted the right to vote.

Despite these shortcomings, the US Constitution also created a framework that allowed for amendments and interpretations over time, enabling the expansion of civil rights and the evolution of American democracy. The ability to adapt and amend the Constitution has been crucial in addressing many of these initial oversights and injustices.

The first 10 amendments to the U.S. Constitution were adopted as a single unit on December 15, 1791, and constitute a collection of mutually reinforcing guarantees of individual rights and of limitations on federal and state governments. (The Constitution itself was signed on September 17, 1787, ratified on June 21, 1788, and came into effect on March 4, 1789. Broad dissatisfaction with the limited guarantees of the Constitution expressed in the state conventions called upon to ratify it led to demands and promises that the first Congress of the United States satisfied by submitting to the states 12 amendments. Ten were ratified.

It was actually the amendments numbered 1 and 2 that did not get ratified – at least not way back then. The original First Amendment stated a formula for determining the size of the House of Representatives based on the population of the United States in 1789. The original Second Amendment was about determining when Congress can change its pay. (It took a long time, but the original Second Amendment became the 27th Amendment when it was ratified in 1992.)

Anyway, the key takeaway here is ‘Don’t Listen to Constitutional Absolutists.’ The framers were not perfect and did not pretend to be – and we are fortunate to live in accordance with a document that has served the tests of time because (and the founders built this into it) it has the to change and evolve in accordance with the times. n

Howard Chandler Christy's Scene at the Signing of the Constitution of the United States.

Mae West

" weSt (1893–1980) was an American actress, singer, comedian, screenwriter, and play-

Marriage is a great institution, but I’m not ready for an institution.

Between two evils, I always pick the one I never tried before.

A hard man is good to find.

TO ERR IS HUMAN, BUT IT FEELS DIVINE.

It’s not the men in my life that count, it’s the life in my men.

Is that a gun in your pocket, or are you just happy to see me?

When I’m good, I’m very good. But when I’m bad I’m better.

A woman in love can’t be reasonable—or she probably wouldn’t be in love.

A man can be short and dumpy and getting bald but if he has fire, women will like him.

I’LL TRY ANYTHING ONCE, TWICE IF I LIKE IT, THREE TIMES TO MAKE SURE.

He who hesitates is a damned fool.

Good girls go to heaven; bad girls go everywhere.

I’m single because I was born that way.

If a little is great, and a lot is better, then way too much is just about right!

When women go wrong, men go right after them.

SEX IS EMOTION IN MOTION.

wright whose career spanned over seven decades. Considered a sex symbol, she was known for her breezy sexual independence and her lighthearted bawdy double entendres, often delivered in a husky contralto voice. She was active in vaudeville and on stage in New

York City before moving to Los Angeles to begin a career in the film industry. She was one of the most controversial movie stars of her day, and often encountered problems with censorship. She once quipped, "I believe in censorship. I made a fortune out of it."

Love conquers all things except poverty and toothache.

It’s hard to be funny when you have to be clean.

I speak two languages: Body and English.

His mother should have thrown him out and kept the stork.

I’m a woman of very few words, but lots of action.

LIFE IS SHORT. BREAK THE RULES… FORGIVE QUICKLY, KISS SLOWLY, LOVE TRULY, LAUGH UNCONTROLLABLY, AND NEVER REGRET ANYTHING THAT MADE YOU SMILE.

Too much of a good thing can be wonderful!

Women like a man with a past, but they prefer a man with a present.

I generally avoid temptation unless I can’t resist it.

One and one is two, and two and two is four, and five will get you ten if you know how to work it.

Save a boyfriend for a rainy day̶and another in case it doesnʼt rain.

Look your best—who said love is blind?

TOO MUCH OF A GOOD THING CAN BE WONDERFUL.

Ten men waiting for me at the door? Send one of them home, I’m tired.

The score never interested me, only the game.

All discarded lovers should be given a second chance, but with somebody else.

A dame that knows the ropes isn’t likely to get tied up.

I used to be Snow White, but I drifted.

There are no good girls gone wrong—just bad girls found out.

A man’s kiss is his signature.

You only live once, but if you do it right, once is enough.

Those who are easily shocked should be shocked more often.

Give a man a free hand and heʼll run it all over you.

EVERY MAN I MEET WANTS TO PROTECT ME. I CAN’T FIGURE OUT WHAT FROM.

riChard bernard “red” Skelton worked in the old traveling medicine shows, in minstrel shows, in burlesque, at dance marathons, on showboats, in the circus, on stage in vaudeville, and on radio, on TV, and in films. He is best known for

his national radio and television shows between 1937 and 1971, especially as host of the television program The Red Skelton Show. He has stars on the Hollywood Walk of Fame for his work in radio and television.

Where do people in hell tell people to go?

WHY DO THEY HAVE A HANDICAPPED PARKING SPOT IN FRONT OF A LIQUOR STORE?

My wife's cooking did a good job of breaking our dog's habit of begging at the table.

I'm not saying my wife is a bad cook but even I know you don't open a grapefruit with a can opener.

Junior, are you pulling the cat's tail? Junior: No I'm holding on; he's doing the pulling.

If I wake up in the morning and don't see candles burning and smell flowers, I know it's going to be a good day.

Remember: Marriage is the number one cause of divorce.

I saw a piss ant the other day and started thinking, ‘Do you step on a piss ant or piss on a step ant?’

Two times a week we go to a nice restaurant, have a little beverage, good food and companionship. She goes on Tuesdays; I go on Fridays.

We also sleep in separate beds. Hers is in California and mine is in Texas.

I TAKE MY WIFE EVERYWHERE, BUT SHE KEEPS FINDING HER WAY BACK.

I asked my wife where she wanted to go for our anniversary. "Somewhere I haven't been in a long time!" she said. So I suggested the kitchen.

We always hold hands. If I let go, she shops.

She has an electric blender, electric toaster and electric bread maker.

She said, "There are too many gadgets, and no place to sit down!"

So I bought her an electric chair.

My wife told me the car wasn't running well because there was water in the carburetor. I asked where the car was. She told me, "In the lake."

She got a mud pack and looked great for two days. Then the mud fell off.

Red Skelton

She ran after the garbage truck, yelling, "Am I too late for the garbage?" The driver said, "No, jump in!".

Red, do you exercise? Red: No, I get plenty of exercise being a pallbearer for my friends that exercised.

I married Miss Right. I just didn't know her first name was 'Always'.

I haven't spoken to my wife in 18 months. I don't like to interrupt her.

The last fight was my fault though. My wife asked, "What's on the TV?" I said, "Dust!".

ALL MEN MAKE MISTAKES, BUT MARRIED MEN FIND OUT ABOUT THEM SOONER.

Old age is when broadness of the mind and narrowness of the waist change places.

I've put on a lot of weight... I only weighed six and a half pounds when I was born.

A fellow told me he was going to hang-glider school. He said, 'I've been going for three months. ' I said, 'How many successful jumps do you need to make before you graduate?' He said, 'All of them. '

ThE aRcHIteCt

Did you hear about the architect who had an unhealthy obsession with designing overly intricate shopping malls? He had a complex complex complex.

ThE SmaRt ShIRt

ChICkeN lITtLe

One day the 1st grade teacher was reading the story of Chicken Little to her class. She came to the park where Chicken Little warns the farmer and read, “... and Chicken Little went up to the farmer and said, ‘The sky is falling!’”

The teacher then asked the class, “And what do you think that farmer said?”

One little girl raised her hand and said, “I think he said ‘Holy S#*t! A talking chicken!’”

The teacher was unable to teach the class for the next 10 minutes.

NAME:(withheld to protect the guilty)

DESIRED POSITION:Reclining. HA But seriously, whatever's available. If I was in a position to be picky, I wouldn't be applying here in the first place.

DESIRED SALARY:$185,000 a year plus stock options and a severance package. If that's not possible, make an offer and we can haggle.

EDUCATION:Yes

LAST POSITION HELD:Target for middle management hostility.

SALARY:Less than I'm worth.

MOST NOTABLE ACHIEVEMENT:My incredible collection of stolen pens and post-it notes.

REASON FOR LEAVING:It sucked.

HOURS AVAILABLE TO WORK:Any.

PREFERRED HOURS:1:30-3:30 p.m. Monday, Tuesday, and Thursday.

DO YOU HAVE ANY SPECIAL SKILLS?:Yes, but they're better suited to a more intimate environment.

MAY WE CONTACT YOUR CURRENT EMPLOYER?:If I had one, would I be here?

DO YOU HAVE ANY PHYSICAL CONDITIONS THAT WOULD PROHIBIT YOU FROM LIFTING UP TO 50 LBS?:Of what?

DO YOU HAVE A CAR?:I think the more appropriate question here would be, "Do you have a car that runs?"

HAVE YOU RECEIVED ANY SPECIAL AWARDS OR RECOGNITION?: I may already be a winner of the Publishers Clearinghouse Sweepstakes.

DO YOU SMOKE?:Only when set on fire.

WHAT WOULD YOU LIKE TO BE DOING IN FIVE YEARS?:Living in the Bahamas with a fabulously wealthy supermodel who thinks I'm the greatest thing since sliced bread. (Actually, I'd like to be doing that now.)

DO YOU CERTIFY THAT THE ABOVE IS TRUE AND COMPLETE TO THE BEST OF YOUR KNOWLEDGE?:No, but I dare you to prove otherwise.

SIGN HERE:Scorpio with Libra rising.

THE BACK PAGE

ANSWERS FROM THE MARCH/APRIL CONTEST: NAME THAT TOON of

1. Atom Ant

2. Bette Boop

3. Astro

4. Richard "Richie" $ Rich Jr.

5. Dick Tracy

6.The Grinch

7. Eric Cartman

8. Roadrunner

9. Scooby Doo

10. Elmer Fudd

11. Magilla Gorilla (Snagglepuss was mistakenly duplicated here.)

12. Krypto

13. Snagglepuss

14. Top Cat

15. Mr. Magoo

16. Felix the Cat

17. Yogi Bear

18. Stewie" Griffin

19. Winnie-the-Pooh

20. Dagwood Bumstead

CONGRATULATIONS TO ALL OF OUR CONTEST WINNERS!

Deborah Westphal of Franklin, TN

Randall Thompson of Detroit, MI

Laney Rivera of Phoenix, AZ

Damian Trianti of Morristown, NJ

Regina Oglethorpe of Portland, OR

All will receive a copy of Vertical Lines III

BOLO (BE ON THE LOOK OUT) FOR WHAT'S COMING NEXT

Our cover and Artchitecture pages will be graced by Brooke Shaden, a self-portrait artist and photographer who explores the darkness and light in people through photographs of herself, as she becomes the characters of dreams inspired by a childhood of intense imagination and fear.

We’ll bring you pictures of the UNESCO World Heritage Sites of Panama and Costa Rica. And Contributing Editor T.J. Edwards will provide insights into how to things to know and watch for if you’re starting your own AirBnb

In Herstory, Contributing Editor Rose-Mary Rumbley visits the library and in History, we’ll examine the famous inmates of the Alderson Federal Prison Camp Of course, we’ll have two more hilarious pages of quotations (most of which will also be in our Vertical Lines III book that is NOW AVAILABLE! (Go to crestbookshelf.com)

As always, we’ll have insightful charts and analyses from the Visual Capitalist, Point2, Wallet Hub and StorageCafe and we’ll present pictorials of the work of some of the finest architectural firms in the world.

Want more? Of course, there will be other specially contributed articles from various segments of the real estate industry as well as our affiliates, Factoids, Wow Factors, Real Estate of the Future, Diversions, Tru Dat, Vertical Lines, Trending, and much MUCH more. We get a lot into 64 pages!

www.nextlevelklean.com

C NTEST: TEXTTALK (UNLOCK THE ABBREVIATION ADVENTURE!)

in today'S FaSt-paCed digital communication landscape, abbreviations like "LOL" (laughing out loud), "BRB" (be right back), and "OMG" (oh my god) have become essential. Challenge your mastery of texting shortcuts and vie for exciting prizes by decoding the cryptic language of modern communication!

Do you know what these letters stand for in texttalk? Scan or copy this page and send your entry to editor@thenetworkmagazine.org or fax it to 817.924.7116 on or before May 31st for a chance to win a valuable prize.

...BECAUSE SOMETIMES IT'S WHAT YOU KNOW

We Speak Real Estate

The Arsenal Companies are a diversified consulting, educational and publishing group, dedicated to service in the real estate industry. With national reach, regional strength and local sensibilities, we serve and service large and small companies as well as governmental entities in acquisitions, dispositions, leasing, licensing, contracting, procurement, insurance certificate tracking, educational program development, mediation services and collections

Our Contracts and Procurement Services Division provides solutions and services that help real estate owners and companies effectively manage their contractual needs and commitments. We provide industry knowledge and we practice deal facilitation rather than obstruction. Whether you are a property, facility or asset manager, your functions are integrally related to real estate contracts. Quality management is all about contracts.

Leases are highly specialized documents. A few words can make a world of difference. Anyone with experience.

Leasing

Acquisitions, dispositions, renewals, surrenders, amendments, abstracting, administration, interpretation –our professionals are experienced in residential, commercial, industrial, professional and retail leasing issues of all kinds.

Don’t assume that problems won’t occur. Plan what you can do to avoid them. A small reduction in costs can be the equivalent of a substantial increase in value. We suggest ‘refinements’ to improve language and reduce direct and indirect costs. Our attorneys have successfully resolved leasing issues for both small and Fortune 100 corporations –effectuating $millions in savings.

Highly focused. Highly specialized. Highly respected.

Procurement

Supply Chain Management

Procurement Administration

Vendor/Supplier Resourcing

Vendor Reduction Programs

Supplier Recognition Programs

Customized Purchase Orders

RFI, RFP, RFQ Administration

Are the contracts for services and supplies which your organization uses prepared for your organization –or are they the vendor’s or contractor’s agreement forms? Wouldn’t you be better off if those agreements and purchase orders were revisited from your perspective? Isn’t it time you fortified your real estate related contracts?

Contract Negotiation and Drafting Services

Do you have contract issues that call out for review, interpretation and the advice of a specialist? Do you have a service contract which is about to expire and will need to be renewed or replaced? Do you have oversight of a real estate or facilities function which has been given savings targets? Have you considered ‘outsourcing’ this part of your real estate function but fear a loss of control?

We analyze the details of your proposed service contracts before they begin - while you still have leverage. Or, we can review your existing service contracts, help reveal cost efficiencies and/or savings opportunities. We look for pragmatic solutions that are sensitive to your business interests, anticipating issues that may arise, and we assist in minimizing those risks that cannot be avoided.

Arsenal Business Collections 2537 Lubbock Avenue Fort Worth, TX 76109 Tel: 214-755-2277 Fax: 817.924.7116 www.thearsenalcompanies.com