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8/19/2023 0 Comments Noi finance meaning![]() ![]() In this article, we’ll take a closer look at net operating income, discuss the components of NOI, and also clear up some common misconceptions. Without a firm grasp of net operating income, commonly referred to as just “NOI”, it’s impossible to fully understand investment real estate transactions. This may help them to better understand the income profile of their direct real estate investments.Understanding Net Operating Income (NOI) is essential in commercial real estate. But applying a similar approach at the asset level has the potential to help investors differentiate net operating cashflows from free cash flows. ![]() For those familiar with listed real estate markets where metrics like adjusted funds from operations (AFFO) - a measure of financial performance - are sometimes used, the practice of adjusting for recurring capex may not be a new concept for some investors. The above examples help to demonstrate how capex adjustments can have a sizable impact on yields and that various factors like age, location and property type can influence the size of the impact. Location can also matter as capex levels vary across countries While Australia’s NOI yield was relatively high in 2018 at 5.2% (and at a similar level to Portugal), after adjusting for capex, Australia was more comparable to some of the European markets like Italy and France, both of which yielded 3.5%. Moving to a country level, the exhibit below compares the national markets within the MSCI Global Annual Property Index. The magnitude of capex adjustment can vary considerably However, after factoring in capex, the adjusted yields for office were 2.9%, only slightly higher than the 2.8% for the residential sector. We can also see that at the headline level, NOI yields for office assets in 2018 were 4.2% - 60 bps higher than for residential assets. Thus, while assets built in the 1960s and the 2010s had NOI yields of 4.1% and 4.0%, respectively, after adjusting for capex, the gap was much wider with 1960s and 2010s buildings, yielding 2.5% and 3.4%, respectively. The first notable observation is that the adjustment for older assets was larger than for newer assets (which is understandable, given older buildings can require more maintenance expenditure). This is illustrated in the exhibits below, which use 2018 data from the MSCI Global Annual Property Index to compare NOI yields against capex-adjusted NOI yields. The amount of capex for assets can vary due to things like the property type, country and asset age. So, while we’ve seen record-low headline yields every year since 2014, capex-adjusted yields are still only just below their 2006, pre-financial-crisis lows. ![]() ![]() It is also worth noting that capex has been lower since the global financial crisis. So, while the headline NOI yield achieved by commercial real estate in 2018 was 4.4%, a capex-adjusted measure of NOI yield registered around 110 bps lower, at 3.3%.Ĭapex-adjusted yields trend lower than headline yields Between 20, the adjusted NOI yield averaged around 130 basis points (bps) lower than the headline NOI yield (see exhibit below). We used data from the MSCI Global Annual Property Index to demonstrate the effect of adjusting net operating income (NOI) yields to account for the amount of capex. Investors may therefore, in certain circumstances, want to look beyond headline income returns and yields to better understand the “free cash flow” position of their assets or portfolios after capex. However, real estate assets are physical buildings requiring ongoing capital investment. The fact that income accounted for such a sizable proportion of the long-term total return helps illustrate why income returns and yields have often been highly scrutinized as part of the investment process. The importance of income to real estate investorsįor example, over its 18-year history, the MSCI Global Annual Property Index has achieved an annualized total return of 7.4%, 5.7% of which was income return. But do investors fully appreciate how much capex their portfolios require? This may help them gain a better understanding of the income profile of their portfolios. This is certainly true of real estate, where capital expenditure (capex) is required to maintain and operate a portfolio. Investors looking to understand the potential “free cash flow” position of assets or portfolios post-capex may want to adjust the yields they use to account for it.Īs the old adage goes, you have to spend money to make money.Variables such as age, location and property type can influence how much capex is required to operate an asset.But headline yields often do not factor in capital-expenditure (capex) requirements. Income is an important part of real estate returns, meaning yields are often heavily scrutinized by investors. ![]() 8/19/2023 0 Comments Marta soccer usa![]() ![]() ![]() She was a level above every other player on the pitch in the 2007 Women’s World Cup, where Brazil handed the United States its most decisive loss at a major tournament before losing to Germany in the final. It was during that period when she became a household name in women’s soccer. She was named FIFA World Player of the Year six times, including five straight years from 2006 to 2010. ![]() Pelé himself dubbed her “Pelé in skirts.” She’s also the World Cup’s record scorer, male or female, with 17. Marta is Brazil’s record scorer, male or female, with 109 international goals. “Just get on the bus,” Marta later implored her younger self, with the decision to remain home or travel some 1,200 miles to a new beginning shivering through her bones. So she played with the boys, and was discovered by Rio-based club Vasco da Gama as a 14-year-old. There weren’t many girls playing at all, since the government didn’t allow them to from 1941 through 1979. There were no girls teams in her native Dois Riachos. Ebenhack) Marta's soccer dominance is unmatchedĪs a child, she ran right into it. She didn’t quit the team alongside them - pleading instead for them to rejoin a united front, which they ultimately did a few months later - but Marta’s impact on fighting inequality in Brazilian soccer is beyond reproach.Įven though Marta has never won a World Cup or Olympics, her soccer prowress is unmatched. Marta namechecked fellow legends Cristiane and Formiga, who led a player revolt against the Brazilian federation in 2017 after “years of disrespect and lack of support,” which culminated in the firing of Emily Lima, the first female coach in program history. Cry in the beginning so you can smile in the end.” The women’s game depends on you to survive. “There’s not going to be a Formiga forever. “It’s being ready to play 90 plus 30 minutes. It’s taking care of yourself more,” Marta encouraged. She reminded us after Brazil’s loss to France in the 2019 Women’s World Cup, when she took command of her post-match interview, looked directly into the camera and spoke to Brazil’s next generation. And if there’s one thing Marta Vieira da Silva knows, it’s fighting for something. Rather, it means there still exists something out there to fight for. It’s not that she isn’t the greatest female player of all time without those honors, nor does it minimize her savant blend of technical and physical ability. ![]() 8/19/2023 0 Comments Stupid zombies 3 cheats![]() Experience points earned while battling horde after horde of undead zombies allows you to upgrade the weapons found throughout the map, including adding different attachments and earning new classes for your weapons. This is another standard this game set that would carry forward in future games. This level takes place chronologically after The Giant and only furthers the already-complex and cryptic story where no one is to be trusted.Īs you’ll notice before booting up any of the three maps, Treyarch includes a brand new, XP-based progression system that allows you to customize your Zombies experience even further. German for The Iron Dragon, the last map released for Black Ops 3 brings the same crew of survivors from The Giant up to a fortress set high up in the Austrian Alps to track down anything they can find about Group 935. You pick up right where the story left off on this map in the previous game with new teleporting and time-traveling shenanigans best experienced for yourself. ![]() In this map, you will once again fill the sues of the original Zombie survivors: “Tank” Dempsey, Nikolai Belinski, Takeo Masaki, and Edward Richtofen. The only major differences, aside from it looking much better, are the weapons and GobbleGum machines, which we’ll get to later. ![]() A recreation of the original Der Riese map, you’ll find the entire layout identical to how it was in past iterations. Famous last words, right? Take on The Giantįans of World at War‘s first go at the Zombies mode will already be familiar with this map. As we get into the best ways to stay alive in Morg City, one principle reigns supreme: Just stay alive. Set in the 1940s and more an ethereal setting than a real city, the backdrop for Shadows of Evil is a sprawling nightmare chock-full of hidden secrets, something called a Gobblegum machine, and, of course, the soulless corpses vying for your flesh. The characters aren’t alone, however, as Morg City is just as demented. For instance, Goldblum’s character Nero is an arrogant magician sent to Morg City for murdering his wife so he could collect her life insurance. Moreover, each character possesses a unique (and twisted) backstory, which only lends itself to the overall craziness of the mode. As is true with past Zombies mode iterations, Treyarch pulls out all the stops with the mode’s cast, employing the voice-acting talent of Jeff Goldblum (Nero), Heather Graham (Jessica), Neal McDonough (Jack), and Ron Perlman (Floyd). Set in a fictional, mind-bending town known as Morg City, players assume the role of four separate protagonists: Nero Blackstone, Jessica Rose, Jack Vincent, and Floyd Campbell. The Giant was first available in Collector’s Editions of the game but can now be purchased in the Rezurrection DLC pack, and Der Eisendrache came later in the Awakening DLC. And, since release, two additional maps have been added that are just as large and complex as Shadows of Evil. ![]() In reality, Shadows of Evil represents one of the most diverse and varied Zombies experiences ever created by Treyarch, providing gamers hours of over-the-top, undead fun. ![]() The thing is, there couldn’t be a statement further from the truth. How to find the new Wonder Weapon in Firebase Z – Black Ops Cold War ZombiesĪt first glance, seeing just one available Zombies map right out of the (standard) box for Call of Duty: Black Ops 3 may move some gamers to assume Treyarch took a step back with the popular game mode in 2015.The best call of Duty games, ranked from best to worst.To help you enter the realm of the undead and escape unscathed, we’ve put together this survival guide aimed at giving you everything from the mode’s basics to some advanced tips for staying alive. Though the basic concept and end goal remain unchanged, exactly how you survive and get to pay dirt is as convoluted and difficult as possible. So, when Black Ops 3 released, it came as no surprise the Zombies mode would also make its triumphant return, and, even less surprising, it’s still a wild good time years later. ![]() 8/19/2023 0 Comments Macos current version![]() Your Mac needs to have enough free space to download the new update files before it can install them.Īim to keep 15–20GB of free storage on your Mac for installing updates. However, in our experience, the most common reason is a lack of storage space. There are several reasons you might be unable to update your Mac. Search for updates in Update Tracker FAQ 1. Click Update Allto start updating all those apps at once. When the scan is complete, MacKeeper will show a list of the Mac apps you need to update.Click Scan for Updates and wait for MacKeeper to finish scanning your apps.Click Update Tracker in the MacKeeper sidebar.Download and install MacKeeper on your Mac.This handy tool scans your Mac to find all your apps, then checks those apps against MacKeeper’s database to find out if you’re running the latest update or not.Īfter scanning your Mac apps to find out which ones need updating, you can use MacKeeper to instantly start downloading and installing all the updates with a single click.Īlternatively, you can choose exactly which apps to update and which ones to leave alone, which is particularly useful if you don’t have the internet bandwidth to download too many updates at once. The easiest way to update the software for all your Mac apps is using the Update Tracker in MacKeeper. How to update all your Mac software instantly It’s also possible these apps will prompt you to update when you open them. To update Mac apps you didn’t get through the App Store, you need to visit the developer’s website and download the latest updates there. If any updates are available, click Update All to download and install them.This is because you need to follow a separate process to update apps you got through the App Store and apps you got outside the App Store. Unfortunately, it’s not as easy to update all your apps as it is to update macOS. Installing the latest software updates for your Mac apps ensures you’ve all the latest features with none of the latest bugs. Just like with the operating system, it’s also important to regularly update all the apps on your Mac. Check the box that says Automatically keep my Mac up to date.Open the Software Updatepage in the System Preferences.It’s a good idea to tell your Mac to update macOS automatically, so you never need to worry about missing an important update. How to set your Mac to automatically update macOS When the update is downloaded, your Mac will prompt you to Restart so it can install the update. Note from our experts: It could take anywhere between five minutes and five hours to download and install a new software update for your Mac, depending on the size of the update and the speed of your internet connection. If the update is already downloaded, click Restart Now to install it instead.Click Upgrade Now to download and install that update The System will search for new macOS updates, and you’ll need to wait a short while Click Software Update in the window that opens.Go to the Apple menu and choose About This Mac.Follow these steps to check for new Apple software updates on your Mac: If you’re starting a new habit of upgrading your macOs, we’re glad to hear. ![]() Also, we’ll take you through the process of updating your apps with a single click-the magic possible thanks to MacKeeper’s Update Tracker. In this guide, we’ll show you how to update macOS automatically. Updates to macOS - the operating system on your Mac - might add new features to your computer, improve the power efficiency, or fix problematic software bugs.īut alongside the operating system, it’s also important to update the apps on your Mac to ensure everything is working as it should be. Users attempting to log in after the end of life will be unable to access the application and will see a message instructing them to update or contact their administrator.It’s important to regularly check for and install software updates on your Mac. Users must update to the 64-bit version or begin using Work for Web to avoid a service disruption. ![]() The current (and last) 32-bit version is 7.16 and will reach End-of-Life on October 8, 2022. The 8x8 Account Settings application is for Non-X Series users only and is a mandatory supplemental application to continue having the ability to adjust Voicemail settings, Call Forwarding rules, E911, and more. Note for IT Admins: As of v 7.0, IT admins leveraging the EXE installer on Windows should consider updating firewall and antivirus rules since the Desktop application now features a new app file name and path on the disk.
![]() ![]() ![]() One can expect to receive a compliment in the form of the enemy showing up behind the lines with If you are doing a good job as an artillery crew You can clear trenches in front of friendly forces, this requires a lot of teamwork and You get to save a sector by denying the enemy to get a foothold in a strongpoint (circle). only the incomming sound of the shells alone can cause shellshock! And they see the enemy to their front being wreckedīy huge explosions. Nothing beats the cheers and elation of friendly troops when they find themselves about to be you've got time for some tea between fire missions I think it uses less resources than let say an airstrike. It's a team multiplier in terms of firepower and can be highly effective when players work together,įrom commander to squadleader and artillery crew. 2 in total hope to update in near future. there is a slight misprint on allied chart.1330m should be 686 instead of 586. Offcourse you can use a phone and calculator, this might be handy if your looking for another way. Use at your own risk, numbers may have been rounded up and down accordingly.ġ grid on the map is 200 x 200 meter, arty sheet is 10 meter increments with easy to 10 - 50 - 100 highlights. and it's protected from spills that can occur from the gunshot blasts ! If you got a laminator then I suggest laminate both sheets into one and you can easily stand it up and next to a monitor or someplace else. You can click on the sheets and open it in your browser save it and open it on your pc and you should get the option to print. it also comes with a quick wink to my IL2 NoseArt collection days as I've added 2 vintage looking nose-art in the lower right corner for nostalgia on my part. at least it seem to work for me so I hope you'll have the same experience. The new layout will help you finding your range quicker and easier than before. in short there was a chap online who put down the russian conversion online and I adapted it into a easy to print A4 sheet. We now have the russians joining the war and with that there was a difference on how to range in the guns as allied and axis mills where not the same as the russians. With the official release of U10 Hell Let Loose has gone out of early access. ![]() 8/18/2023 0 Comments Gelatin made of horse hooves![]() ![]() Unfortunately today, most of us cringe at the thought of eating bones, hides, and tendons, and so we miss out on the vital nutrients they provide. And when our ancestors used to eat the whole animal, bones, sinew, and all, they would naturally ingest a lot of collagen. Gelatin is a protein derived from collagen, a material found in the bones, cartilage, and skin.Sooooo gooooood!!Īs I mentioned above, gelatin is not only good for healthy hair, skin, nails, and connective tissue, it has a host of other health benefits as well. So I thought I’d share it with you here as well. Our friends loved them too and asked for the recipe. I made these Coconut-Vanilla Jello Cubes and they were a huge hit with Captain Kirk. And fructose is one thing that definitely spikes blood sugar.) Then I realized that we use a lot of coconut milk and coconut water, and maybe that would be a good combo. (News flash: the body doesn’t know the difference between fruit sugar and other sugars. ![]() I tried making a few varieties of gelatin + juice (pink grapefruit is one of my favs), but they were always so high in sugar. I prefer using Vital Protein’s clean beef gelatin (not made from horse hooves!) And you will always save 20% when you purchase through my Fullscript Dispensary. And most of us could use a little TLC when it comes to our intestinal lining, as years of wear and tear can cause damage to the gut lining. Gelatin is not only good for healthy hair, skin, nails, and connective tissue, it’s also very beneficial in healing your gut lining too. Recently, as I’ve been trying to find ways to incorporate more protein into my diet, strengthen my hair, and improve my joint health, I’ve turned to an old childhood favorite, gelatin! If you ever loved “finger Jell-O”, “Knox Blox”, (or Jell-O shooters), these Coconut-Vanilla Jello Cubes are for you! When I was a kid, my mom would make “finger Jell-O” with Knox gelatin and fruit juice, for a healthier version without the added sugar. ![]() 8/18/2023 0 Comments Dabble extracts twitter![]() ![]() "Some of the smaller guys who were still getting away with cutting corners will get weeded out. It could be positive if you've got quality operators in charge of multiple operations," he says. "It could be positive and could be negative. The Dabble brand will remain intact, according to founder Josh Hindi, who will stay on to run the company as a branch of Medicine Man Technologies after the purchase goes through. As larger companies like Medicine Man Technologies start swallowing smaller brands like Dabble, Hindi expects changes to the state's pot industry above and below the surface. Because Medicine Man Technologies is a publicly held company, it's banned from entering Colorado's marijuana industry under current investment regulations, most of which will be replaced by the new law stemming from HB 1090. However, the purchase can't officially go through until November 1 at the earliest, because that's when the language of House Bill 1090 goes into effect. ![]() ![]() "The proposed acquisition of Dabble Extracts will further enhance our product portfolio, as it will bring the expertise and unique extraction capabilities necessary to create high-quality cannabis concentrates in the form of shatter and wax products," Medicine Man Technologies CEO Andy Williams says in a statement confirming the sale. According to the terms, the publicly held Medicine Man Technologies will pay $3.75 million for Dabble: $750,000 in cash and $3 million worth of Medicine Man Technologies stock holdings. On August 12, Medicine Man Technologies announced plans to acquire Dabble Extracts, a Colorado Springs marijuana extraction company. The Denver-based business conglomerate announced another acquisition this week, the sixth marijuana company that Medicine Man Technologies has agreed to purchase over the past three months. All rights reserved.That's how the narrator of the trailer for the 1958 horror movie The Blob described an alien life form that engulfs everything it touches, but he might as well have been talking about Medicine Man Technologies. Benzinga does not provide investment advice. The Week In Cannabis: A New Global Leader, Moves In UK And Colombia, ETFs Outperform The Week In Cannabis: CannTrust Continues Fall, Earnings A Mixed Bag, Clio Goes Green The Week In Cannabis: Linton Bullish On Canopy Miley Cyrus, Sarah Silverman, Other Celebs Back Cannabis Company Canada's New R&D License And More Once all these pending transactions close, Medicine Man Technologies "will have significant synergies that allow us to have a more efficient vertically integrated supply chain." ![]() “Industry pioneers and co-Founders Tim Cullen and Ralph Morgan bring a wealth of retail experience, and their proprietary, all-natural strains are a great addition to our portfolio of products,” he said. 22-23 in Chicago.Ĭommenting on the latest acquisition and the company’s strong M&A activity this year, CEO Andy Williams told Benzinga Colorado Harvest Company will help expand Medicine Man’s footprint in the Denver Metro area, while also providing an opportunity to cross-sell the company’s “extensive line of cannabis products –upon closing of our pending acquisitions." 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