#cre lawyer

[crelaw-commercialrealestate]

Real Estate Corporate & Business Law

Shams Merchant is a leading attorney in commercial real estate corporate and business law, with expertise in structuring complex entities, joint ventures, and partnerships for real estate investment and development projects. His practice covers a wide range of corporate matters, including drafting contracts, asset and stock purchase agreements, financing agreements, mergers and acquisitions, and corporate governance.

Shams specializes in real estate private equity, fund structuring, investment transactions, recapitalizations, and debt restructuring. His experience extends to negotiating and managing joint ventures, ranging from simple two-party arrangements to complex platforms, recapitalizations, and secondaries transactions. He also handles corporate real estate transactions and public/private REIT transactions.

With over $3.2 billion in transactions and extensive experience in real estate litigation, Shams represents clients nationwide in the purchase, sale, development, leasing, and financing of commercial properties across various sectors. He is known for providing cost-effective, value-added services that help clients maximize their return on investment. Featured in prominent industry publications, Shams is a recognized leader in Texas commercial real estate law.

For more information, contact Shams at shams@mwfirm.com or (832) 451-2594.

[awrkive]

PLEASE LET CNBL COUPLE HAVE THEIR SEXTAPE 🤤 i think oc would be down to that idea but i get why jungkook is taking things slow too but my man is a simp fr he would put it in a loop because he’s obsessed with his girlfriend

i got u anon. ive got an ask about it sometime ago abt what miss cnbl!oc feels about digital s*x or film s*x. thought of an idea. this is 2 years after wncl, which is sorta kinda like the sequel of cnbl lols. anyways this is kinda self indulgent and honestly just an excuse to write smut 😭

summary: jungkook can't bear being away from you, and so you give him a solution

w/c: 2k lol

warning/s: consensual filming, unprotected s*x, cre*mpies

Jungkook can get pretty intense during reunions. In fact, intense is an understatement. He absolutely goes fervent, and you can’t blame him when you missed him just as bad too. 

“Ngh– fuck, I miss you so much, baby. I miss you every fucking day,” he groans into your ear, pumping his cock in and out of you at that pace that’s just so right. Not too fast. Not too slow. Just enough to make you keen; to make you grip the sheets behind you so tight. Just enough to not make it hurt when you've already come two times from his mouth and tongue, and another two times from his dick. Consequently, he's already two creampies inside your pussy and it's not even been a full hour.

And just when you thought that he’d be satisfied by the last time, he’s now determined on coaxing a fifth release from you. 

Frankly, you don’t know if you can do it. Sure, there was one time last year when he made you cum seven times in a row – and Jungkook still talks about it like a kid high on sugar, mentions it every now and then, keeps on wanting to do it again sometime – but it’s too bad you can’t keep up with him all of the time. Jungkook’s stamina is high and yours isn’t all that exemplary.

But you do try your best to match it because you love it just as well. You love the feeling of his cum shooting inside your hole, him pushing it back into you in that non-overbearing possessive manner, and how he always tells you you’re such a good girl for taking more and more, just letting him give and give. 

It’s why you encourage him to get you to cum again – because god, you really also missed him so fucking bad. 

He just got back from LA, just arrived at your place five hours ago, and you expected him to sleep the whole night in – not when you know he worked so hard back there. His team just bagged a win, and they’re moving onto semis the next few weeks. 

But Jungkook informed you that he had to leave again in six days – had to train across oceans again with the team. Said that he just begged his coach to get him a one-week vacay when others only got four. 

It’s not unfair when he’s the star player of the team he’s been winning for in the entirety of the last year. Jungkook’s an NBA player who has gained much bigger success and popularity ever since he got drafted, despite being so young and fresh to the scene. 

And sure, he basks in it sometimes – likes the praise, likes the way winning makes him feel. He loves playing for the team. Loves the work that he does. 

But one thing he absolutely fucking loathes about it is that he has to fly off across states for a game, and that means leaving the comfort of your shared apartment – leaving you, not being with you. 

And so you understand greatly why he’s intense during reunions. Because as much as you’re happy with your current lawyering – in your second year now – you also miss those days back in college when you could just have each other every single day. 

“Yes, fuck– oh there, baby, that feels so good…” you moan when he hits a particular spot. Your eyes roll to the back of your head as he encloses his hot mouth around your nipple again, alternating on suckling and nipping around it, his other hand fondling your other boob. But again, Jungkook seems to be so on edge right now that you let out an “Ow!” at one harsh bite. 

“Sorry,” Jungkook soothes it with a kiss to the tip, hips still moving against yours, cock going at a steady pace in and out of your pussy. “I just missed you so much, pretty girl. Those calls weren’t enough.” He whispers against your chest, this time lapping at your breasts more gently. 

You reach out for the messy locks that sit atop his head, smiling gently down at him even though he can’t see you. 

“Babe?” 

“Hm?”

“Do you want to take a video?” You ask, still caressing his hair. 

You don’t expect the way his hips stutter after your question. The quickness in which he peels his head away from your tits to look at you with a surprised face after that is almost laughable but that would be mean of you.

“What?” 

“A video. Of us. I dunno… maybe it will do us both good if we have something of us while we’re away from each other.” you shrug nonchalantly. 

You both aren’t strangers to sending nudes to each other or sexting in general. Jungkook sends you videos and pictures of his dick a lot of times – unprovoked and even on a random Tuesday at 2 fucking pm. And you send him your tits and risky pictures of you in crotchless panties when you feel like it. (Like when you’re taking a bath and you're feeling a bit raunchy with the soap suds all over your breasts… Jungkook gets so drunk off the pictures that he fucks you so good once he gets ahold of you in person.)

It used to be just tits but you’ve upgraded to pussy pics… hey, it’s just that you’ve grown more comfortable overtime.

Being with Jungkook for three years now, you can say that you’ve tried a lot of things with sex. But somehow… you’ve never really tried making a sex tape. 

Sure, Jungkook’s brought it up before. Asked you if you were interested in the idea – but you answerwd with an affirmative no. Photos were okay, but videos were off-limits, and Jungkook was completely fine with that. It is your body, and he understands thoroughly the anxiety that you have behind the idea of sexual digital footprint – you’re a woman after all, there’s ultimately danger as a consequence to the very idea. 

It’s not even Jungkook you don’t trust. God, you trust him so much – but it’s this paranoia about imaginary people who are out to get you. 

And so that has always held you back. 

But right now, as you feel Jungkook’s frustration about the long distance thing as much as his love while he drives you up the headboard with his loving, passionate thrusts, you can’t help but think that maybe you can give this a try. 

Filming a sextape, you meant. 

“Are you sure?” Jungkook blinks up at you, eyes wide as it opens and blinks continuously. 

You chuckle. “Yes. Why do you look so surprised?”

Jungkook smiles shyly, and it’s adorable because he’s literally balls deep in you right now. 

“I thought it was no-go.” 

“Please,” you roll your eyes playfully– but you’re soon cut off by a particular thrust. Jungkook knows this too, as he begins peppering kisses all over your jaw, humming to let you know he’s still listening. You stammer a little, but you manage to let out a continuation of your sentence, “I let you put your dick in my ass and spit in my mouth. Nothing is no-go between us at this point.” 

Your joke may not have been the funniest – as it just further riles Jungkook up by the way he suddenly picks up his speec. 

“Oh, fuck, you little minx – you really had to say that, huh?” He emerges from your neck and grabs your jaw – albeit softly. “Get me real fucking hard talking about those.” 

“You can do them to me on camera now.” you say, challenging. And you laugh when you feel him literally freeze. But it’s not as funny anymore when his cock throbs inside of you, and suddenly, you feel the urge to cum again. To release one more time.

He recovers quickly from the shock, though. “Yeah?” 

You gasp when he plunges his cock back into you, only leaving the first half of his length before he enters again. He repeats that motion until your neck is craned back and your eyes are seeing stars. 

“Keep going like that— yes, yes!” You say, starting to get hysterical because you can feel that coil in the pit of your stomach now. 

Just a few more pumps and it will come out anytime soon. 

“You’re so fucking hot and pretty, look at you.” Jungkook sighs, taking a hold of your hips this time so he can hit deeper. And he does hit deeper, alright – that it doesn’t really take too long before you spasm around his length again, your fifth orgasm hitting you like a ton of bricks. 

You lie there on the mattress completely lax while Jungkook goes on with a few more erratic trusts until you feel that hot liquid cum shooting straight to your hole. 

The both of you mewl in unison at the sensation, with Jungkook kissing your mouth to bask in the moment.

When he breaks away, he caresses your cheek and plants a sweet peck to the tip of your nose.

“We’re filming the sextape tomorrow but can I take a video of your pussy full of my cum right now?” He asks seriously, and his polite tone – as if he’s requesting something at the White House – makes you laugh again. You're so giggly now that he's back. Go figure.

(How you love him so much.)

“Okay.” you say, and you watch as his eyes widen, cock twitching inside your pussy that he still hasn’t pulled out from you yet.

“Fuck, you’re the fucking best.” He says as he picks up his phone from the nightstand. 

Turning it sideways, he grips the device with his left hand, turning the camera to your body. 

“Just make sure it doesn’t pick up my face, okay?” You say, but nonetheless enjoy the sight of his hooded eyes roaming around your naked body like he’s high on it. 

“I know. I’ll do that.” Jungkook murmurs, but you know he’s distracted, especially when you finally get to see the sudden shift in position where he’s kneeling on his calf now in between your spread legs. “Open wider for me, baby, let the camera see how full you are with my cock and cum.” 

You hiss at that, and you let Jungkook guide your thigh with his free hand as he helps you spread the two of them wider.

“Hold them for me, princess, just a min.” Jungkook says, folding your knees until they’re all up in your chest. With his help, you relax in that position, waiting for what he does next. “Good. Good girl. Always so behaved…” he trails off, and slowly, he slides out his cock from your heat. 

Jungkook thinks your face is the most beautiful he’s ever seen and your pussy stuffed, leaking with his cum is a close second. 

“Fuck.” He whispers, making sure the camera captures just how white your pussy is now with his thick cum – a product of five straight orgasms he’d coaxed out from you. He wants to highlight the way your pussy throbs, but sadly with the bad lighting and him using a phone camera, he can’t. 

Still, he relishes in the high of seeing you bare like this. With the tip of his cock just right beside your pussy, he slides the crown back to gather all the cum that dripped out, pushing it back into you. 

There's an overspill that coats his dick as well, and it’s making him feel things. Like his cock getting hard again even though he just came the second time. 

“Oh, Jungkook…” You sigh out, feeling overstimulated now. But as you look at his face, completely distracted, you enjoy the view instead. “You like that, baby?” You ask meekly, thinking that maybe he’d like that when he watches this again. 

“So fucking much, you have no fucking idea.” Jungkook huffs. “You’re so full already but there’s still so much leaking out.” 

“That’s all of you, Jungkook,” You say sweetly. 

“Hm. I know… shit… I just wanna do this everyday.” 

“Film is?” You snort. 

“Fucking you… being with you. I was going crazy in my hotel room at LA. Just wanna be with you all the time.” He laments. Jungkook presses on the phone and suddenly, he puts it back on the nightstand. 

“Awe. Poor baby.” You respond, tapping his forearm, putting your legs down while Jungkook soothes your thighs with gentle rubbing. 

You thought he’s done for the night, but suddenly, he says, “Angel, I may have lied. Can we film the sextape tonight, please?” 

You laugh. Again. And Jungkook just falls down your body, snuggles close to your chest as you instantly play with his hair. 

“Alright.” You say, craning your neck down to press a kiss on the crown of his head. 

[mori-sempai]

Hey what’s good the asshole pilot at the boys job who made his job really hard and almost killed him is DEFINITELY going to jail because the government out here wants to make an example of him as to why you shouldn’t drink and drive and rear end someone

[sojutrait]

#realnews

dante halabi is dead 

[ot3]

Hey! The link to your FAQ wasn't working for me so I don't know if this question has been asked before. I really appreciate your perspectives on AI art. Do you happen to have any resources that you read/listened to on intellectual property rights and the issues with it? I just don't really know where to start with it.

[heres where i cut out a big paragraph of me, once again, bitching about how blog pages don't work on the tumblr app and i think that's fucking stupid]

anyway i dont have any generalized sources on the subject but the tl;dr of it is: intellectual property rights exclusively benefit people who have the resources to pursue sustained litigation. 99% of the time, what IP law is being used for is to reinforce corporate ownership of work that was done by their employees.

the whole disco elysium debacle is a great case study.

The shareholders of ZA/UM accused the trio of, among other things, intending to steal intellectual property (IP) from the company — a curious accusation, considering that the world of the game is based off of a novel written by Kurvitz himself. The case of Disco Elysium illustrates the shortcomings of IP rights as protection for artists. Consequently, it contains a lot of lessons for the labor movement when it comes to the arts, and serves as a reminder that creative workers are, at the end of the day, workers. But this is not just an academic exercise. It’s a human story about the intimate consequences of capitalist exploitation. “I got my soul ripped out of me,” Kurvitz told me over Zoom in April of 2023. “I got my skull cracked open and my brain lifted out of it by a fifty-five-year-old financial criminal.”

another example: alex norris of webcomic name, which you will probably recognize when you see it, has been raising hundreds of thousands of dollars over the past several years to try and keep up with the protracted legal battle over maintaining ownership of his own work.

I have been fighting this case since 2019. It arose out of an agreement to make a boardgame based on my webcomic in 2017 but the publishing company has used this as an opportunity to take all of my intellectual property, and has even claimed ownership of Webcomic Name as a whole. I can't go into more detail here, but the details of the case are publicly available to read online.

Then, in a 2024 update:

I have essentially won the main case based on the decisions made last summer. The Judge has clearly stated that I own my comics, and that the other party has infringed on my copyright. It is not over yet, as there are still a few things that need to happen. Hopefully things will all be wrapped up this year. After 6 years of legal battling, I can’t wait to be free of all of this. Hopefully, this second case will backfire, and they will be sanctioned for filing it. But to get to that point requires a frustratingly large amount of work, time and money.

An interesting thing about both of these two specific instances is that they involve creators who had entire bodies of work produced around the specific IPs that were stolen from them before they even began partnering with corporate entities to produce works. which is insane! you can spend years writing novels, drawing comics, and if a company comes in with enough lawyers they can own those ideas.

this is pretty distinctly different to me than instances of work you do while being employed by a corporate entity being owned by that corporate entity, because at least you know what you're getting into there to some degree, but i still think that's bad too. consider stuff like the owl house and gravity falls, two disney shows made by people who very very clearly did not like working for disney. disney owns their ideas, their characters, their worlds, because that's the price you pay for having an animated show produced.

essentially it's very very clear upon even the slightest examination that intellectual property in no way exists to codify who the creator responsible for specific creative concepts or works is. it exists to turn nebulous things like 'ideas' into market commodities, and to funnel the profits made by the labor of individual artists and writers into corporate bank accounts.

the only person who has ever really benefited from IP law as an individual trying to lay claim to their own work is ken penders, who notoriously won his suit to have ownership of characters and storylines he created. heartbreaking: Worst Person You Know Gets An Unequivocally Deserved Legal W.

The comics continued under Flynn’s direction as if nothing happened, but things started looking grim in late 2012, when Archie suddenly fired its entire legal team. The company had been unable to produce Penders’ work-for-hire contract, which would have given control of his creations to Sega. Penders claimed the contract had never existed. A heavily circulated Tumblr post outlining the case (which has been corroborated as a reliable source by Penders) explains that while Archie did provide a photocopy of a contract allegedly signed by Penders in 1996, Penders claimed that the document was a forgery. That it was neither an original copy nor a contract from the beginning of the writer’s tenure at Archie meant that its validity was questionable. Making things worse, Archie couldn’t produce an original copy of any previous contributor’s contract, meaning that any writer or artist who had worked on the Archie Sonic line could potentially follow in Penders’s footsteps and reclaim their work. “So are you saying prior counsel blew it?” the presiding judge asked Archie counsel Joshua Paul in a May 2013 court session. His reply was unequivocal: “Absolutely, your Honor.”

So yeah. Owning the work you do as an artist is only something that happens when the people trying to profit off of it show unprecedented and staggering level of incompetence in their legal teams.

Then, alongside not owning the concepts and ideas you produce while working with corporate entities, there's the issue of NDA regarding specific pieces you've produced. This causes a LOT of trouble for freelance illustrators/character designers/concept artists, etc. Looking for work is very hard when the past three years of pieces you've drawn can't be added to your portfolio. Some people have password protected pages on their portfolios that they use for NDA work, but I believe the right to do this varies depending on your contract. I'm not 100% sure. In cases where the project you worked on eventually comes out, that's one thing, but there will be instances where the entire project gets canned after all the work is done, but is still under NDA so essentially all of your work has been taken from you, crumpled up into a ball by a studio executive, thrown in the trash can, and legally you are not allowed to go pick it out of the bin and try and flatten it out again.

This has all been pretty art-focused because that's the kind of circles I run in and where a lot of my interests lie but the truth is none of this is even remotely close to as evil IP law gets. I've saved the most egregious for last: The Lakota Language Consortium

The Lakota Language Consortium had promised to preserve the tribe’s native language and had spent years gathering recordings of elders, including Taken Alive’s grandmother, to create a new, standardized Lakota dictionary and textbooks.  But when Taken Alive, 35, asked for copies, he was shocked to learn that the consortium, run by a white man, had copyrighted the language materials, which were based on generations of Lakota tradition. The traditional knowledge gathered from the tribe was now being sold back to it in the form of textbooks.

When you're in defense of IP law, this is what you're siding with. This is the rational endpoint of IP and it is neither a fluke nor an example of the concept being twisted against its original design. Art, culture, language, it belongs to whoever is most capable of turning it into a product. The economic incentives of producing and distributing arts and culture demand this is how things be.

Meya says his work is a vital tool in preserving the Lakota language, which did not previously have a standardized written form. He estimated that there are fewer than 1,500 fluent Lakota speakers left and that over the last decade and a half, the organization has helped add 50 to 100 more. “Just because money is involved in it does not inherently make it an evil thing,” Meya said in a recent interview with NBC News. Most of the products his organizations make are free, he said, but the cost of printing textbooks has to come from somewhere. “That tends to be sometimes part of the rhetoric, ‘Oh, there’s money involved. It must be, you know, part of the overall colonization effort.’ Well, you know, that’s just not realistic.”

Artists looking to force their way into the class of people who gets protected by these laws are not looking out for their community. They are not protecting anything but their own perceived financial interests. Intellectual property will never, ever benefit the most marginalized members of creative communities and anyone who tries to convince you otherwise is huffing some serious copium.

Frankly, I don't believe anyone can or should 'own' things like Ideas or Specific Aesthetic Flairs. But even if you do believe in that, IP law isn't the framework for handling it.

[darkmaga-returns]

Restaurant bankruptcy filings have been ticking higher this year as budget-conscious consumers cut back on eating out, and many eateries struggle with high debt loads in a toxic environment of high interest rates. TGI Fridays is the latest casual dining chain preparing a bankruptcy filing.

People knowledgeable of TGI Friday's bankruptcy plans told Bloomberg that the US casual dining restaurant chain, with 600 locations in 55 countries, including 233 in the US, will file for bankruptcy protection in the coming weeks. 

TGI Fridays executives have been in multiple discussions with lenders searching for a loan to ensure operations run smoothly through the Chapter 11 process, the people said, who asked not to be named in the report. 

The people said Ropes & Gray LLP lawyers are advising TGI Fridays on bankruptcy preparations but noted plans have not yet been finalized. 

Bloomberg pointed out:

The chain's obligations include asset-backed securities, which were the source of some drama last month after the company's management breached their terms by failing to file documents to bondholders on time. As a result of that breach, they had to turn over control of some assets to an outside manager.

Credit rating agency KBRA recently reported that the chain lost control of much of its business functions through a manager termination event because of TGI Fridays' "failure to furnish a report of the independent auditors or back-up manager summarizing the findings of certain agreed-upon procedures within a certain time period."

Add TGI Fridays to the list of restaurant bankruptcies piling up this year as the space becomes extremely challenging in a period of thrifty consumers: 

Red Lobster Management

Rubio's Restaurants

Melt Bar & Grilled

Kuma Holdings

Tijuana Flats

Sticky's Finger Joint

Boxer Ramen

CRE news website Bisnow added more color on the restaurant downturn: 

Going back decades, this year is set to come second to only 2020 for the number of restaurant chains and operators declaring bankruptcy, according to BankruptcyData.com records reported by the WSJ. Traditional chain restaurants like Red Lobster and Buca di Beppo have had to resort to a court-facilitated restructuring, but so have fast-casual chains Roti, Tijuana Flats and fast-casual taco chain Rubio's.

Same-store sales traffic at US restaurants was down 3.3% year-over-year this month, according to Black Box Intelligence, and casual dining restaurants saw visits fall 4.5%.

[thevitalportal]

There are a number of ways to deal with these individuals and civil lawsuits are relatively effective . It’s not a silver bullet that works overnight or immediately. It just takes the intensity to stay the course. 

Proceeds of the sale will go to paying down Jones' $1.5 billion debt to the Sandy Hook families who won two defamation suits against him after he spread false conspiracy theories that the 2012 elementary school shooting in Newtown, Conn., never happened. "The Connecticut families agreed to forgo a portion of their recovery to increase the overall value of The Onion's bid, enabling its success," according to their lawyers.

[eyes-of-mischief]

weekly fic recs | 33

prompt: bureaucracy/office au

fandoms: bnha, dc, hq, mdzs

bnha

Heroics: Not Just Punching People Into Buildings, Apparently by stifledlaughter

"In today's practical test, you all will grapple with one of the worst aspects of being a hero," announced Present Mic to class 1-A. "Paperwork!"  

---

Sometimes, hero work isn't about capturing villains. It's about trying not to cry on the phone to the insurance agent after being on hold for an hour when they tell you that their company only accepts faxed forms.

He's Our Most Important Member by autumnconcept

As a member of the quirkless side of society, Izuku has long given up his dream of being a hero.

Remind him how he ended up in charge of an entire agency?

dc

Executive Assistant to the Batman by heartslogos

“So what’s someone like you doing working for someone like Wayne?”

“We’re star-crossed,” Tim answers, because clearly this job has only improved his ability to mouth off with a complete and total lack of self-regard.

(Rewrite of my old Assistant!verse)

on my desk by monday by calamityjade

(explicit)

Dick Grayson was tired of living hidden in his father's shadow. He desperately needs to find a space where he can thrive as just himself, and figures seeking out a simple job might be a good start; but being Jason Todd's assistant gives him so much more than he expected to gain. (No capes AU. Jason Todd is a lawyer and Dick is hired as his assistant)

haikyuu

hyogo melon code of conduct by goldplate

(mature)

“You misunderstand me, Miya-san. We’re not here to discuss the legality of your… melons."

-

Osamu's home garden gets the attention of the municipality's building and lot code compliance office.

the right path by norio

"What do you expect from our company?" the interviewer asked.

A job. A straightforward path, the only concerns about the budget for printer toners. A solitary lifestyle in a cubicle. But Akaashi curled his fingers around his resume and thought wryly that if he truly wanted all that, he wouldn't be applying to an anime company.

mdzs

Best man for the job; a detailed treatise on Chief Cultivation by Aerlalaith

“Just these?” He had thought, perhaps, given Jin Guangyao’s notorious organizational skills, there might be a few more, but it does not overly trouble him.

“Oh no, Chief Cultivator,” Jin Guangtian says. “This is just the index.”

(The peerless Hanguang-Jun faces his greatest challenge yet: bureaucracy).

The Roots Grow Riotous by hansbekhart

(explicit)

Sometimes Lan Zhan doesn’t work through lunch. Sometimes he makes conversation with coworkers in the halls. Sometimes he goes home instead of spending the last hour trawling through Grindr. But mostly, that’s exactly what he does. The sameness is comforting. His life spools out in easily measured increments: capsule collections, yards of hand dyed textiles, ninety day lead times, sell through figures, cost of goods sold. 

Every date in manufacturing can be calculated backwards and forward from a single horizon point: the date that the goods must arrive into the country where they'll be sold. Other than that, nothing else really matters.

Always Be Closing by betts

(explicit)

Wei Ying’s thumb hovered over Lan Zhan’s number. It would be a brief phone conversation. Not even a minute. He would tell Lan Zhan what needed to be done, and Lan Zhan would say “mn” a bunch of times, and Wei Ying would spiral all day about how much Mr. Hot and Perfect All the Time probably hated his guts, and it would be fine. Emotionally, no different than any other Tuesday.

Fine, sue him, he was a coward. He pulled up a new text and typed, My son is sick today. Going to doctor. Can you do smoothie hut call? 500m CRE + 250m LOC

He sent the text. The ellipses rose. He waited.

Or: During a long overdue divorce and messy custody battle, Wei Ying gets demoted to small business finance. There, he's partnered with a new closer who clearly hates him, until he finds out Lan Zhan is far more verbose—and dare he say flirtatious?—in writing than in speaking

But to be loved like a song you remember Even when you've changed by enbysaurus_rex

The manual was long, but it all boiled down to the same thing-- assess, capture, banish, assess, repeat. Keep the affected area to a minimum. Be proactive in protecting any device that can access the internet. Physical storage areas with names had to be up to standard (file boxes were allowed, so long as the lid was reinforced and could stand up to the particular talisman used), but anything else usually required paperwork and approval, even if it was retroactive. Wangji hoped everything was in file boxes this time, even though he knew it was in vain. None of his storage solutions had ever been declined, but it was a tremendous amount of paperwork, picture taking, and documentation for what was usually a relatively small collection. In this case, it was less likely to be true, and the documentation was likely to be equal to the names warded and sealed. He appreciated that.

[nsfwhiphop]

Incoming Text for Marion Cotillard:

Hey, Marion! You are the French Cop now.

You're in office as the protector and bodyguard of Tracey Edmonds.

I don't trust my family, not one, they're all corrupt and they are loyal to many other corrupt people in France and Tracey doesn't know this information.

I want to ask you to protect Tracey Edmonds from my corrupt family members, do you hear me?

I'm asking you to protect her and my lawyer Kim Kardashian too, when they come visit me in France, you have to make sure that none of my family members will see them, they will avoid them to protect themselves against any "He Say, She Say" cases.

The title of this letter is:

"Defense Strategy in He Said, She Said Cases"

Read this article:

A lot of my family members have signed deals with my many enemies and they want to wait for an opening to say that they have been witnesses to this and witnesses to that, do you understand?

This is my "Defense Strategy in He Said, She Said Cases"

Tracey Edmonds and Kim Kardashian will never speak to them or see them face-to-face, these two women must ignore them, that way they can't say they know her.

I'm asking you to protect Tracey Edmonds when she is in France, don't let them get near her, not one member of my family will get near Tracey Edmonds, she will refuse to acknowledge their existence.

Marion Cotillard, you are the Police officer now, you have to make sure that Tracey is safe and Kim Kardashian is safe too.

When they come to visit me in France, you can use the Police to come pick me up at my home and I will follow you in the Police car, it's as simple as that, you can use the Police to clean up this mess.

You know where I live, use the Police to come pick me up and I will follow you in a Police car, you can do that, can you?

Listen carefully, you need to understand the situation, you have to understand that there are many American and French billionaires who paid my family members to lie about me and my future wife Tracey Edmonds, they are waiting for an opportunity to hurt us with false claims and slander by selling our information to news channels.

But wait, here's the kicker, they can't prove shit until now.

And that's where you come in, Marion will become the cleaner like Jean Reno, do you remember that movie?

Victor the cleaner character, Jean Reno, well, you are the cleaner now.

You can say you are the female version: "Victoria the cleaner."

You are responsible for the safety and security of Kim Kardashian and Tracey Edmonds in France.

You can use your friends in the French Police to make sure this operation is smooth sailing and clean, with no proof, not one little proof.

In the end, all our enemies will become blind and we will win the PRIVACY war, you will protect the privacy of Tracey & Kim K.

Tracey & Kim K will follow the lead of Marion the cleaner.

There will be no mention of our meeting in the newspapers, the only way to pull this off is with your friends in the Police, and I know you have many friends in the Police, so do it, Marion, I know you can.

I hate google.

Tracey hates google.

Kim Kardashian hates google too.

And I know Marion hates google too.

We all hate google.

So, please Marion, can you make sure that we never appear on google? Thank you.

I live in Strasbourg, you can pick me up with a Police car, I will follow your lead, I'll wait for you, Marion the cleaner.

This is the perfect solution to put an end to the clout-chasers in France, they all want to appear on google, and we have to protect our privacy, kick them out, and block all the French clout-chasers.

okay, this chat was fun.

Love you, Marion! Have fun, big hug for you.

P.S:

Here is the scene on youtube:

Victor the Cleaner is illest motherf*cker from here to Gardena: La Femme Nikita

[crelaw-commercialrealestate]

Real Estate Private Equity, Fund Formation & Syndication Law

Shams Merchant is a top-ranked attorney specializing in real estate private equity, fund formation, and syndications. With extensive experience in structuring real estate investment funds, including 506(b) and 506(c) offerings, Shams provides comprehensive legal services for clients across the U.S. He drafts key documents such as private placement memorandums, operating agreements, and subscription agreements, ensuring compliance with federal and state securities laws, including blue-sky laws and SEC filings.

Shams has successfully structured various types of real estate funds, including blind pool funds, hedge funds, and debt and lender funds, offering expert deal structuring advice and guidance on capital-raising activities. His cost-effective services cater to individual investors, private equity firms, sponsors, and general partners, helping clients efficiently raise capital and manage commercial real estate investments. Additionally, he represents clients in the acquisition, development, and leasing of properties, providing a comprehensive, one-stop legal service.

With over $3.2 billion in transactions and recognition for his work on award-winning real estate projects, Shams is a leader in the field. He is known for delivering sophisticated legal counsel at a reasonable cost, ensuring high ROI and business profitability for clients. For more information, contact Shams at shams@mwfirm.com or (832) 451-2594.

[crelookup]

Journey into the World of Commercial Real Estate: A Guide to Success

Commercial real estate (CRE) stands as a dynamic and multifaceted sector within the broader real estate industry, encompassing a wide range of property types such as office buildings, retail spaces, industrial facilities and more. Behind the towering skyscrapers and bustling shopping centers lies a complex ecosystem of landlords, tenants, investors and developers attempting to navigate the constantly evolving landscape of CRE.

For entrepreneurs and businesses, commercial real estate represents more than just physical space – it's a strategic asset that can fuel growth, increase productivity and strengthen brand identity. Finding the right location, negotiating favorable lease terms and maximizing operational efficiency are some of the considerations that can have a significant impact on the success of any business venture.

Similarly, investors are attracted to commercial real estate because of its long-term appreciation and income generating potential. Whether acquiring office buildings for rental income, purchasing retail properties for redevelopment, or investing in industrial warehouses to capitalize on e-commerce trends, CREs offer investment strategies to suit different risk profiles and investment strategies. Does. Let's offer. Does. Provides diverse opportunities.

However, navigating the world of commercial real estate can be challenging, especially for those unfamiliar with its complexities. There are many factors to consider when entering into a CRE transaction, from market analysis and property valuation to financing options and legal considerations.

Fortunately, there are resources and professionals available to guide individuals and businesses through this process. Commercial real estate brokers and agents provide valuable expertise and market insight, helping clients identify opportunities, negotiate deals, and minimize risks. Additionally, financial advisors, lawyers and asset managers play essential roles in facilitating transactions and ensuring compliance with regulations.

In an increasingly digital world, technology also plays an important role in shaping the future of commercial real estate. From online listing platforms and virtual tours to data analytics and artificial intelligence, innovative technologies are revolutionizing the way properties are marketed, managed and transacted.

As we look ahead, the commercial real estate sector is poised for continued growth and development. Trends such as remote working, sustainability and urbanization are reshaping demand for commercial properties, while emerging technologies and economic shifts present both challenges and opportunities for industry stakeholders.

Whether you're a business owner looking for the perfect location for your next venture, an investor looking to diversify your portfolio, or a professional who wants to understand the intricacies of CRE transactions, commercial real estate is primed for success. Is major. Is major. Is major. It is necessary to understand the basic principles of. By staying informed, taking advantage of expert advice and embracing innovation, individuals and businesses can harness the full potential of commercial real estate and thrive in today's competitive market landscape.

[almaqead]

"The Thinker." Introduction to Surah 5: Al Ma'idah, "The Table Setting."

Through Surah 4 we learn God is who He is, and has always been of the same mind about His creation and humankind. He has been pushing us from behind, using the Torah, the Gospels, and the Quran, each with different styles of instrumentation to tell us we have a bright future filled with luxuries and choices if we do not fight, honor and educate women, and stand between government and religious corruption and the people with all our determination.

It sounds like a liberal approach but we know it is not. Ask a lawyer or look at a law library. Civilization is a compact, complex representation of codes we have incorporated into our minds and turned into habits. When these habits change, we lose time, money, land, lives and our fortunes. Muhammad said this was a disgrace we must not incur.

Muhammad had an interesting job- he was the heir to almost every fully developed and failing faith on the planet and he had nothing good to say about how well they were working.

Surah 5, Al Ma’ida “The Table Spread” is dated to 622 after Muhammad made the First Hijrah from Mecca to Yathrib, what was later to be called Medina. We donot know the real name of the Muhammad that wrote this Surah or his or her fellows. The First Prophet died in 622.

Surah 5 is likely an attempt to maintain a tradition or technique for the new religion of Islam vital- to magnify its ability to teach, address social, political and spiritual issues. To maintain the dialogue between humanity the Most High, Allah.

Among many of these was the ongoing question of what to do about Christians and Jews, and the fragile ideology of a truly spiritual instead of legal path. Muhammad was desperate to lead Muslims away from the oppression of a cruel and rigid God.

Still Surah 5 is a legal document most of all- Judaic in its prescriptions and restrictions. All of its spiritual possibilities and pertinence to modern life will be discussed.

5:1:

O you who have believed, fulfill [all] contracts. Lawful for you are the animals of grazing livestock except for that which is recited to you [in this Qur'an] - hunting not being permitted while you are in the state of ihram. Indeed, Allah ordains what He intends.

O you who have believed, do not violate the rites of Allah or [the sanctity of] the sacred month or [neglect the marking of] the sacrificial animals and garlanding [them] or [violate the safety of] those coming to the Sacred House seeking bounty from their Lord and [His] approval.

But when you come out of ihram, then [you may] hunt. And do not let the hatred of a people for having obstructed you from al-Masjid al-Haram lead you to transgress. And cooperate in righteousness and piety, but do not cooperate in sin and aggression. And fear Allah ; indeed, Allah is severe in penalty.

Commentary:

Ihram is the opposite of Haram. In Masjid Al Haram, the House of the Sacred, yes you shall. In Masjid Al Ihram, the House of the Forbidden, no you shall not.

This section then alludes to a classification of food animals not unlike the one named in the Kosher System of Classification, with which Muhammad named some commonalities, but for the most part, Jewish rules made Muhammad angry and he complained about the stinginess of Jews, especially towards food.

So what are we to do with this? As in the Torah we need to look at the fundamentals of all Judaism based thinking and that requires Gematria. Even without Gematria, it should not be that hard for an intelligent man to tell what is good for him and what is not, what is good for the world and what is not, what is wrong, and what is right:

5.1a: The Value in Gematria is 14062, ידאֶפֶסו‎ב, yadafesov, "knowledge."

What does Allah say about knowledge in the Quran? About those who have knowledge, the Quran says: “God will exalt by (many) degrees those of you who have attained to faith…” (Surah 58: 11). According to Quranic perspective, knowledge is a prerequisite for the creation of a just world in which authentic peace can prevail.

5.1b: The Value in Gematria is 9802,טחאֶפֶסב‎, tahfesb, "think."

"Rationality as meant by the Qur’ān and embodied in its unique style is presented. Furthermore, the Qur’ānic documentation of the role of practical demonstration on the individual's mind as well as the societies’ collective mind is pointed out. In addition, the study shows how the Qur’ān guides people to the proper use of reason within a scientific framework of mind.

In agreement with Kalin,[1] Crow,[2] Kazi[3] and Iqbal,[4] contrary to the pre-Islamic period of Jāhiliyyah, “ignorance”, Islam represented the era of not only faith, but also knowledge, reason, justice, freedom and humanism in its real attributes of: Tolerance, altruism, and respect to human beings.

Hence, by the middle of the seventh century, a new sociopolitical order as well as a new ontology of the reason was established. Therefore, the ontological ground of the Qur’ānic reason and rationality were known long before the Greek philosophical texts, which were translated into Arabic in the middle of the ninth century as stated by Ibn ‘Abi-’Uṣaybiʿah.[5]"

5.1 c: The Value in Gematria is 11018, יאאֶפֶסאח‎, japhesach, "you're stupid."

The Quran and the Faith both forbid the intersection of hatred and stupidity. It is vital the Muslims of the world stand behind the words of the Prophet against the Mormons and the Evangelicals and those who would discredit them or the Religion and complete the aims of their corruption:

"Islam as a religion is grounded in reality and allows legitimate force in particular contexts. The Qurʾān and teachings of the Prophet, peace be upon him, provide guidelines and restrictions on the use of force.

These instructions are often cherry picked out of context to demonstrate Islam’s alleged coercive nature. However, even an honest cursory examination of the Qurʾān and the life of Prophet Muhammad, peace be upon him, will enable us to conclude that Muslims are not permitted to fight others based on belonging to another faith.

The Prophet, peace be upon him, had non-Muslim neighbors and family members who he loved, cared for, and had strong bonds and relationships with. If Islam taught Muslims to kill and hate all non-Muslims simply because of their faith, then he should have been the first to do so. However, this was not the case.

The Qurʾān clarifies the relationship between Muslims and non-Muslims as being one that is based on love and compassion. The Qurʾān states Allah does not forbid you to deal justly and kindly with those who fought not against you on account of religion and did not drive you out of your homes. Verily, Allah loves those who deal with equity. (Qurʾān 60: 8).

This verse makes it clear that the basis for fighting is not religion, but defense against those who attack Muslims for simply being Muslims. Although Islam allows Muslims to fight those who attack them, it requires Muslims to be fair and just even with their enemies."

Thanks to Dick Cheney and the mooks at the Heritage Foundation and RNC, we have this false notion front and center that the Quran and Islam barely scrape by as valid religious documents or systems. The truth is there is more than just a little lint of goodness in both as we have discovered.

[ennovance]

A.I. Is Coming for Lawyers, Again

Previous advances in A.I. inspired predictions that the law was the lucrative profession most likely to suffer job losses. It didn’t happen. Is this time different?

https://www.nytimes.com/2023/04/10/technology/ai-is-coming-for-lawyers-again.html?smid=nytcore-ios-share&referringSource=articleShare #productivity #AI #commercialrealestate #cre #chatgpt #artificalintelligence

https://twitter.com/mohossain/status/1671877760032342019?s=46&t=GtuOmoaTjOwevz2JidiiDQ

[doraekirst]

Man Overboard On Cruise Ship Near Hawaii - Lawyer Reacts - YouTube

The Australian man who fell overboard a cruise ship enroute to Hawaii has been identified as Warwick Tollemache. Crews on board the Quantum of the Seas conducted an immediate search for the 35-year-old. The search was suspended after the ship’s cre…

source https://www.youtube.com/watch?v=BEPrDqvGhcg

[dwagom]

https://financialpost.com/fp-finance/banking/commercial-real-estate-contagion-spreads-to-europe

“There are serious concerns in the U.S. CRE market,” said Rabobank credit strategist Paul van der Westhuizen. “It’s a not an issue for larger U.S. and European banks but the smaller property-focused German banks are feeling a bit of pain. Right now it’s more a profitability issue than a solvency issue for them though. They have sufficient capital and are less exposed to the threat of deposit runs than pure retail banks are.” (...) On Tuesday, Morgan Stanley held a call with clients recommending they sell Deutsche PBB’s senior bonds. (...) Bafin, the country’s banking regulator, said it’s monitoring the CRE turmoil, declining to comment on Deutsche PBB specifically. Germany’s central bank warned last year about the risks surrounding commercial real estate, saying there could be “significant adjustments” that lead to higher defaults and credit losses. (...) “You have to be mindful as you don’t know exactly where the bottom is,” said Raphael Thuin, head of capital markets strategies at Tikehau Capital. “We are aware that there could be more pain to come in commercial real estate.”

SoftBank has announced it will take full ownership of WeWork Japan, shouldering the company’s business-related debts. The development comes just four months after the troubled coworking business — once valued at $47 billion — filed for bankruptcy in the U.S. (...) “There are no plans to close any locations due to this reorganization,” a spokesperson for SoftBank said Friday. “SoftBank will continue to fully support the provision of WeWork Japan’s services and its management team.” (...) “Some of my investors say ‘Masa, you get too excited and too much concentration into one company, don’t go too far,’” he said during an interview with CNBC.

The letter noted that WeWork had shut out Neumann from deals before. When Neumann tried to “arrange up to $1bn of financing to stabilize WeWork in October 2022”, the company’s then CEO, Sandeep Mathrani, “shut down that process without explanation” while “participants were literally in the air traveling”. (...) One of the company’s major creditors is SoftBank, the Japanese investment company that had pumped cash into Neumann’s vision of WeWork before its collapse. Since he left WeWork, Neumann has returned to leadership, creating a new company focused on the residential real estate market. Flow Global received a huge $350m check from the venture capital giant Andreessen Horowitz in 2022 to scale up Neumann’s idea of branded apartments. Think WeWork, but for renters. “It’s often under-appreciated that only one person has fundamentally redesigned the office experience and led a paradigm-changing global company in the process,” Marc Andreessen, of the venture capital firm, wrote in a blogpost in 2022. “For Adam, the successes and lessons are plenty.” (...) In a statement, WeWork told the Guardian(...) “We continue to believe that the work we are currently doing – undressing our unsustainable rent expenses and restructuring our business – will ensure WeWork is best positioned as an independent, valuable, financially strong and sustainable company long into the future,” the statement read.

masayoshi son and adam neumann are scrambling to keep their heads as far as they can from any platter. must suck being the guys spending other people's money when the downward half of a commercial RE bubble finally comes around

[perceabeth]

childhood friends coffee shop au

mari bestie u missed the memo where i said JOCK au but it's ok i wrote u this <3

People Watching

“What about the kids sitting at Crescent?”

“Cres– you can’t name our tables, Annabeth.” Percy leans his elbows on the counter and peers around the snack shelf. “That’s… no. I think they’re friends.”

“So you knew what I meant by Crescent.” Annabeth points a finger at him and Percy snorts.

“The table by the window that opens up into Crescent Street? It isn’t rocket science.” He flicks her forehead and Annabeth scowls at him. “But they’re not dating. Look– the guy in the yellow jacket, he keeps checking his phone. It’s way too desperate– he’s texting a partner, or a potential partner, a crush. You know.”

“Fair enough.” Annabeth looks around the room. It’s slim pickings today– late Tuesday mornings aree generally quiet.

“There.” Percy says. “What about that group by The Bar?”

“The Bar?” Annabeth makes a face at him. “I’ll have you know that table is named Lawyer’s Ledge. Silena and I spent ages naming these tables. They’re our children.”

“Except all your names suck. But fine. Who in that group is dating?”

Annabeth observed them carefully. “There. The girl in green and the ginger girl. Look at the way they look at each other. I’d bet money they’re holding hands under the table when they think their friends aren’t watching.”

“I’m not sure. The tall skinny guy bought the redhead’s drink.”

“So? Maybe they’re friends. Maybe he owes her.”

“Fine. It doesn’t matter.” Something over her shoulder catches his attention. “Don’t make it obvious but a new couple just walked in.”

Even before she can find it in herself to be irritated– why would I make it obvious? This isn’t my first rodeo, Percy– her new customers have already crossed the length of the café and are currently waiting to be served. The girl seems warm enough– bright smile and sparkling brown eyes. Her companion is a little less welcoming, keeping an awkward but respectful distance from her, his broad shoulders rolled back and his spine erect as he watched Annabeth step back into the counter.

“Hey guys, what can I get for you?” She turns on her screen as the girl hums, scanning the menu.

“I’m going to get a large iced double shot caramel macchiato with five pumps of vanilla syrup. Is that okay?” Annabeth glances at Percy, who’s trying really hard to keep a straight face and then nods at her. “Extra whip, and some extra caramel drizzle on it.”

“Sure thing.” Annabeth checks the time on her screen. It’s only 10AM but Annabeth and Percy have already been on their feet for five hours. With that amount of caffeine and sugar for such a small body– it’s hard to imagine the girl shaking off the effects of her drink by the time night rolls around. “And you?”

“I’ll have a green tea. Regular, please.”

“Not a coffee person?” Annabeth asks as she rings them up. The guy shakes his head.

“Not really. Also a lemon muffin for me.” He adds, looking at his friend, who thinks about it for a moment before deciding against any food. Annabeth thinks she might be better for it. She’s grateful to have this job– if for any reason that it helps pay her bills– but she wouldn’t touch a single thing from their bakery with a ten foot pole.

“Cool. Percy?” Annabeth hands him the order. “Need me to help?”

“No, I’ve got it.” He waves her off and Annabeth turns back to the couple.

“Got any plans for the day?”

“Not really.” The girl looks up hopefully at the boy. “Just thought we’d come grab some coffee and work on an assignment together.”

“It’s a nice day out, isn’t it?” Annabeth’s met some dense boys before– hell, she’s worked alongside some dense boys before– so it doesn’t take much for her to catch onto the girl’s tragic plight. “Sure your assignment can wait. Go out, enjoy it. We’re not going to see the sun like this for a while.”

“What do you think, Jason?” The girl taps her card against the reader and pays for the entire thing. Annabeth notices how she isn’t thanked. “You know… Jones doesn’t expect anything from us for another two weeks.”

“I don’t know.” Jason glowers at Annabeth like she’s the single source of all his problems. It doesn’t bother her all that much– she’s had a lot worse from customers who’ve received the wrong flavouring in their coffee. “How about we work for a bit, and we’ll take it from there.”

“Sounds like a plan.” The girl doesn’t seem too beaten down by their compromise. She looks around the coffee shop and studies Annabeth for a moment before doing the same to Percy. “So what’s the vibe here supposed to be?”

“What do you mean?”

“I don’t know.” She shrugs. “You’re so… frills and lace in your hair and he’s so… ripped jeans and just-rolled-out-of bed. No uniform?”

“Cool boss.” Percy tells her as he carefully places Jason’s lemon muffin on their tray. He slides it across to them. “Thanks for coming down.”

They watch the two of them debate between two tables– Baby Shit and Makeout Corner– before settling on the less fortunately named one. Percy lets out a sympathetic oof.

“Baby Shit.” He sighs. “That’s a shame. They aren’t getting far.”

“You never know.” Annabeth counters. “Maybe they’ll graduate to Makeout Corner.”

“If she doesn’t die of diabetes first.” Percy snorts. “Cocaine would be a healthier option than what she’s drinking.”

“Stop.” Annabeth laughs. “She looks like she really likes him, you know.”

“First date?” Percy asks. “She paid for the entire thing. I’d say that’s pretty progressive.”

“Sure, in the 1800s.” Annabeth smacks him in the chest. “They don’t seem like they have much in common on the surface, do they?”

“Oh, yeah. He’s a military brat. She’s got a rich father. They’ll be miserable together.”

“You think?” Annabeth tilts her head as she watches them. “I don’t know. Sometimes it’s nice to be with someone different from you, right?”

“Why?” Percy grabs her by the hips and tugs her backwards into him. “Like frills and lace in your hair is different from ripped jeans and whatever she called me?”

“Yeah. Like that.” Annabeth presses a kiss to his jaw. “Exactly like that.”

“If that kid’s anything like me,” Percy mumbles into her ear. “She needs to make a move. And fast.”

“Why?” Annabeth asks. “Did I have a lot of competition?”

“Yeah. That girl from my art class was super into me. She’d have snapped me right up if you hadn’t swung in on time.” Percy says, dead serious. “I’m hot commodity, Annabeth.”

“Fine, then.” Annabeth lets him lift her off her feet and push her onto the counter. Technically, they aren’t allowed to do that, but the place is empty enough that their chances of getting caught are pretty low. Percy steps in between her legs and she locks her ankles around him. “Want to bet who can pull more people?”

“I’m not playing that game with you.” Percy throws his head back when he laughs. “You kidding me? You’d wipe the floor with me.”

“Glad we’ve established that.” Annabeth smirks and Percy leans in for a quick peck on the lips. “Hey. None of that cute stuff. Cindy finds out we’re making out on the clock– we’re both fired.”

Percy presses his forehead against hers. “That’s a risk I’m willing to take.”