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Thursday, May 31, 2012
1989 Chrysler Town Country (Auction ID: 112652, End Time : Jun ...
Adopting the Adopted - Adoption.com Forums
My DD1 had a disrupted adoption. The adoption was never finalised, she lived with them for 9/10 months, but they couldn't cope with her. I adopted her about a year and a half later. I don't blame the couple, they didn't do anything wrong, I absolutely understand why they couldn't cope. I do blame SS, who should never have placed her with them in the first place
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User:LiciyiMadapu - UWMAV Wiki
From UWMAV Wiki
With everyone so busy, there exists not in any way times time for socializing. This can make it difficult to discover someone with whom to "take proper care of business". Online adult dating and personals are so which it is easier than inside the past to find your match or friend with benefits in the event you like.
Many kinds of relationships start out online. And although of the relationships move to marriage, not many people are thinking about this. Some simply desire to satisfy certain biological urges or psycho-emotional fantasies. Less and much less everyone is cruising the singles bar in hopes of having lucky.
Hanging out at bars and clubs can be dangerous and lots of times results in more trouble pc is worth. The hit and miss when attempting to catch someone does not help much either. Other than at work, there aren't a large number of places to satisfy new people and dating coworkers doesn't always turn to well. Meeting people online can be a safe convenient alternative. It remains safe and secure to presume that if someone is on an Adult Dating site, he then or jane is available.
Many dating and private sites are popping up online giving people a big assortment where to choose. Nearly all of internet websites are standard sites for locating someone of the opposite gender to date. Some of these are intended for people with special interest.
Just about any preference is covered in terms of online sites. You can find sites for what you may maybe looking for. Sites exist focused on finding matches for mature adults and seniors. BBW (big beautiful women) along with the men who love them have a very site. You can find sites for committed relationships, single parents and also Christians possess a site, to name but a few. For people searching for casual encounters, erotic fantasies and fetishes, adult dating and personals sites can foot the bill.
Many relationships start by strategy for a casual encounter or chance meeting. Dating online gives you more treatments for meeting people. Nay, you realize what each wants from reading their personal profiles. What other way provides you with ability to satisfy more and more people a single place? Not only is it possible to meet people with your area, there are people from all in the world on these dating sites.
Adult Dating
One with the best parts about online dating is they help you to definitely find your match. Even adult dating does require compatibility, as what you like may not be what the opposite person likes. Maybe you've heard a seemingly happily married person complain, however discreetly, that he or she's not getting certain needs met. One partner may need to try certain things, but one other is unwilling. It takes place all of the time.
get it on
Whether looking with your general area or clear over the country online adult dating and personals will give you the chance to meet individuals who you would never have reached meet every other way, and maybe satisfy your certain needs, however mild or wild. People from all walks of life and many types of interests go to online dating sites and locate their match inside comfort and safety of their particular homes.
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Wednesday, May 30, 2012
Warning - Your Rent to Own Deal May Be a Rip-Off!
With the current economical downturn, w? h?ve all seen a number ?f ?h?nge? in th? wa? businesses run. The real estate business is n? exception.
Seeing th?t ?t i? becoming more difficult for people t? apply for mortgages due t? ? poor credit score, lease options and lease purchases ?re b??oming th? new wa? ?n whi?h ?ne ?an acquire ? brand new home. However, be??u?e th?se transactions ?re n?t w?ll monitored, th?re ar? high chances ?f fraud ?nd scams taking place ?? well.
You need t? be v?ry careful when you lease option or rent to own ? home. If you are not careful, th? process ?f renting ? home t? ?wn ?t c?uld be ? well mastered minded plan t? scam y?u f?r ??ur money.
The truth ?s that ne?rly every home owner ?s finding ?t very difficult t? k?ep up w?th mortgage ?nd bill payments. Nearly ?veryon? is n?w look?ng ?t ??s?ible ways to cut down ?n their expenses and save wher? ?ver the? can. Seeing that w? are faced with ver? tough times m?n? h?ve adopted the theory ?f "desperate times call for desperate measures" in th? sense th?t th?? will ?nd c?n d? ?n?thing t? k?e? them afloat.
An ex?mple to th?? happened to m? parents ju?t a few months ago. They h?d signed ? contract on th??r dream home and were anxiously awaiting th??r move in date. A realtor lived ?n the home and w?? friends w?th the owner, wh? lived out of state.
As the move ?n date neared, we found ?ut that th? home w?? ?n foreclosure and that the owner w?? ?ver $16,000 b?hind on th? mortgage. The owner ?nd realtor had planned on taking the?r option fee ?nd rent payment and allowing the home t? go ?nt? foreclosure. They w?re th?n g??ng t? continue to collect m? parents money until th? point in time that th?y realized that the? home had been foreclosed on.
The bottom line ?? th?t if you renting ?ut ? home t? own ?t in the future, y?u need t? be v?ry careful ?n order to make sur? you ?re not b?ing scammed.
One thing y?u n??d to b? v?ry careful ?f ?s making ?ure th?t ?ou are ?ctu?lly working w?th th? property owner, ?r ? company that is working ?n behalf of th? actual property owner.
There ?? b??n ? increase ?n people advertising homes that wh?n in fact they h?ve n? relation ?r legal r?ght ?v?r the property. This c?n happen locally, thr?ugh small classified ads or a sign in th? yard. Most common, however, i? th? Craigslist scam.
The Craigslist scam ?s b?c?ming more ?nd more common. What happ?ns her? ?? th?t ??meone overseas copies the photograph of ? home that ?s listed ?n th? market. They th?n advertise the property at an extremely low rate t? attract the attention of potential buyers. Usually they w?ll us? family and religion to try to build ? relationship. They w?ll ??y things lik? they ?re overseas ?n missionary work and all that th?y want i? f?r ?omeone t? t?ke good care ?f th? home. Then the? will ??k ?ou to send them money directly, without ?ou ever ????ng the inside ?f the home! If th?s h???en? t? you, start running!
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Exactly how Hosted IP PBX Solutions Help Enhance Your ...
Long-distance communications was previously problematic. Making telephone calls to partners, employees, or consumers abroad was steeply-priced, and most phone lines were frequently too unstable for long business calls. Thanks to breakthroughs in telecommunications such as hosted IP PBX solutions, and hardware just like the Polycom IP 331, this isnt much of a problem now.
What is Internet Protocol Private Branch Exchange (IP PBX)?
In telecommunications, IP PBX is a system that transmits audio or video data over a network. A lot of IP PBX methods support many other capabilities based on your business communication needs. These may include things like any of the following:
- Voice over Internet Protocol
- Unlimited extensions
- Unlimited voicemail space
- Caller ID
- Group chat features
- Programmed call reception with custom phone greetings
- Voicemail message to callback or voicemail to email conversions
- Public address or paging solutions
- Mobile phone/device support
- Telephone call recording and archiving
- Security capabilities to counteract unauthorised or dishonest phone calls
- Account or service expense monitoring
The commonest add-on for IP PBX systems is Voice over internet protocol. Voice over internet protocol enables you to call your overseas agencies or associates online.
Having an IP PBX system does not mean the end for Public Switched Telephone Networks (PSTN). Lots of VoIP software and equipment supports the use of PSTN with IP PBX, like the Cisco IAD2431 and the Polycom IP 331.
Why Would You Implement IP PBX?
Phone call transfers, routing, and supervision is much easier with a hosted IP PBX solution. A number of systems are so useful they can take away the need to hire more people to receive calls. Even though IP PBX and Voice over internet protocol systems appear complex, they are easy to understand and utilize. Telephone operations processes for these systems are easy and straightforward.
Hosted VoIP solutions also take a huge load off your back when it comes to phone expenses. Making phone calls by using PSTN or other regular telecom options are generally expensive. VoIP solutions depend upon the world wide web for communications, which costs considerably less than regular calls. A number of services help save more money through providing free internet-based or inter-office telephone calls.
If you are serious about getting an IP PBX system for your office, figure out precisely what your business needs when it comes to communication. Would you like to make long-distance phone calls regularly? Would you like to convert a lot of voicemail to text transcripts? Do you and your workers regularly have team talks on the phone or through internet based chat? Asking questions such as these can help you figure out which specific features to watch out for in an IP PBX program.
Its normally best to locate an IP PBX solution package that comes with unit installation and personalization solutions. Do not set up your own IP PBX program and hardware if you dont know much about installing identical systems. Having experts set up your system can save you from a great deal of pressure and ensure your system will be up and running as quickly as possible.
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Tuesday, May 29, 2012
Sex, Love, & Relationships | Straight Up Love ? Blog Archive ...
May
2012 28
Watch your tongue and keep your thoughts true to your goals. This week aggressive Mars in critical Virgo is causing trouble with Mercury (your thoughts) in Gemini (communications with others). If someone get?s in the way of a daily routine that has taken several months to finally perfect, there?s a chance you can explode. Let it pass quickly. This tension can easily motivate change without a freak out. It?s up to you.
Get ready for the money. Jupiter has spent a year working on your self esteem and now gets ready to enter your personal money sector. Currently Venus is in there and she is retrograde so it feels like all of the blessings have stopped. This is not true. It?s like an elastic band that?s just gaining tension and preparing to spring. Get ready.
There?s a lot of powerful energy surrounding you beginning right now. It?s all about what you want and how you go after it. If you?re the type who sits around waiting for someone else to do things you will lose. If you do it yourself you will win. Think as big as you can and go for it. The bigger the idea, the more chance for success. After all that, you will be faced with some moments where you?ll wonder ?seriously?? and ?wtf?. Roll with it.
Lovers from the past invade your dreams with an allure to relive past romances. It?s just a dream but it can also be fun. Take this time to heal yourself from the inside. Your energy focus is self-love and healing. Don?t sink too deeply.
It?s important for you to be out in the public where people can see you. Helpers from the past, return with new offers. Listen closely to all offers. In a short time you will meet someone who has the ability to make all of your dreams come true. Talk to everyone. Listen to yourself. An answer arrives late in the week.
There?s finally a dream lover waiting on the horizon. As clouds clear you?ll get to see someone in a new light and you like it. A dream job offer arrives from a close friend.
You don?t have to make that decision you?ve been anguishing over. Another couple of days and clarity arrives. You like what you see more than you ever expected. Things change and you?re going to have to get used to it. You didn?t get everything you ultimately felt you wanted but you?re going to have so much more.
If the planets have any say, you?ve been flirting your sexy tail off and people have noticed. Venus is retrograde is your 8th astro-sector and this is all stuff close to your heart, financial partnerships, death, transformations, the occult, sex, mysteries, and healing. This placement emphasises the outward success you can have with someone close but it is currently feeling like the love has dried up. Your teammates will return very shortly with a ton of love. The question is, as a scorpio, can you welcome back someone who left you stranded?
There?s a lot going on with you and close relationships right now and soon it?s going to get even better. This week however, the brakes are on and it sucks. The past is haunting. Make peace and move on. The problem is you?ve wrapped yourself in the most bizarre illusion and you?re sucking others into your drama. Clarity begins at the end of the week.
Keep moving. Work your plan, every day. Go to the gym. Double check your bills. This is the time to be working through your plan. It might feel like a get nowhere kind of week but keep going. You?re making progress. Illusions intensify at the end of the week. Last chance to take a chance.
It?s difficult to believe that you?ll get any luckier than this but it?s coming. Love is on the freeze for another week but this just means it has a chance to breathe and build excitement. A little patience and some wonderful insights rule the beginning of the week.
Tension at home and the waters get warm. It should be a time of love but it feels like change is coming fast. You might feel extra taxed as you extend to help someone close. Watch for an energy drain at the end of the week.
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Can fungi clean up a Superfund site?
NEW YORK ?? Between the New York City boroughs of Brooklyn and Queens is a broad creek tainted by 150 years of pollution. It has received toxins from the petrochemical plants, fertilizer factories and other industries that once flourished along its banks. Oil seeps into it from a 50-acre underground spill nearby. And when heavy rains flood the city's sewer system, raw sewage pours into the water.
The Environmental Protection Agency designated the creek a Superfund site in 2010, triggering a lengthy evaluation and cleanup process.
In the meantime, however, a local group has begun experimenting with an innovative technique to break down contaminants in the water. The key: a fungus more widely known to taste good in stir fry.
On a Sunday afternoon in early May, Jan Mun, the artist in residence with the Newtown Creek Alliance, presented to community members a circular floating platform of straw-filled burlap intended to house the fine, interwoven filaments of oyster mushroom fungi. [ Gallery: Floating Fungus Enters Polluted Creek ]
"We are still at the testing stage, but the idea is that if we can keep them (fungal filaments) alive, they can actually clean the water at the molecular level," Mun said as the concentric rings of soggy burlap, designed to echo the "fairy ring" patterns some fungi create in the ground, floated behind her in the creek.
Mun intended her design to evoke the fantasy spaces associated with fairy rings in folklore, and so incite people to reimagine the creek. But the fairy-ring design drew some critics who said a simpler configuration would better enable fungi to do their work. Even so, this effort reflects the growing interest in trying to employ fungi, members of nature's own cleanup crew, to get rid of pollution. ??
How nature can clean up after us
Filter feeders such as oysters can remove contaminants from water; plants like poplar trees can sequester them in their tissues. Microbes can neutralize harmful molecules by breaking them into pieces, a process the EPA calls bioremediation.?
Some fungi, including the oyster mushroom fungus, have been shown to do something similar, attacking contaminants with the same chemical equipment they use to decompose organic matter.?
Fungi have a wide repertoire of enzymes that can be effective against contaminants, and they are particularly good at attacking large molecules, said Matthew Grossman, president of BioSage, an environmental and biotechnology consulting company that does remediation with bacteria and fungi.
But the industry favors bacteria, which can be easier to grow and to work with, Grossman said.
Successfully applying fungal remediation can be tricky, because a project's design must ensure the fungi can do their work, a condition that is often not met, said Eugene Bernat, vice president and owner of Fisherville Redevelopment Corp., which is beginning a cleanup using fungi among other organisms at a Massachusetts Superfund site. ?
"This is an emerging science that was invented millions of years ago," Bernaut said.
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More science news from msnbc.com
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16-year-old student sets off buzz over Newtonian physics
Science editor Alan Boyle's blog: A research paper that claims to fill in a gap in Isaac Newton's formulas for the physics of falling objects has drawn worldwide attention to a 16-year-old student in Germany, but physicists are reserving judgment until they've seen the proof.
- Roman shipwrecks found nearly a mile deep
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16-year-old student sets off buzz over Newtonian physics
The secret of mycoremediation
A number of fungi, including the oyster mushroom, produce enzymes capable of breaking down the tough fiber in wood. Because petroleum products such as oil and diesel contain hydrogen-carbon bonds similar to those found in wood, they, too, are vulnerable to enzymes produced by the fungi's thin filaments, called mycelium, mycologist Paul Stamets writes in his book "Mycelium Running: How Mushrooms Can Help Save the World" (Ten Speed Press, 2005). Stamets was not involved with the Newtown Creek project, but his work on mycoremediation, using fungi to clean up contaminants, inspired it.
Fungi offer other cleaning services, too. The fruiting bodies of fungi, the mushrooms, can absorb metals? ? ??oyster mushrooms can take up mercury and cadmium, he writes. Stamets also has used the mycelium networks to filter harmful microbes out of water. [6 (Or So) Reasons Fungi Can Help Humanity]
The contaminants the EPA has found in creek sediments include metals and remnants of the petroleum industry. Oil is still leaking in from an underground spill, and raw sewages pours in with heavy rain. So, the fungi would seem to have their work cut out for them. ?
A tricky process
But while the creek might seem to hold a lot of potential for a technique he promotes, Stamets was concerned about how the project would fare.
"I applaud everyone's interested and effort in this," Stamets said. "This is good science and it is applied environmental science, but when you take this from the lab out into nature, it's a gigantic step," he said.
Through his company Fungi Perfecti, Stamets offers two-day seminars that cover mycoremediation (all are currently sold out). One of the Newtown Creek Alliance bioremediation group members behind the project, Damion Lawyer, said he attended this seminar last summer. Lawyer stressed that the Newtown project was exploratory.
"He made it very clear in the seminar: He said you are not going to be able to go home and do this. There is going to be a lot of trial and error," Lawyer said of Stamets.
During the group's first trial ? which resulted in the floating platform in the creek ? the group used "spawn," or starter mycelium grown, in rye berries to colonize the hay-and-burlap float before putting it in the water. Being able to accomplish this outdoors, outside of a lab, was an important step, said Lawyer, who works as an environmental field technician. "I was very happy about it; that was our main goal."
Things didn't go so well once the fairy-ring float went into the salty water; nearly all of the white growth on it disappeared.
Lawyer said the group is still learning; if the concept continues to show promise mycoremediation on the creek will probably look quite different than this test. For example, it is conceivable the fungal floats, called mycobooms, could be used to filter water coming into the creek, helping to replace long-lost wetlands, he said.
Superfund cleanups can last years, even decades, so the cleanup and restoring of Newtown Creek is just beginning.
You can follow LiveScience senior writer Wynne Parry on Twitter @Wynne_Parry. Follow LiveScience for the latest in science news and discoveries on Twitter @livescience? and on Facebook.
? 2012 LiveScience.com. All rights reserved.
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Angels ace Weaver to DL with lower-back woes
Los Angeles Angels starting pitcher Jered Weaver, right, is looked over by a trainer after an injury during the first inning of a baseball game against the New York Yankees in Anaheim, Calif., Monday, May 28, 2012. Weaver left his start against the Yankees in the first inning Monday night after apparently injuring his back while pitching. (AP Photo/Chris Carlson)
Los Angeles Angels starting pitcher Jered Weaver, right, is looked over by a trainer after an injury during the first inning of a baseball game against the New York Yankees in Anaheim, Calif., Monday, May 28, 2012. Weaver left his start against the Yankees in the first inning Monday night after apparently injuring his back while pitching. (AP Photo/Chris Carlson)
ANAHEIM, Calif. (AP) ? Los Angeles Angels ace Jered Weaver has been placed on the 15-day disabled list with a lower-back injury that likely will force last season's AL Cy Young runner-up to miss at least two starts.
The Angels made the move Tuesday, recalling touted prospect Garrett Richards from Triple-A Salt Lake.
Weaver threw just 12 pitches Monday night against the Yankees before pulling up awkwardly after a pitch to Robinson Cano. He was diagnosed with lower back spasms and a strained muscle around a disc in his lower spine.
Weaver is 6-1 with a 2.61 ERA this season, throwing a no-hitter against Minnesota on May 2.
He says he's particularly frustrated because the injury prevents him from making starts against the Yankees and the defending AL champion Texas Rangers this week.
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Dell announces Inspiron One 23 and One 20 all-in-ones (video)
In addition to the XPS One 27, Dell just unveiled a pair of Inspiron all-in-ones that will launch in the US in the coming weeks. First up, there's the One 23, the larger version of the two with more robust internals, and then there's the One 20, which has a 20-inch display and a more budget-friendly price.
Starting at $749, the Inspiron One 23 is available with either second- or third-generation Intel CPUs, ranging from a 3.3GHz Core i3-2120 processor at the entry level to a Core i7-3770s in top-of-the-line models. It comes standard with 500GB of storage, though that can be upped to 2TB. You can also add an AMD Radeon HD 7650A graphics card with 1GB of video memory, if the standard Intel HD 4000 graphics aren't going to cut it. The port selection is similar to what you'll find on the new XPS One 27: four USB 3.0, two USB 2.0 with power charge, audio out, VGA, mic and headphone jacks and a card reader (HDMI-in is optional). Other features include Waves MaxxAudio 3 and an optional Blu-ray drive.
While the XPS One 27 and One 23 both offer Ivy Bridge processors, the more competitively priced Inspiron One 20 has only Sandy Bridge options: a 2.2GHz dual-core G620T processor on up to a 2.6GHz Core i3-2120T CPU. Starting at $549, it leaves out discrete graphics, with Intel's HD 2000 solution being the only option. Its 20-inch screen has a pixel count of 1600 x 900, and optical media fans can add a Blu-ray reader. Storage-wise, you're looking at 500GB up to a 1TB 7,200RPM drive. Ports include five USB 2.0 connections, mic and headphone jacks and an 8-in-1 media card reader. Check out the galleries past the break for a closer look.
Continue reading Dell announces Inspiron One 23 and One 20 all-in-ones (video)
Dell announces Inspiron One 23 and One 20 all-in-ones (video) originally appeared on Engadget on Tue, 29 May 2012 09:00:00 EDT. Please see our terms for use of feeds.
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Issues To Consider Before You Start Redesigning Project
People often think that increasing their house is way too challenging to enable them to do. Nevertheless, should you not close up the mind off to suffering from something totally new, it can be quite the academic encounter. The part beneath is full of suggestions and guidance able to generating your own home enhancement quest a pleasant and satisfying one particular.
If your present residence is lacking in the square footage for any washer and dryer, you might look at buying an area-preserving combination system. Combo models are piled and take up fifty percent the space. A combination system washes the garments and once done switches to a clothes dryer.
To make attic room area a lot more functional, buy a dormer windows. Aside from increasing the useful video footage within your attic, nicely-built dormer windows is likely to make your home more desirable from the outside. It may also enhance your living area and house benefit for the reasonably inexpensive.
Have instrument bins which contain resources and equipment for specific jobs. For instance, a pipes toolbox could have tubing accessories, wrenches and PVC adhesive. Make an additional box to your power tools and products. This will enable you to be able to find the instruments you will need instantly.
Do not ignore safety in your home improvement jobs. Should you ignore this, your property could be ruined or you might be damage. Before going to work, you should overview your tools? directions and security safety measures. Hire a company to indicate using a tool safely for you in the event you haven?t done it before.
Do you detest that outdated dresser in a corner of your room? Why not take your aged furniture returning to daily life by sanding them lower and refinishing them. When you undertake a refinishing undertaking you save a lot of money and thus your furniture will look superbly redesigned. There are various hues it is possible to blemish your home furniture.
Sick and tired of your bedroom?s aged dresser? The best way to reinvigorate used furniture is to yellow sand straight down and revarnish them. If you handle a refinishing undertaking you can save plenty of cash and thus your home furniture will look beautifully redesigned. You may blemish old furniture a multitude of shades.
Before you start any redesigning undertaking, take a moment to figure out your goals. You?ll be adding individual touches whenever you undertake a task.
When readying a residence available for purchase and undertaking refurbishments, be sure to understand that the outside the home has to be handled first. The entrance charm of your home is what will push men and women to can come inside of for a close look.
Stucco can be used a great alternative for exterior siding on the property. Outside the house exterior siding is not difficult and fast to set up but you may want makes it possible for and professional help. Once put in, exterior exterior siding will last for quite some time.
Have you contemplated making the exterior of your house a noticable difference undertaking? You can transform your back garden into an extension of the property. It will probably be excellent for calming or organizing a celebration with relatives and buddies.
An area could save on its home improvement charges by starting a ?group tool torso.? You might also obtain tools develop your friends as an alternative to getting new equipment for the jobs. You may also mix your home improvement know-how with your neighbor?s, in order that you both gain.
Keep your normal water utilization at heart when figuring out the best way to enhance your house. You will discover a wide range of bathrooms, hot water heating units and shower heads in your own home improvement retail store, all guaranteed to minimize normal water use. Modernizing furnishings and devices to more efficient versions not simply improves the value of your home nevertheless it seems more attractive too.
It takes plenty of investigation and try to grow to be efficient at home improvement, regardless how excellent it might seem you are at it. The educational procedure with redesigning never comes to an end, and you will generally boost. This article dealt with numerous suggestion that may help you learn how to do most home improvement projects.
If you want supplementary details about bat house head over to Yee B. Pershall?s site there is loads of points not covered in this article, visit Author?s site to uncover added details.
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Concert on National Mall shut down by thunder
A Marine salutes as motorcycles drive past during the annual Rolling Thunder parade ahead of Memorial Day in Washington, Sunday, May 27, 2012. (AP Photo/Charles Dharapak)
A Marine salutes as motorcycles drive past during the annual Rolling Thunder parade ahead of Memorial Day in Washington, Sunday, May 27, 2012. (AP Photo/Charles Dharapak)
WASHINGTON (AP) ? The National Memorial Day Concert has been canceled due to a line of thunderstorms that moved into the District of Columbia on Sunday night.
About halfway into the concert, an annual event on the National Mall, host Gary Sinise told the audience there was a severe weather warning and advised concertgoers to leave and seek shelter.
Mike Musher of the National Weather Service says the thunderstorms developed over Pennsylvania as part of the weather system that created record high temperatures in the Midwest on Sunday.
The Memorial Day concert, broadcast by PBS, features songs from pop and country performers, patriotic music from military bands and stories of heroic acts by U.S. troops. Country singer Trace Adkins and rock band Daughtry had already performed before the plug was pulled Sunday.
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Commercial Construction Financing Assessment Process Ontario
Toronto Mortgage Broker
When looking into construction financing for a commercial project, its going to be important to get a semi accurate assessment of how much financing you can hope to secure before getting to far into the project.
Many times the property owner can start out with assumptions or guidelines related to being able to secure a construction loan that are inaccurate which can create problems completing the work on time and in budget.
So here?s a few things to keep in mind about how a lender undertake a commercial construction financing process.
First, you are better off reviewing, in detail,? your plans and preliminary budgets with relevant construction lending sources prior to spending too much money.
There can be a tendency to make assumptions as to what costs a lender will cover, and what value they will assign to the work completed prior to you speaking with them. If your assumptions turn out to be off by a wide margin, it may become difficult to arrange financing with what you have to work with at that point as it may be difficult to alter the scope of the project for various reasons.
Second, the fundamental basis for approving a construction loan is going to be based on the lender?s opinion of the property value before, during, and immediately after construction. So its going to be important to support property values through third party appraisals at all relevant intervals of the project.
The starting point is always going to be ?what is the land worth today in its as is state?? So if you paid $300,000 for a piece of real estate 60 days ago, its unlikely that a lender will now consider it to be worth any more than that.
Property owners and builders can get overly hung up on getting the budget for the project financed instead of the market value of the end product.
For example, if you have a $5,000,000 construction budget for a project to be erected on a $500,000 piece of property, the starting point would be that a construction lender would consider financing 65% to 70% of the project value.
But what is the project value?
On a cost basis, one can argue that the project value is $5,500,000.
But if we get a qualified appraiser to come up with a post construction value of the property, based on the plans and budgets, the amount can be more or less than $5,500,000.
And there is a real risk of it being less if the scope of the construction work provides building improvements and functionality that are going to be unique to the future tenant(s). A market value appraisal may provide significant discounting of the value associated with a ?non standard construction?, providing a lower baseline that a construction lender will finance from.
Another way of putting this is that a construction financing source will provide up to 65% to 70% of market value of the completed project, to a maximum of the budgeted amount.
Third, any shortfall between what a construction mortgage provider is prepared to advance and your total capital required, is going to have to be invested by the builder in the form of cash or through leveraging of other real estate assets, which is not uncommon and can be an effective solution to make the numbers work.
Once again, its important to have all of this understood before you spend very much money so that the project can be structured within the scope of what can realistically be provided by a construction loan source.
If you have a commercial construction financing requirement for a project you are planning or are in the middle of, I suggest that you give me a call so I can go through your requirements with you and discuss different financing solutions that may be available to you.
Click Here To Speak With Toronto Mortgage Broker Joe Walsh For A Free Assessment Of Your Commercial Construction Financing Options
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- The Construction Mortgage Funding Process
- Construction Mortgage Draw Process
- Don?t Leave The Process Of Arranging Construction Take Out Mortgages Too Long
- Commercial Business Mortgage Application Process
- Ontario Construction Loans | Construction Mortgage Financing Options
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theodore - News and Society -Crime News Blog: Shattering Cycles ...
Once again, we've been knocked asunder with news about another high school shooting. What is the answer? Anger seems to be on the rampage in our society, especially in adolescents. Perhaps we need to take a many pronged approach to this situation. Let's consider several possibilities.
1. Reduce violence in the media. Since the 1980's, killings, rampant sex, and explicit horror have all proliferated in TV programs. Horrific portrayal of hideous acts have increased exponentially.Videos and cable were coming into their prime, and censorship of TV programs began to go by different rules in an effort to compete. As a result, more and more violence and sex began to show up on television. We've had a whole generation exposed to escalating levels of aggressive acts and sexual promiscuity. They've become desensitized to human suffering and to basic morality. Adding injury to insult, the portrayal of horrible acts has become more and more blatant and offensive. One can hardly turn on the television without witnessing the worst kind of visceral horror. Skeletons are blackened with days of decay; blood abounds everywhere; and our senses are slayed with escalating levels of heartless actions.
2. Enforce stricter gun control. But I don't think this is the only answer. We need to reach troubled youth with heart and spirit changing beliefs. Young boys in particular tend to become disenfranchised when their lives are ripped apart. Make every effort to address issues of anger and shame in our young people. Boys tend to act out their anger. Girls turn in inward. Both are extremely detrimental.
3. Get back to spiritual basics. Statistics show that church attendance is at an all-time low. In Europe, two percent of the population attends church regularly. Spiritual institutions are kept open for tourists, not residents! This is sad. In 1991, weekly church attendance was at 49%. Today it's at 40%. There may be a direct correlation between the decline in spiritual activities and crime. This is debatable at best, but the lack of conscience formation may be a factor.
4. Get young people involved in wholesome activities. Sports, music lessons, dance lessons, and karate all come to mind.
5. Do everything to steer young people away from addictions. Get them involved in anti-drug programs. Talk to them routinely about the dangers of drugs and alcohol. Chemical dependencies cause huge problems in individuals, families, and communities.
Readers, I welcome additional ideas.
I'm Barbara Altman
Raised in an alcoholic home, I became depressed and riddled with anxiety at an early age. In an effort to build a good life, I turned to my love of classical music for comfort, financial resources, and a place in the community. Over the years, I have dealt with depression in a variety of ways, from counseling to alternative and traditional healing modalities. One of the purposes in my life is to convey hope to those who have suffered from depression and I hope to do this in my writings and in speaking engagements.
Article Source:http://EzineArticles.com/?expert
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Monday, May 28, 2012
Christine Marinoni is Cynthia Nixon's Wife! (Photos) ? Right ...
There was a time when such an event was unimaginable in American society, but now it is becoming so commonplace that we hardly bat an eye. Christine Marinoni is the latest lesbian WAG to marry, finally becoming actress Cynthia Nixon?s wife in a quiet ceremony in New York City.
The couple have a very long relationship that has endured since the days when their relationship was taboo, through child bearing, and now gay marriage. They have been together for eight years since 2004, well before gay marriage was first legalized in any U.S. state. In many ways their loving relationship mirrors the raging debate that is finally getting settled in this country, so it seems only fitting that this trend-setting couple finally got hitched.
You know all about Cynthia, the actress best known for her Sex and the City role, so let?s talk about Christine Marinoni, her long-time lover and new wife. You can see family photos below with the new baby born last year and the actress? first two children.
Biography: Christine Marinoni met her partner in 2001 while attending a rally in support of same-sex marriages. Cynthia was actually married and pregnant at the time so the two first became friends before they started to date. She was Nixon?s first (and only) experience in a lesbian relationship. The actress had prior relationships only with men, including her guy partner Danny Mozes who fathered her first two children, a daughter named Samantha born in 1996 and son named Charles born six years later in 2002. Charles is now 9 and Samantha 16. Both attending the wedding over the weekend. She had been together with Danny for 15 years so she is definitely into long-term relationships.
After the breakup, she began dating Marinoni seriously and the couple became ?an item? around the New York social scene. The relationship reached a milestone in April 2008 when they announced their engagement to the cheers of same sex couples everywhere. They promised at the time to get married when gay weddings became legal in New York. Well, that day finally came so the culmination of their relationship occurred on May 27th, 2012, when they were finally married.
Christine gave birth to the couple?s only child (so far) together in 2011, a son named Max Ellington Nixon-Marinoni who was born February 7th, 2011 so he just celebrated his first birthday. They are keeping secret the name of the biological father of Max, but it is someone known to both of them so we hope that someday the secret will be revealed to their fans. In the meantime we are left wondering about those cute boytoys on the Sex and the City show. Of course that was purely fiction and we are now talking reality.
They had kept the pregnancy low key until the end when a baby photo was released after the birth. ?Maybe I?m just lucky, but I feel like Christine is so amazing with our kids ? because they?re our kids. I feel like falling in love with her is part of being amazed at how she makes our family so much better.?
Christine Marinoni was born in 1967 and is now 44 years old. You can find her Facebook page over here but the details are private. We cannot find a Twitter account or wedding photos anywhere so help us out in the comments if you are able.
(click twice to enlarge pictures in the photo gallery)
Video: Wedding Engagement Pictures
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Apple releases updated iOS 5.1.1 build for GSM/AT&T iPhone 4
Apple has released an updated build 9B208 of iOS 5.1.1 just for your handset.
There doesn?t appear to be any information from Apple on what triggered the new build, though it?s possible some very specific bug or glitch was identified and fixed. If it was incredibly minor, Apple would likely just have filed it away for next time. If it was incredibly major, Apple would likely have pushed it out as new update to ensure every user got it.
As it is, if you?ve already updated to iOS 5.1.1 you won?t see the new version popup as an over-the-air (OTA) update, or as available in iTunes. If you haven?t already updated, you?ll be offered this new version when you do. To force an update from the previous iOS 5.1.1 build to this one, you?ll have to restore to it in iTunes. (And really, there?s almost certainly no reason to do that.)
iOS 5.1.1 was originally released on Monday, May 7. As of May 15, almost 74% of iMore readers had already updated to iOS 5.1.1. Today, one of the major reasons many had waited, an untethered jailbreak for iOS 5.1.1, was released.
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Ba Hons CG Arts & Animation @ UCA Rochester Course Blog: All ...
Welcome to the Ba Hons CG Arts & Animation group blog!
This is where you share information, advice, cultural nuggets and technical know-how. If you've got a problem with Maya, with an essay question, or with a project brief there's someone on here who can help you. This is also the place where your tutors will notify you regarding up and coming events and any last minute changes to the timetable.
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Memorial Day Quotes: Politicians Honor Armed Forces On National Holiday (PHOTOS)
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Sunday, May 27, 2012
Crowds gather for Golden Gate Bridge celebration
The Phoenix fireboat sprays plumes of water as part of the Golden Gate Bridge's 75th anniversary celebration on Sunday, May 27, 2012, in San Francisco. The commemoration included a vintage boat parade and a fireworks display slated for the evening. (AP Photo/Noah Berger)
The Phoenix fireboat sprays plumes of water as part of the Golden Gate Bridge's 75th anniversary celebration on Sunday, May 27, 2012, in San Francisco. The commemoration included a vintage boat parade and a fireworks display slated for the evening. (AP Photo/Noah Berger)
With a sculpture of the Golden Gate Bridge adorning her foredeck, the W.L. Stewart III rides in a boat parade celebrating the Golden Gate Bridge's 75th anniversary on Sunday, May 27, 2012, in San Francisco. The commemoration included a vintage car show, an exhibit of roughly 1,558 pairs of shoes representing people who have committed suicide by jumping from the span, and a fireworks display slated for evening. (AP Photo/Noah Berger)
With sailors on deck, the USS Nimitz passes beneath the Golden Gate Bridge during a celebration of the bridge's 75th anniversary on Sunday, May 27, 2012, in San Francisco. The commemoration included a vintage car show, an exhibit of roughly 1,558 pairs of shoes representing people who have committed suicide by jumping from the span, and a fireworks display slated for evening. (AP Photo/Noah Berger)
An exhibit of shoes is displayed in remembrance of people who have jumped from the Golden Gate Bridge during a commemoration of the bridge's 75th anniversary on Sunday, May 27, 2012, in San Francisco. The Bridge Rail Foundation, which advocates for a safety net along the span to prevent suicides, estimates approximately 1,558 people have died after jumping since the bridge opened. (AP Photo/Noah Berger)
An exhibit of shoes in remembrance of people who have jumped from the Golden Gate Bridge is displayed during a commemoration of the bridge's 75th anniversary on Sunday, May 27, 2012, in San Francisco. The Bridge Rail Foundation, which advocates for a safety net along the span to prevent suicides, estimates approximately 1,558 people have died after jumping since the bridge opened. (AP Photo/Noah Berger)
SAN FRANCISCO (AP) ? Crowds gathered along San Francisco's waterfront Sunday, while San Francisco Bay was crowded with pleasure boats, tug boats and other vessels as the city celebrated the 75th anniversary of the Golden Gate Bridge.
Tens of thousands of people were expected to flock to the area to enjoy a number of events taking place along a section of waterfront stretching from Fort Point south of the bridge to Pier 39 along The Embarcadero.
At least several thousand people had gathered along the waterfront by Sunday afternoon, said Mary Currie, public affairs director for the Golden Gate Bridge, Highway and Transportation District.
"Everyone is biking and walking and looks very happy," she said. "We're off to a great start."
San Francisco resident Daniel Sutphin and his family were among those in the crowd enjoying the day and the views of the bridge.
"It's such an iconic structure, depending on the day or the hour, it just looks like it changes continuously," Sutphin said as he walked through the Fort Point area with his wife and their three young children.
Since it opened in 1937, more than two-billion vehicles have crossed the 1.7-mile-long bridge named after the Golden Gate Strait, the entrance of water to San Francisco Bay from the Pacific Ocean, and championed by engineer Joseph Strauss in the 1920s.
Because of the crowds expected and with no parking available near the bridge, officials were urging people to take mass transit to the events.
The California Highway Patrol was planning on shutting down traffic across the bridge from 9 p.m. through 10 p.m. for a monumental fireworks display set to take place over the bridge.
In a stark contrast to the thousands of celebrants, members of the group the Bridge Rail Foundation, an organization dedicated to stopping suicide jumps from the bridge, erected a display of 1,558 pairs of shoes, representing the number of people who died in leaps form the bridge since it opened in 1937.
"It's a symbol of how deep and serious this problem has been," said Paul Muller, a spokesman for the group. "We're still losing 30 to 35 a people a year off the bridge," he said.
Meanwhile on the water, Golden Gate ferries were running again after a one-day strike disrupted service across San Francisco Bay on Saturday.
Workers represented by the Inlandboatmen's Union walked off the job on a day strike, forcing the cancellation of ferries operated by Golden Gate between Larkspur, Sausalito and San Francisco.
The strike was called after nearly a year of negotiations over workloads and other matters, said Marina Secchitano, the union's regional director.
California Gov. Jerry Brown issued a statement Saturday evening, saying that he was appointing a board to investigate the strike, which, he claimed, created a disruption to public service.
Secchitano disputed the governor's claim, questioning the motivation to call for an investigation after a one-day strike. "(This is) an action to try to silence us," she said.
"They're counting on this process to back our membership off the issue," she said.
Ferry and union officials said service resumed Sunday when workers returned to work.
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Solid state solar panels are more affordable, say researchers, don't leak
Researchers at Northwestern University have found one way to stop a leak: get rid of the liquid. A new variation on the Grätzel solar cell replaces a short-lived organic dye with a solid alternative. The molecular dye the solid substance replaces was corrosive, at risk of leaking and only lasted about 18-months -- by replacing it, researchers plan to pave the way for a more affordable (and less toxic) alternative. Northwestern's new design flaunts a 10.2-percent conversion efficiency, the highest ever recorded in a solid-state solar cell of its type -- but that's still only half of what traditional sun collectors can do. Researchers hope to improve conversion in the long run, but expect that the cost reduction alone will be enough to get the party going. It may not be the greenest solar technology we've ever seen, but who are we to judge?
Solid state solar panels are more affordable, say researchers, don't leak originally appeared on Engadget on Sun, 27 May 2012 12:42:00 EDT. Please see our terms for use of feeds.
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