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Popular Content

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

  1. I'm sorry, I forgot you were there. You may go now.
  2. Hey Mohammed, what's this I hear you're having problems with your TPS reports?
  3. Trump Bucks have a 1:1 conversion rate for Dunning-Krugerands.
  4. Wordle 708 3/6* โฌœโฌœ๐ŸŸฉ๐ŸŸจโฌœ ๐ŸŸฉโฌœ๐ŸŸฉโฌœโฌœ ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ Daily Quordle 489 9๏ธโƒฃ6๏ธโƒฃ 4๏ธโƒฃ3๏ธโƒฃ m-w.com/games/quordle โฌœโฌœโฌœโฌœโฌœ ๐ŸŸฉโฌœ๐ŸŸจ๐ŸŸจ๐ŸŸจ โฌœ๐ŸŸจโฌœ๐ŸŸจโฌœ โฌœโฌœโฌœโฌœโฌœ โฌœโฌœโฌœโฌœโฌœ โฌœโฌœ๐ŸŸจโฌœโฌœ โฌœโฌœโฌœโฌœโฌœ โฌœโฌœโฌœโฌœ๐ŸŸจ โฌœโฌœโฌœโฌœโฌœ ๐ŸŸฉ๐ŸŸจ๐ŸŸฉ๐ŸŸจ๐ŸŸฉ โฌœโฌœโฌœโฌœโฌœ ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ ๐ŸŸจ๐ŸŸฉโฌœโฌœ๐ŸŸฉ โฌ›โฌ›โฌ›โฌ›โฌ› โฌœ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ โฌ›โฌ›โฌ›โฌ›โฌ› ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ โฌ›โฌ›โฌ›โฌ›โฌ› โฌœ๐ŸŸจโฌœโฌœ๐ŸŸฉ โฌœ๐ŸŸจโฌœโฌœ๐ŸŸจ ๐ŸŸฉโฌœโฌœโฌœโฌœ ๐ŸŸฉโฌœโฌœโฌœ๐ŸŸฉ ๐ŸŸฉ๐ŸŸฉ๐ŸŸจ๐ŸŸจโฌœ ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ โฌ›โฌ›โฌ›โฌ›โฌ›
  5. I love that DalTexHornFan, or whatever his handle is, is posting freely on the daily Texan thread now but never bothered to respond to my polite entreaty to explain why he should be viewed as a rational, good faith conversant when he admitted he happily pulled the lever for a known criminal. So unexpected!
  6. Wordle 708 3/6 โฌœโฌœโฌœโฌœโฌœ โฌœ๐ŸŸจโฌœ๐ŸŸฉ๐ŸŸจ ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ
  7. Wordle 708 3/6 ๐ŸŸจโฌ›๐ŸŸฉโฌ›โฌ› ๐ŸŸฉ๐ŸŸจ๐ŸŸฉโฌ›โฌ› ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ
  8. Feels like I should've scored higher on Blossom, but I kept running into unplayable words. Wordle 708 4/6* โฌ›โฌ›โฌ›๐ŸŸจโฌ› ๐ŸŸฉโฌ›โฌ›โฌ›โฌ› ๐ŸŸฉ๐ŸŸจโฌ›โฌ›๐ŸŸจ ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ Daily Quordle 489 8๏ธโƒฃ5๏ธโƒฃ 6๏ธโƒฃ4๏ธโƒฃ m-w.com/games/quordle โฌœโฌœโฌœโฌœโฌœ ๐ŸŸจโฌœโฌœ๐ŸŸจ๐ŸŸจ โฌœ๐ŸŸจโฌœโฌœโฌœ โฌœโฌœโฌœ๐ŸŸจ๐ŸŸจ โฌœ๐ŸŸฉโฌœโฌœ๐ŸŸฉ โฌœโฌœโฌœโฌœโฌœ โฌœโฌœโฌœโฌœโฌœ โฌœโฌœ๐ŸŸจโฌœโฌœ โฌœโฌœโฌœโฌœโฌœ ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ โฌœโฌœโฌœโฌœโฌœ โฌ›โฌ›โฌ›โฌ›โฌ› โฌœ๐ŸŸฉ๐ŸŸฉ๐ŸŸจ๐ŸŸฉ โฌ›โฌ›โฌ›โฌ›โฌ› ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ โฌ›โฌ›โฌ›โฌ›โฌ› โฌœโฌœ๐ŸŸฉโฌœโฌœ โฌœ๐ŸŸจ๐ŸŸจโฌœโฌœ ๐ŸŸฉโฌœโฌœโฌœ๐ŸŸฉ ๐ŸŸฉโฌœโฌœโฌœ๐ŸŸจ โฌœโฌœโฌœโฌœโฌœ โฌœโฌœโฌœโฌœโฌœ ๐ŸŸฉ๐ŸŸฉ๐ŸŸจ๐ŸŸจโฌœ ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ โฌœโฌœโฌœ๐ŸŸจโฌœ โฌ›โฌ›โฌ›โฌ›โฌ› ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ โฌ›โฌ›โฌ›โฌ›โฌ› Daily Sequence Quordle 489 4๏ธโƒฃ5๏ธโƒฃ 6๏ธโƒฃ7๏ธโƒฃ m-w.com/games/quordle โฌœโฌœโฌœ๐ŸŸจโฌœ โฌœโฌœโฌœโฌœโฌœ โฌœโฌœโฌœโฌœโฌœ โฌœ๐ŸŸจ๐ŸŸจโฌœ๐ŸŸจ โฌœโฌœ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ โฌœโฌœโฌœโฌœโฌœ ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ โฌœโฌœโฌœโฌœโฌœ โฌ›โฌ›โฌ›โฌ›โฌ› ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ โฌœโฌœ๐ŸŸฉโฌœ๐ŸŸจ ๐ŸŸฉโฌœโฌœโฌœโฌœ โฌœโฌœโฌœโฌœโฌœ โฌœโฌœ๐ŸŸจ๐ŸŸจโฌœ โฌœโฌœโฌœ๐ŸŸฉโฌœ ๐ŸŸจโฌœโฌœโฌœ๐ŸŸจ โฌœโฌœโฌœ๐ŸŸฉโฌœ โฌœโฌœโฌœโฌœ๐ŸŸจ ๐ŸŸจโฌœโฌœโฌœโฌœ โฌœโฌœโฌœโฌœ๐ŸŸจ ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ โฌœโฌœโฌœโฌœโฌœ โฌ›โฌ›โฌ›โฌ›โฌ› ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ Blossom Puzzle, May 28 Letters: C E I A M P S My score: 256 points My longest word: 9 letters ๐ŸŒน ๐Ÿต ๐ŸŒท ๐Ÿ’ฎ ๐ŸŒป ๐ŸŒบ ๐Ÿ’ ๐ŸŒธ ๐ŸŒผ Play Blossom: https://www.merriam-webster.com/word-games/blossom-word-game #Worldle #492 1/6 (100%) ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŽ‰ โญโญโญ๐Ÿ™๏ธ๐Ÿช™ https://worldle.teuteuf.fr
  9. i mean he's pretty good at this presidenting stuff for a senile old coot with dementia.
  10. Gotta admit, smiled for him. He didn't act too cool he showed how bad he's been and enjoyed the hell out of it. Now bench his ass.
  11. Yup. If there is one thing I have learned from being a life long Texan, it's to always fear the power of the Texas Democratic Party!
  12. The location of the championship game should really not be relevant to the aggies as it largely looks the same on TV whether in Dallas or Alabama.
  13. Wordle 708 3/6 ๐ŸŸจ๐ŸŸจโฌœโฌœ๐ŸŸจ ๐ŸŸฉ๐ŸŸจ๐ŸŸฉโฌœ๐ŸŸจ ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ Daily Quordle 489 6๏ธโƒฃ5๏ธโƒฃ 9๏ธโƒฃ8๏ธโƒฃ m-w.com/games/quordle โฌœโฌœ๐ŸŸจโฌœโฌœ ๐ŸŸจโฌœโฌœ๐ŸŸจโฌœ โฌœโฌœโฌœโฌœ๐ŸŸฉ โฌœ๐ŸŸฉโฌœโฌœโฌœ ๐ŸŸจโฌœโฌœโฌœโฌœ โฌœโฌœโฌœ๐ŸŸฉ๐ŸŸจ โฌœโฌœโฌœโฌœโฌœ ๐ŸŸฉ๐ŸŸฉ๐ŸŸจ๐ŸŸฉ๐ŸŸจ โฌœโฌœโฌœโฌœโฌœ ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ โฌ›โฌ›โฌ›โฌ›โฌ› โฌœโฌœโฌœโฌœโฌœ โฌœโฌœโฌœโฌœโฌœ โฌœโฌœ๐ŸŸจโฌœโฌœ โฌœโฌœ๐ŸŸจโฌœโฌœ โฌœ๐ŸŸจโฌœ๐ŸŸจโฌœ โฌœ๐ŸŸจ๐ŸŸจ๐ŸŸจโฌœ โฌœโฌœโฌœ๐ŸŸจโฌœ โฌœโฌœโฌœ๐ŸŸจโฌœ โฌœโฌœโฌœ๐ŸŸจโฌœ โฌœโฌœโฌœ๐ŸŸจโฌœ โฌœโฌœโฌœโฌœโฌœ โฌœโฌœโฌœโฌœโฌœ โฌœ๐ŸŸจ๐ŸŸฉ๐ŸŸจ๐ŸŸจ ๐ŸŸจ๐ŸŸจ๐ŸŸจ๐ŸŸจ๐ŸŸจ ๐ŸŸฉ๐ŸŸฉ๐ŸŸจ๐ŸŸจโฌœ ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ โฌ›โฌ›โฌ›โฌ›โฌ›
  14. Wordle 708 6/6 [emoji834][emoji834][emoji834][emoji834][emoji834] [emoji834][emoji834]๐ŸŸฉ[emoji834][emoji834] [emoji834][emoji834]๐ŸŸฉ[emoji834]๐ŸŸจ ๐ŸŸฉ๐ŸŸจ๐ŸŸฉ๐ŸŸจ[emoji834] ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ[emoji834][emoji834] ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ Stupid fifth guess.
  15. Wordle 708 3/6 ๐ŸŸฉโฌ›โฌ›โฌ›โฌ› ๐ŸŸฉ๐ŸŸจ๐ŸŸฉ๐ŸŸจโฌ› ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ Daily Quordle 489 8๏ธโƒฃ7๏ธโƒฃ 4๏ธโƒฃ5๏ธโƒฃ m-w.com/games/quordle โฌœโฌœโฌœโฌœโฌœ ๐ŸŸจโฌœโฌœ๐ŸŸจ๐ŸŸจ โฌœโฌœ๐ŸŸจ๐ŸŸฉโฌœ โฌœโฌœโฌœโฌœโฌœ โฌœโฌœโฌœโฌœ๐ŸŸจ โฌœโฌœ๐ŸŸจ๐ŸŸจโฌœ โฌœโฌœโฌœโฌœโฌœ โฌœโฌœโฌœโฌœ๐ŸŸจ โฌœโฌœโฌœโฌœโฌœ โฌœโฌœ๐ŸŸจโฌœโฌœ โฌœโฌœโฌœโฌœโฌœ ๐ŸŸฉ๐ŸŸฉ๐ŸŸจ๐ŸŸจ๐ŸŸจ โฌœโฌœโฌœโฌœโฌœ ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ โฌ›โฌ›โฌ›โฌ›โฌ› โฌœโฌœ๐ŸŸฉโฌœ๐ŸŸฉ โฌœ๐ŸŸจ๐ŸŸจโฌœ๐ŸŸจ โฌœโฌœโฌœโฌœโฌœ โฌœโฌœโฌœโฌœโฌœ ๐ŸŸฉ๐ŸŸฉโฌœโฌœโฌœ ๐ŸŸฉ๐ŸŸฉโฌœโฌœโฌœ ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ ๐ŸŸฉ๐ŸŸฉ๐ŸŸจโฌœ๐ŸŸจ โฌ›โฌ›โฌ›โฌ›โฌ› ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ
  16. Cruz is the Helobius of Nostradamuses.
  17. Wordle 708 3/6* ๐ŸŸฉโฌœโฌœโฌœโฌœ ๐ŸŸฉโฌœโฌœ๐ŸŸฉ๐ŸŸฉ ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ Daily Quordle 489 5๏ธโƒฃ3๏ธโƒฃ 6๏ธโƒฃ7๏ธโƒฃ m-w.com/games/quordle โฌœโฌœโฌœโฌœโฌœ ๐ŸŸจโฌœโฌœ๐ŸŸจ๐ŸŸจ โฌœโฌœ๐ŸŸจโฌœโฌœ โฌœโฌœโฌœ๐ŸŸจโฌœ โฌœโฌœโฌœโฌœโฌœ ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ ๐ŸŸฉ๐ŸŸฉโฌœโฌœ๐ŸŸฉ โฌ›โฌ›โฌ›โฌ›โฌ› ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ โฌ›โฌ›โฌ›โฌ›โฌ› โฌœโฌœ๐ŸŸฉโฌœ๐ŸŸฉ โฌœ๐ŸŸจ๐ŸŸจโฌœ๐ŸŸจ โฌœโฌœโฌœโฌœโฌœ โฌœโฌœโฌœโฌœโฌœ โฌœโฌœโฌœ๐ŸŸจโฌœ โฌœโฌœโฌœ๐ŸŸจโฌœ โฌœโฌœโฌœโฌœโฌœ โฌœโฌœโฌœโฌœโฌœ โฌœโฌœโฌœโฌœโฌœ โฌœโฌœโฌœโฌœโฌœ ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ ๐ŸŸฉ๐ŸŸฉ๐ŸŸจโฌœ๐ŸŸจ โฌ›โฌ›โฌ›โฌ›โฌ› ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ Daily Sequence Quordle 489 4๏ธโƒฃ5๏ธโƒฃ 6๏ธโƒฃ7๏ธโƒฃ m-w.com/games/quordle โฌœโฌœโฌœโฌœโฌœ โฌœโฌœโฌœโฌœ๐ŸŸจ ๐ŸŸจโฌœโฌœโฌœโฌœ โฌœ๐ŸŸจโฌœโฌœโฌœ โฌœโฌœ๐ŸŸจ๐ŸŸจ๐ŸŸจ โฌœ๐ŸŸจโฌœโฌœโฌœ ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ โฌœโฌœโฌœโฌœโฌœ โฌ›โฌ›โฌ›โฌ›โฌ› ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ โฌœโฌœ๐ŸŸฉ๐ŸŸจโฌœ ๐ŸŸฉโฌœโฌœโฌœโฌœ โฌœโฌœโฌœโฌœโฌœ โฌœ๐ŸŸจโฌœ๐ŸŸจ๐ŸŸฉ โฌœ๐ŸŸจโฌœโฌœ๐ŸŸจ โฌœโฌœโฌœโฌœโฌœ โฌœโฌœโฌœ๐ŸŸฉโฌœ โฌœโฌœโฌœโฌœ๐ŸŸจ ๐ŸŸจโฌœโฌœโฌœโฌœ โฌœโฌœโฌœโฌœ๐ŸŸจ ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ โฌœโฌœโฌœโฌœโฌœ โฌ›โฌ›โฌ›โฌ›โฌ› ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ
  18. Iโ€™m just glad to break the bogie streak today. Wordle 708 4/6 โฌœโฌœโฌœ๐ŸŸจโฌœ ๐ŸŸฉโฌœ๐ŸŸฉโฌœโฌœ ๐ŸŸฉ๐ŸŸจ๐ŸŸฉโฌœโฌœ ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ #Worldle #492 1/6 (100%) ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŽ‰ โญโญโญ๐Ÿ™๏ธ๐Ÿช™ https://worldle.teuteuf.fr Daily Quordle 489 6๏ธโƒฃ3๏ธโƒฃ 5๏ธโƒฃ4๏ธโƒฃ m-w.com/games/quordle ๐ŸŸจโฌœโฌœโฌœโฌœ โฌœ๐ŸŸจโฌœ๐ŸŸจโฌœ ๐ŸŸฉโฌœโฌœโฌœโฌœ โฌœ๐ŸŸจโฌœ๐ŸŸจ๐ŸŸฉ โฌœโฌœโฌœโฌœโฌœ ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ โฌœโฌœโฌœโฌœโฌœ โฌ›โฌ›โฌ›โฌ›โฌ› โฌœโฌœโฌœโฌœโฌœ โฌ›โฌ›โฌ›โฌ›โฌ› ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ โฌ›โฌ›โฌ›โฌ›โฌ› โฌœ๐ŸŸจ๐ŸŸฉโฌœโฌœ โฌœ๐ŸŸจ๐ŸŸจโฌœ๐ŸŸฉ โฌœโฌœโฌœโฌœโฌœ โฌœโฌœโฌœโฌœโฌœ โฌœโฌœโฌœ๐ŸŸจโฌœ โฌœโฌœโฌœ๐ŸŸจโฌœ ๐ŸŸฉ๐ŸŸฉ๐ŸŸจ๐ŸŸจโฌœ ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ โฌ›โฌ›โฌ›โฌ›โฌ›
  19. Probably going to be the most critical position for their team
  20. Joining the birdie crowd today. Wordle 708 3/6 โฌœโฌœ๐ŸŸฉโฌœโฌœ ๐ŸŸฉ๐ŸŸจ๐ŸŸฉโฌœโฌœ ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ
  21. He was a USAF attorney stationed at Rhein Main in the 80s Cold War. My mom was his court reporter, referenced in the Lindsay Graham thread. Heโ€™s old school.
  22. The same shit he was accused of a month before you voted for him.
  23. Burnt Ends Margarita feature cocktail presented by our lovely bartender Alyssa
  24. She lose her job at IHOP?
  25. Neat that you guys donโ€™t like flame but for the rest of us patriotic Americans who like to do the occasional line of blow off a stripperโ€™s ass -
  26. Wordle 708 4/6 ๐ŸŸจโฌœโฌœโฌœโฌœ โฌœโฌœ๐ŸŸฉ๐ŸŸจโฌœ ๐ŸŸฉโฌœ๐ŸŸฉโฌœ๐ŸŸจ ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ Daily Quordle 489 ๐ŸŸฅ8๏ธโƒฃ 4๏ธโƒฃ5๏ธโƒฃ m-w.com/games/quordle โฌœโฌœโฌœโฌœโฌœ ๐ŸŸจ๐ŸŸจโฌœโฌœ๐ŸŸจ ๐ŸŸจโฌœ๐ŸŸจโฌœ๐ŸŸฉ โฌœโฌœโฌœ๐ŸŸจโฌœ โฌœโฌœโฌœโฌœโฌœ ๐ŸŸจ๐ŸŸจ๐ŸŸจ๐ŸŸจโฌœ โฌœโฌœโฌœโฌœโฌœ โฌœโฌœโฌœโฌœ๐ŸŸจ โฌœโฌœโฌœโฌœโฌœ โฌœโฌœ๐ŸŸจโฌœโฌœ โฌœ๐ŸŸฉ๐ŸŸฉโฌœ๐ŸŸฉ โฌœโฌœโฌœโฌœโฌœ โฌœโฌœโฌœโฌœโฌœ โฌœ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸจ โฌœโฌœโฌœโฌœโฌœ ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ โฌœ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ โฌ›โฌ›โฌ›โฌ›โฌ› โฌœโฌœ๐ŸŸฉโฌœ๐ŸŸฉ โฌœโฌœ๐ŸŸจ๐ŸŸจ๐ŸŸจ โฌœโฌœโฌœโฌœโฌœ โฌœโฌœโฌœโฌœโฌœ โฌœ๐ŸŸจโฌœโฌœ๐ŸŸจ โฌœ๐ŸŸจโฌœโฌœโฌœ ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ ๐ŸŸฉ๐ŸŸฉ๐ŸŸจโฌœ๐ŸŸจ โฌ›โฌ›โฌ›โฌ›โฌ› ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ #Worldle #492 1/6 (100%) ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŽ‰ https://worldle.teuteuf.fr Blossom Puzzle, May 28 Letters: C E I A M P S My score: 251 points My longest word: 9 letters ๐ŸŒป ๐Ÿ’ฎ ๐ŸŒน ๐Ÿ’ ๐ŸŒผ ๐Ÿต ๐ŸŒท ๐ŸŒธ ๐ŸŒบ Play Blossom: https://www.merriam-webster.com/word-games/blossom-word-game
  27. Paxton is basically Nicky Santoro at the end of Casino. The bosses had had enough.
  28. Thank you for this - gave me a good laugh. But also a good reminder of how the general public does not understand what is going on in real estate and thus why so many get caught offsides when the tides go out. Not even trying to make a dig, but will provide some insight below. Keep in mind, keeping this very simple and high level. Valuations Commercial real estate valuations are based on capitalization rates, which are just inverse multiples. So a 20x EM is the same as a 5.00% capitalization rate (1/20). Capitalization rates for stabilized assets are generally priced on an equity risk premium spread to the risk free rate. The US10Y is often used. The capitalization rate is applied to net operating income which in its simplest terms is revenue minus expenses. So let's make some basic assumptions: NOI is $10, NOI is flat y-o-y, and Class A MF in DF/W trades at 180 bps spread to the US10Y. Well what just happened in the last 18 months? The US10Y went from 1.5% to 3.8%. So market capitalization rates went from 3.3% to 5.6%. So the value of the property went from $300 to $180, (40%). This is purely a function of the capital markets. Net Operating Income Market rent growth remains positive and vacancy remains very low. But, many owners are getting killed by year-over-year increases in property tax and property insurance. As a result, net operating income year-over-year is negative - further hurting valuations. Financing This is where the rubber meets the road. Because all of the above is pure accounting and on paper until the property has a transaction. If you're a current owner, why would you sell today unless you have to? Well, here we go... Commercial loans are term loans with covenants. The most common terms are 3 and 5-years. Lots and lots of transaction in 2020 and 2021 were done with 3-year term paper because a lot of buyers through rates would stay very, very low. So let's say a buyer bought a property for $100 with $75 of debt and $25 of equity. Today all of the equity is gone AND $15 / $75 is gone on the debt. When the term matures, the lender comes and wants to be made whole. The owner has two options. First, they can do a "cash-in refinance" meaning they need to go back to their investors and ask them for a 60% ($15 / $25) equity injection via a capital call. The second is they can't achieve this and they have to default. The other issue with financing today is the same borrowers that were using high leverage, 3-year debt were the most likely to take on floating rate debt with rate caps. As those rate caps have been expiring they have been seeing massive increases in their debt service because their effective rate went from say 3% to 8% overnight. The property can not service the debt and they go into technical default, which then has to be worked out. There's obviously much more to this. But needless to say, these is a massive capital markets issue out in the market that isn't being discussed fully. There's way too much on the shitty fundamentals of office and not enough people understand there's too much leverage in MF and industrial. It takes time for this all to play out and as more borrowers come under pressure as their debt rolls over, the worse it will get. The "maturity wall" as it was really kicks off later this year through 2025. Hence you will have a new "survive to '25" mantra in CRE which was an inside joke back during the savings and loan crisis: "survive to '96".
  29. Give Helo a little credit at least. It was 121-23. Could have gone either way.
  30. Living the dream. May I speak with you about your vehicleโ€™s extended warranty?
  31. This isn't The Onion. It's hard to believe. https://time.com/6263906/taliban-afghanistan-office-work-quiet-quit/ If I didn't know better, I'd say this was a propaganda piece. I'm not sure that I do know better.
  32. you get a homerun and you get a homerun
  33. I can see the passive aggressive note on the office fridge about someone's ham sandwich.
  34. I guess thatโ€™s why it says toaster on the side.
  35. Wordle 707 4/6 โฌ›โฌ›๐ŸŸจ๐ŸŸจ๐ŸŸฉ โฌ›๐ŸŸจ๐ŸŸจ๐ŸŸจ๐ŸŸฉ ๐ŸŸฉ๐ŸŸฉโฌ›๐ŸŸฉ๐ŸŸฉ ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ๐ŸŸฉ
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