#construction cash flow

[asestimationsconsultants]

Why a Commercial Estimating Service Is Essential for Mixed-Use Development Projects

Mixed-use development projects combine residential, commercial, hospitality, and sometimes institutional or cultural spaces into a single cohesive plan. While these projects offer vibrant, multi-functional communities and increased land-use efficiency, they also come with high complexity in both design and budgeting. A commercial estimating service is essential in navigating this complexity, helping stakeholders control costs, balance program requirements, and streamline planning from preconstruction through completion.

Understanding the Complexity of Mixed-Use Projects

Unlike single-purpose developments, mixed-use projects demand coordination between multiple functions—each with its own codes, building systems, and operational needs. Residential units may require soundproofing, individual HVAC units, and different egress requirements compared to commercial spaces. Retail tenants often have unique build-out requirements. Hospitality components may call for luxury finishes and complex mechanical systems.

A commercial estimating service brings structure to this multifaceted picture. Estimators break down the development into clearly defined zones, identify distinct cost drivers within each use, and prepare segmented estimates that allow developers to see how each component affects the total project cost.

Supporting Phased Construction and Cash Flow Planning

Mixed-use projects are often developed in phases due to financing, permitting, or logistical constraints. For instance, a developer may prioritize the retail podium and parking garage before proceeding with upper-level residential or hotel components.

Commercial estimating services support phased planning by producing detailed construction cost breakdowns by stage. This allows developers to align funding disbursements with construction sequencing and helps financial institutions assess risk based on projected cash flow needs.

Accounting for Shared Infrastructure

Mixed-use buildings typically rely on shared infrastructure—such as common mechanical rooms, centralized elevators, or joint-use amenities like lobbies, fitness centers, and parking structures. Allocating the costs of these shared systems accurately across the different uses is vital for budgeting, accounting, and financing.

Estimators evaluate how shared systems are used across program types and assign costs proportionally. This is especially important when different ownership structures are involved, such as when retail is held by one entity and residential by another.

Navigating Diverse Code Requirements

Each use within a mixed-use building is subject to specific building codes, occupancy classifications, fire safety standards, and ADA accessibility mandates. For example, a restaurant tenant may require commercial-grade ventilation and fire suppression systems, while hotel units may need emergency power and elevator recall.

A commercial estimating service works closely with architects, engineers, and code consultants to ensure that these varied code requirements are identified and accurately priced. This avoids surprises during plan review and ensures the project remains compliant without triggering costly redesigns.

Managing Tenant Improvements and Flexibility

Retail and commercial tenants often negotiate for custom build-outs and improvements beyond base building construction. These can include upgraded flooring, lighting, storefronts, signage, and even plumbing or kitchen installations.

Estimators provide separate allowances or hard numbers for these improvements, depending on lease terms and tenant agreements. This ensures both landlords and tenants understand their financial responsibilities and can plan accordingly. Where flexibility is needed for future changes in occupancy, the estimating service can price adaptable infrastructure (e.g., movable walls or modular utility connections).

Supporting Financial Feasibility and Pro Forma Development

One of the most critical early tasks in a mixed-use development is determining whether the project “pencils out.” Estimators play a key role by feeding accurate, data-backed construction costs into financial models. This enables developers to calculate projected returns, identify financing gaps, and secure investment based on realistic cost assessments.

If preliminary costs exceed target budgets, the estimating service can assist in value engineering—offering options that reduce costs while preserving project quality and functionality.

Enabling Efficient Procurement and Scheduling

With multiple project components running in parallel, procurement needs to be strategically managed. Items such as curtain walls, elevators, and mechanical systems may serve multiple building areas and must be ordered with precise specifications and lead times.

A commercial estimating service helps map out procurement schedules by forecasting long-lead items and aligning order timelines with construction phases. This prevents bottlenecks and enables better coordination across trades and suppliers.

Enhancing Owner and Stakeholder Communication

Mixed-use projects often involve multiple stakeholders—municipalities, investors, joint-venture partners, anchor tenants, and future residents. A clear, structured cost estimate enhances communication by showing how funds will be spent and which portions of the project account for the greatest investment.

By offering segmented and visualized estimates, commercial estimating services make it easier for all parties to understand the financial scope of the project and build confidence in the development team’s planning capabilities.

Conclusion

The integrated nature of mixed-use developments presents both opportunity and complexity. A commercial estimating service serves as the financial compass that helps developers navigate this intricate landscape. From phased construction and shared infrastructure to diverse codes and tenant expectations, estimators bring clarity, precision, and adaptability to ensure these ambitious projects remain financially viable and strategically sound. In the world of mixed-use construction, accurate cost estimation isn’t just beneficial—it’s indispensable.

[beach4boy3]

Seismic Pallet Rack, Racking, new and used, shelving, cantilever rack (concord / pleasant hill / martinez)

[capifina]

Explore Equipment Financing for Startups with Capifina

Starting a business comes with challenges, and acquiring essential equipment is a key step. Whether you're opening a restaurant, starting a construction business, or launching a tech company, having the right tools is important. Capifina’s Equipment Financing solutions offer a way for businesses to access necessary equipment while managing cash flow. This option allows business owners to explore financing without requiring large upfront investments. To learn more about available financing options and how they may align with your business needs, consider consulting with a professional at Capifina.

Why Choose Equipment Financing for Your Startup?

For new businesses, acquiring equipment can be a significant expense. Equipment financing provides an option to manage costs over time while maintaining cash flow. Many business owners explore Capifina’s financing solutions for flexible terms and a simple application process. Instead of large upfront costs, scheduled payments can align with budget needs. Financing may also apply to new or used equipment, helping businesses stay updated with essential tools. Consult Capifina to learn more about available financing options tailored to your business needs.

What is Equipment Financing?

Equipment financing is a funding option that helps businesses acquire essential tools, machinery, and technology while managing cash flow. Instead of a large upfront investment, businesses can explore financing solutions where the equipment often serves as collateral. This option may apply to industrial machines, office furniture, vehicles, or technology. Many startups and small businesses consider financing to support smooth operations. To learn more about available financing options, consult Capifina and explore solutions that may align with your business needs.

Benefits of Equipment Financing for Business Starters

Flexible Funding Options – Businesses can explore financing without relying solely on personal savings or high-interest credit.

Support Business Growth – Access equipment to help improve efficiency and operations.

Potential Tax Advantages – Some businesses may be eligible for deductions on financing costs.

Structured Financing – In many cases, the equipment itself serves as collateral.

Build Credit History – Consistent payments may contribute to establishing business credit.

Consult Capifina to learn more about available financing options.

How to Apply for Equipment Financing with Capifina

Assess Equipment Needs – Determine the tools, machinery, or technology required for your business.

Submit an Application – Complete a simple online form with basic business details.

Approval Process – Eligible businesses may receive financing decisions quickly.

Acquire Equipment – Use financing to obtain essential resources without a large upfront cost.

Support Business Growth – Manage hte cash flow effectively while scaling operations.

Consult Capifina to explore financing options that may fit your business needs.

Secure Your Business’s Future with Capifina’s Equipment Financing

Starting a business involves important financial decisions. Capifina’s Equipment Financing offers businesses an option to acquire essential tools and technology while managing cash flow. This financing solution allows businesses to spread costs over time, helping to support operations and growth. To explore available financing options that may align with your business needs, visit Capifina or contact ‪(701) 404-7180 to learn more about potential solutions.

[ariela-wagner-me]

Financial Traps to Avoid for Construction Businesses in Florida

Financial traps can ensnare construction businesses in Florida, jeopardizing their stability and growth. To navigate these pitfalls, businesses must prioritize these key strategies.

[governmentgrantsblog]

Unraveling the Tapestry: Navigating the Complexities of Accounting and Taxation

Welcome to our blog, where we embark on a journey to unravel the intricate tapestry of accounting and taxation. In this post, we'll explore the nuanced complexities of accounting and taxation  that individuals and businesses often encounter in the realm of finance, shedding light on key challenges and offering insights on how to navigate them successfully.

The Multifaceted World of Accounting

1. Balancing Act:

Accounting is more than just number-crunching. It involves a delicate balance between precision and interpretation. We'll delve into the challenges of maintaining accurate financial records while ensuring they align with the broader financial strategy of your business.

2. Financial Statements:

Financial statements are the language of business, but interpreting them requires a keen understanding. We'll discuss the complexities of dissecting balance sheets, income statements, and cash flow statements to gain meaningful insights into your financial health.

Taxation's Complex Dance

3. Ever-Evolving Tax Laws:

Tax regulations are in a constant state of flux. Keeping up with the latest changes can be a challenge for individuals and businesses alike. We'll explore the complexities of staying compliant with tax laws while optimizing your financial position.

4. Navigating Deductions and Credits:

The tax code is a labyrinth of deductions and credits. We'll guide you through the complexities of identifying opportunities to minimize your tax liability and maximize your financial benefits.

Real-world Challenges

5. Payroll Headaches:

Payroll management involves more than just issuing paychecks. From tax withholdings to compliance with labor laws, we'll address the intricacies of managing payroll efficiently while keeping your workforce satisfied.

6. Industry-Specific Nuances:

Different industries face unique financial challenges. We'll explore how specific sectors, such as healthcare, technology, or real estate, navigate industry-specific accounting and taxation complexities.

Overcoming Complexity with Technology

7. Embracing Technology:

Technology is revolutionizing the financial landscape. We'll discuss how integrating digital tools and accounting software can streamline processes, enhance accuracy, and alleviate some of the complexities associated with traditional financial management.

Seeking Professional Guidance

8. The Role of Experts:

In the face of these complexities, the value of professional advice cannot be overstated. Discover how working with seasoned professionals can provide clarity, mitigate risks, and ensure your financial strategies align with your goals.

Conclusion

As we untangle the complexities of accounting and taxation, our goal is to empower you with knowledge and insights that transform challenges into opportunities. Stay tuned for more in-depth explorations, and remember, we're here to guide you through the complexities of finance, making your journey to financial success more manageable.

Join us on this illuminating journey through the complexities of accounting and taxation, and let's navigate the financial landscape together!

[accountingandtaxation]

Beyond Numbers: Mastering the Art of Financial Success with Accounting & Taxation

Welcome to our blog, where we unravel the complexities of accounting and taxation to empower you with the knowledge needed to make informed financial decisions. In this post, we'll explore key concepts, provide valuable insights, and offer practical tips to help you navigate the intricate world of finance.

Understanding the Basics

The Foundation of Accounting:

Accounting is the backbone of sound financial management. Learn about the fundamentals, from bookkeeping and financial statements to budgeting and forecasting. A solid accounting foundation ensures that you have a clear picture of your financial health.

Decoding Taxation:

Taxes can be daunting, but understanding the basics is crucial. Explore the different types of taxes, income tax planning strategies, and compliance requirements. Being tax-savvy is not just about saving money but also about ensuring you meet your legal obligations.

Navigating Challenges

Managing Payroll:

Payroll processing can be a headache for businesses. Discover best practices for payroll management, ensuring your employees are compensated accurately and on time while staying compliant with tax regulations.

Overcoming Tax Challenges:

Tax laws are ever-changing. Stay ahead of the curve with insights into recent tax reforms, deductions, and credits. We'll guide you through common challenges and provide strategies to optimize your tax position.

Tailored Solutions

Virtual CFO Services:

Small and medium-sized businesses may not always need a full-time CFO. Explore the benefits of virtual CFO services, where our experts can provide strategic financial advice without the hefty price tag.

Industry-Specific Solutions:

Every industry has unique financial considerations. Discover how tailored accounting and taxation solutions can address the specific needs of sectors such as healthcare, real estate, technology, and more.

Expert Advice

The Importance of Professional Advice:

While DIY financial management is tempting, seeking professional advice can save you time, money, and potential headaches. Learn how partnering with experts can provide peace of mind and contribute to your financial success.

Success Stories

Client Spotlights:

Hear firsthand from our clients about their experiences. Real-life success stories demonstrate the tangible impact of effective accounting and taxation solutions.

Conclusion

Navigating the financial landscape requires knowledge, strategic planning, and a reliable partner. We are committed to empowering you with the tools and insights needed for financial success. Stay tuned for more informative posts, and don't hesitate to reach out for personalized assistance on your journey to financial well-being.

Join us as we demystify accounting and taxation, making finance accessible and empowering you to achieve your financial goals!

[movingthisblogcelestialtarot11]

what can indicate someone making a lot of money in their career?

Signs for making 💰

Sag sun—always working multiple jobs, having multiple interests. May be into stocks, trading, engineering, software engineering, marketing. May be into tourism.

Capricorn venus, Capricorn moon—Always working and grinding. Networks easily. But I notice with these placements they may go on to start a side job earlier than getting a full time job. That full time job may come later depending on aspects to the moon. Has a superseding reputation for their determination and professionalism.

For example capricorn moon aspecting saturn has had jobs come in later to their life. May not have had their first job until 20 and onward. They may have been working on a side hustle the entire time.

Jupiter 1h, Jupiter 10h—Success follows these individuals. Career opportunities opened themselves up to them. The more the native works on their mindset they become a manifesting success story! Though don’t be fooled these individuals have had to work on themselves immensely.

Venus asp jupiter—Cash flows in. Though with this placement the native can spend just as easily and create just as much as they lost. (Trine, sextile, conj.)

Venus 5h—makes money off of doing what they love! Most definitely has a side hustle alongside their job.

Aquarius, sun moon, rising—also can be known for their unique side hustles. May be into designing clothes of their own, making music, but there’s something so fleshed out and distinct about their side hustle people are attracted to. May have a blog, make music,

Gemini venus, sun, moon—very multifaceted in their skills. Almost everywhere and nowhere at once with how busy they are. Paired with Leo: they may have a high position in their community and attract a lot of people. It creates the perfect audience for them to sell to! May crochet or sell handmade items!

Leo sun, rising—Has a knack for presenting themselves in any community. Does well with meeting new people to gain new opportunities and experiences. Likable energy. Most likely to own a vlog, or a blog where they can talk and share their stories. Makes money off of being themselves. Very hardworking individuals and determined!

Scorpio rising—Works in silence, keeps their success limited to people who celebrate it. Highly successful, looked up to, and is intelligent with their finances. Knows how to save. They are a fixed sign so once they see something in their mind they will not stop until they manifest success!

Capricorn/saturn dom—knowing how to budget and is successful because of their ability to save money. Not just their job!

Libra moon/rising—May work in a job requiring long travels, be in a position where income is higher. They’re beauty and brains. Some men are construction workers with this placement and make a hell of a lot of money. If moon is in the 12h they’re more likely to travel long distances. Can become models, nurses, doctors.

Cancer 10h, libra moon, libra venus—Can work in home renovation, be a real estate agent. Makes a ton of money off of bringing in clients. If they have aspects to mercury, gemini, exalted mercury, they can talk anyone into buying a home or service.

Libra moon—may also know someone who offers them a higher paying job.

Saturn 3h—Very skilled individuals. Disciplined and goal oriented. Slow and steady wins the race. Takes their time to learn new skills in their career thus making them knowledgeable. Whereas their coworkers tend to gloss over—no these individuals tend to stay late hours and put in more effort. Had a huge chance of being recognized and moving up in their position.

Taurus 2h—Check where venus is placed. If making an aspect to jupiter, moon, the native can become financially successful. (Trine, sextile, conj)

Jupiter 2h—Controversial perspective but a lot of these natives feel as though they have enough money to get by. It just somehow comes in when they need it. Same for sag ruling 2h.

Virgo mercury, virgo 2h—Can be concerned with spending habits and analyze them. May budget a lot and try different methods for saving. Has a critical eye for finances. May make a monthly spreadsheet! Can be into nursing as well.

Venus 10h—If the benefic is positively aspected it’ll bring lots of success to the natives career. Chance to become widely known for their work. Their charm and interpersonal skills leas to success.

Aries sun—Competitive in the career field. Sun is exalted here so these natives truly want to be the best they can be. Authoritative, determined in their work. Grinds a lot. Similar to Capricorn but more extroverted. Passionate, enthusiastic, and it drives them to make great connections in their career.

Sun 6h—Brilliant ideas, determined and structured. Puts in energy to their work. Day to day activities yield long term results. Their determination is what really gets them there. Has a great relationship with their coworkers and bosses if positively aspected.

[mariacallous]

Mamdani has promised to create 200,000 units of new publicly subsidized, rent-stabilized housing and to fast-track projects consisting entirely of below-market-rate units. His campaign website claims that previous administrations relied “almost entirely” on the zoning code to encourage affordable housing. This is not so. For 40 years, New York has run the nation’s most ambitious and successful affordable-housing program, which rebuilt great swaths of the city using billions of dollars in municipal investment. Zoning changes to allow more housing construction are of recent vintage.

“Zohran and his advisers don’t know history and don’t have the slightest grasp of the numbers,” a former top city housing official told me. (He asked not to be identified because he still works with the city on affordable-housing projects.) Mamdani himself has proposed to triple the amount of money spent on housing in the city’s capital plan, pushing overall costs toward $100 billion over 10 years, which overshadows the estimated cost of his rivals’ plans. And he proposes to accomplish this with union labor, which the city’s Independent Budget Office found would add 23 percent to overall costs.

Meanwhile, Mamdani’s proposal to freeze rent in rent-stabilized units ignores fundamental problems: Landlords of much of the city’s rent-stabilized housing stock—including a number of respected nonprofit groups—cannot afford maintenance costs and debt service, the watchdog Citizens Budget Commission wrote recently. Because expenses are growing faster than rents in older buildings, many are “teetering on the edge of a ‘death spiral.’”

I reached out to Mamdani’s campaign for comment on these issues and have not yet heard back. His supporters seem unbothered by the obvious holes in his proposals. His tax increases sound righteous, a socialist holding the wealthy to account. But the state legislature and governor would have to sign off, and that is a very distant possibility.

I needed to pull this section out because, as many of you may know, my job involves dealing with affordable housing and development and whatnot for the city. And Michael Powell (the writer of this Atlantic piece) and the anonymous former housing official are fully correct, and Mamdani is fully wrong.

The city's zoning plan had not received any kind of comprehensive or focused update since the 1960s, and most construction and development (for housing and otherwise) goes through rezoning through either the UDAAP or ULURP process, which involves the city council specifically designating it a certain way to exempt or change the zoning requirements for the property and the project. It's not until Adams and the City of Yes this past year that we had a comprehensive update, and one with a specific detailed housing component.

In the last budget, the city allocated $2.2 billion in capital funding to the city's housing department for funding development of new and existing affordable housing, and that was a remarkably high amount. The state also allocates funding through the state-level housing and development agency (HCR). Additionally, there's a state-established public corporation (HDC) which also provides funding and support for affordable housing development through the issuance of bonds.

With affordable housing, NYC both builds new housing but also "preserves" or rehabs existing affordable housing. The amount of space available to build new housing is limited, the amount of city-owned property is even more so (which would allow for, in theory, quicker building) and there's numerous parties to the deals both internal to the city as well as external, not limited to the developer, banks, lawyers, architects, contractors etc.

Preserving existing affordable housing involves relocating tenants, identify issues ranging from cash flow, maintenance, arrears (rent and utility, both by tenants but also by the property owner) etc. These are some of the most difficult projects to manage, and often involve a lot of financing. These projects also involve more HUD-financing, and so working with HUD is a big part of the work.

All projects involve some kind of community meeting, and often require council member approval (both the council as a whole as well as the specific council members the projects are located in).

Due to climate change, there's resiliency and environmental concerns, particularly with projects that would be located in flood zones (hello to the Rockaways).

Certain projects, if they have federal funds, trigger Davis-Bacon requirements, meaning contractors and subcontractors must be paid at the "prevailing wage", which adds to the costs (and is essentially what using union labor on all projects would do).

There are multiple oversight agencies involved which scrutinize the use of city funds for these projects, from the Comptroller to the Office of Management and Budget, and they all have lengthy review periods and rather stringent oversight and firm jurisdiction, which slows projects and causes problems.

That's not getting into what other parts of the city's housing department do, from dealing with code violations to providing Section 8 vouchers and so forth.

What Mamdani is proposing doing would require not just a fuckton of money, but also a complete overhaul of city procurement and financing processes, administrative shakeups, and intense negotiations with the city council, the state legislature, and the governor. On top of dealing with other mayors and governors in surrounding states (transportation is another area similar to housing with lots of stumbles and challenges) and with the federal government being the way it is.

[artist-issues]

BAM SURPRISE you are the head writer at Disney or whatever (the entire corporation for all their companies and movies, not just Disney animated) for one week and anything that you do during that time cannot be changed/altered later. What are you doing

Oh geez

Okay, besides torching all the sin-affirming stuff they do—

I would mandate that no more Live Action Remakes be made. Like, ever. I would cancel all upcoming sequels. I would force only Walt Disney Animation Studios and Pixar Studios to work on new animated films coming out—no utilizing the studio in Vancouver or outsourcing the work to AI or Japan or anywhere outside the U.S.

I would do that in the hopes that the animators who understand our specific culture would be forced to meet the challenges posed by new projects, instead of taking computer-generated-AI shortcuts to solving hard-art problems. And, when they make a movie that takes inspiration from other cultures, it forces them to learn about those cultures, themselves. Then, when they make movies, their unique American-in-Fill-in-the-Blank-Culture perspective adds depth, flavor, and my favorite thing, earnestness, to the design of the movie.

Next! I would hire Chris Sanders back. I would pay him literally anything he wanted. Probably by selling all our holdings in Marvel, because Marvel is dead as a doornail.

With that cash flow I would also LOWER THE PRICES TO GET INTO DISNEY WORLD AND DISNEY LAND. The prices get lowered. I don’t care. I don’t care. I don’t care if the whole company goes belly-up because I did that; I would drop the prices considerably to get into the parks. And to get Resort Packages. And then I’m jacking up the prices for the overseas parks.

Know what else I would do? Fix the Yeti in Expedition Everest, add the Hatbox Ghost into the Haunted Mansion, and blitz social media telling everyone about it. While I’m there I’ll make a post about how we’re destroying Genie+ and the Lightning Lanes. Utterly gone. Nobody gets to purchase cut-in-line time slots. Everybody waits in line together. Because guess what, forcing the normal-people line to completely halt while you let traffic from the gave-up-my-firstborn-to-purchase-a-faster-line-experience line go first every three minutes is CAUSING the wait times FOR BOTH to get LONGER, tricking people into purchasing “faster” line experiences that are actually still horrifyingly slow, and ruining the already-overpriced day for everybody involved.

Ahem.

Meanwhile, we’re getting that money back, because I’m putting Chris Sanders on a brand new project; he’s going to pitch me two ideas. One idea is all his own, it can be anything he wants. The other has to be an adaptation of The Firebird fairy tale. But he can be as liberal as he wants with the details, like he was for Beauty & the Beast.

He gets to direct his own, obviously, but since directing two projects would be really hard, I would bring in Roger Allen and Rob Minkoff to handle The Firebird.

Once we have the money, I’m funding four new projects in Disney World. The first is, Pizza Planet is becoming the new restaurant at Disney Springs.

The second is, the Rock n Rollercoaster is getting replaced by Phineas & Ferb’s coaster—just in time for the new season to come out on Disney+!

The third is; Avatar: The Way of Water-themed Resort which connects to the park, but guests may only cross over into the theme park during special After-Hours, when regular guests have had to leave because it’s closed. But it would be over the water, and have its own water park.

There are those indestructible glass windows making holes in the floor and the sides, and the rooms are all suspended over real water (with carefully-constructed foliage so that even though it feels open to the air like in the movie you actually have complete privacy, nobody can see into the rooms. And we’ll add curtains for the faint of heart, whatever) The windows in the floor double as screens which you can turn off or on; if the screens are on, a randomized animated loop fools the eye so that every once in a while, Avatar characters and marine life swim by or interact with guests.

Fourth thing in Disney World: additions to all the lands they’ve hobbled together in the last twenty years.

For example, New Fantasyland gets a Tangled ride where you’re following Rapunzel’s hair trail through the environments of the movie, and you and Flynn Rider are trying to catch up to her; but at certain crossroads the people in the vehicle can choose between multiple paths for your ride vehicle to travel down. This way, you and your party can be racing one another, so there’s an element of competition like there is in Buzz Lightyear Space Ranger Spin.

Also! Galaxy’s Edge gets walk-around droids, two new hangout-style open-air restaurants, and an elaborate playground area made up of of nets, rope courses, and simple alien animatronics like you’re exploring a Resistance Base that was constructed by Ewoks.

Dinoland U.S.A. Is scrapped (except for the Dinosur Ride which is relocated) to make room for The Pridelands. You heard me. You thought I was going to say Zootopia, but no, that’s not jungly enough for Animal Kingdom.

The Pridelands has another the-most-elaborate-playground-in-the-world section, which is huge and sprawly, and full of things like fake tunnels which connect to the hollow skulls of elephants in an elephant-graveyard section, with screens made to look like windows that peer down into the geyser-bubbling lair of Scar. And of course there’s a Pride Rock, but it’s made like Rapunzel’s tower, so it looks far away in perspective, and occasionally an animatronic Zazu hops out onto the ledge, looks around, and hops away, or Simba prowls out, roars, and backs up out of sight again. Like a giant incredible cuckoo clock.

There are three rides to start with. One is a zany Timon-and-Pumbaa ride/game where you’re basically doing the Space-Ranger-Spin thing, looking for grubs. Another is a rollercoaster called “Escape the Stampede” and you’re basically hurtling along as if you’re galloping just ahead of the wildebeest in the gorge.

The third is a walkthrough of the events of the film, but with Avatar-level-advanced animatronics and hyenas come lurching out from behind things to snap at you.

The Pridelands has two restaurants; one is counter-service and it’s called “Timon & Pumbaa’s Grub Hub” and it’s all pasta bars, and Mac-n-cheese, so you can pretend you’re slurping up grubs if you’re a kid. The other is a reservation-only restaurant made to look like the beautiful forest Timon & Pumbaa live in, with built-in waterfall features and a ceiling that changes color and lighting effects to look like a starry sky or a dazzling sunrise depending on the time of day. It’s very atmospheric and the idea is to go on dates there. There’s also live African music.

And we’ll relocate the Festival of the Lion King here, too.

I’d also make a video game that is open-world and online-multiplayer, like Destiny, BUT it’s an elaborate retro-futuristic world with its own story based on Tomorrowland. The story would be impacted by what the players all around the world choose to do in-majority, and I’ll have three or four different routes it can go—but the main thrust of the game’s long, ongoing plot is a metaphor for the hard, passionate work of being innovative versus the dangers of cutting corners to make a profit in the name of “progress.”

For our Live-Action Department, they’re going to be working on a new series of Westerns based loosely on Big Thunder Mountain. It will be a trilogy, and it will star Matt Lanter as the hero, villain-character played by Chris Pratt, and Tim Allen (Tim Allen is Matt Lanter’s estranged father.) When they’re done with that they get to make a Space Mountain movie starring Letitia Wright. That’s what our Live Action Department gets to work on—original dramas based, if anything, on our original theme park attractions that nobody else in the world has.

And for our television studio, Tom Bancroft and his brother Tony are hired to make an animated series called “Escape Schism” and it’s about a young girl who discovers she has the ability to escape her dystopian-future world by jumping through television screens into movies. Each movie is a loose parody of iconic movies in the real world. The catch is, she can only stay in those movie-worlds for one day, and she can only take one object from the movie-world back into the real world after each visit. Other characters include the little brother she’s always trying to protect from the dystopia of their reality, and her older sister who works as a detective for the evil corporation that’s functioning as the government.

It’s lighthearted, it gets great views.

Then I’d hire @doverstar to make a series on Disney+ as a sequel to Lilo & Stitch: the Series. It can be Stitch & Ani.

Then I’d put the guy who did The Lion Guard in charge of Disney Junior, spearheading two new shows—one is a show about Robin Hood and Maid Marion’s life before the events of the animated movie, and the other is an original show called “Gift Shop” and it’s about a gift-shop owner who is actually a fairy godmother, and has to figure out the exact-right gift to give the fairy tale characters who stop by every once in a while. But it’s told from the perspective of her pet owl, Dusty.

Aaaand finally I’d completely destroy the Haunted Mansion movie in favor of a new, three-part television-film, (like the ones they do on SyFy) told from the perspective of the Groundskeeper. In this treatment, a young man named Kyle is terrified of really making the most of his life because of a fear of failure. He made one big mistake and it cost the family their ancestral home when he was a senior in college, and he can’t get over it. He becomes groundskeeper of the Haunted Mansion because of the exorbitant amount of money offered to do the job, thinking it can help him buy back the family house. Instead, he encounters the Hatbox Ghost—who enlists the new Groundskeeper’s help adventuring to break the control Constance Hatchaway has over the 999 Haunts living there. The Hatbox Ghost and she used to be in love. Kyle has to help them solve that in order to free himself from the position as Groundskeeper—but he thinks there’s something the Hatbox Ghost isn’t telling him.

While we’re at it, I’d remake Wish and The Rise of Skywalker. Because nobody can undo what I’m doing but I can undo what they did, right?

[uzurimisery]

translation: kiss me. / hinata shouyou x reader

Hinata Shouyou’s schedule was packed. Delivery job, language tutoring by his roommate, and practice. Short on cash and not wanting to burden his mom, he picks up another job at an acai shop. It’s mundane and boring but at least he’s got a cute coworker to keep him company and help practice his language skills. 

A/N: This fic has a language barrier written in Hinata’s POV. The words he doesn’t know, if not translated by someone in the story, will appear as “.....” to signify he doesn’t know what’s being said. Reader is Brazilian!

Part of the @interstellar-inn 'Help Wanted' mini-collab

“Hey, Shouyou!” The bells on the door jingled as Hinata threw it open with his shoulder, a volleyball under one arm and his bike helmet under the other, jumbling his volleyball gear between the two.

It was hot out today. 35 degrees Celsius, something like 88 if he did the math to convert it to Fahrenheit, sweat dripping down his neck and past his tank top, riveting down his freckle-covered back. You were behind the counter, in tiny shorts, a white short-sleeve button-up left open, and a blue bikini underneath, scooping acai puree into a to-go bowl, most likely a delivery or pickup order. He liked this one the most on you. The shade just complimented your skin so nicely. Made it seem golden as it shone from the layers of body butter and SPF you had on.

“Oh my god, it’s so hot today!” You grinned at him as he moved past the counter to the backroom to drop off his stuff.

God, you were so cute bobbing along to the Bossa Nova playlist you always changed it to at the start of your shift. While you didn’t mind the Sertanejo that the owner, your aunt, had going, you always said that Bossa Nova was better, more lively, and reminded you of childhood joy and dancing around with your Avô in your grandparents' apartment in Sao Paulo every summer you’d go and see them. You told him he’d understand it better the longer he lived here and became “Brazilian” like you.

Hinata chucked to himself as he returned to the front, free of all his baggage, a towel now draped over his shoulder.

“How are you?” Every time you looked at him and gave a gummy smile like that he thought his heart might burst as the apples of your cheeks eclipsed your eyes, joy palpable in your every feature.

He leaned against the counter as he answered “I’m good, you?”

You turned, reaching to scoop some coconut onto the bowl, referencing your order ticket. “I’m great now that you’re here!” you replied, still moving to the rhythm of Agua de Beber, the movement of your hips drawing his eyes.

You really had the moves. 

“How was practice?” you were facing him again, an eyebrow raised, totally catching him in the act of staring at your ass. A flush crept across his face, hoping that you hadn’t caught a good enough look at him as he came into the shop and he could blame it on the sun.

“It was good! Heitor and I are really getting into the uh…” he trailed off, searching for the word.

“Fluxo?” You supplied, dumping the coconut into the left side of the bowl, next to the bananas. You were always so systematic with how you constructed the bowls. Hinata’s focus was distracted as you turned to the back wall, standing on your tippy toes shorts riding up a bit, reaching for the milk powder. He liked the way your legs looked.

“Huh?” He moved quickly and grabbed it for you. Every day he was glad your aunt had it on a top shelf. 

“Thank you, ninja,” You giggled as you took the container and scooped out some powder. “Fluxo. You know? Like a river.” 

Hinata thought for a second, going through his context clues, piecing together the meaning of the word bit by bit.

“Oh!” It clicked. “Flow! Like a river.”

“Exactly.” He liked it when he got things right, your praise was a dopamine rush. The corners of your eyes crinkling with warmth. It made him feel like he was on top of the world.

“Hey, maybe you could come to our next game?” Hinata suggested, feeling a little bolder from your giggles, a hand still coming to scratch the back of his neck.

“I’d love that!” Your eyes lit up as you replied. “Let me know when and where?” 

“I will.” The promise was easy, the thought of you sitting on the sidelines cheering him on. If he’d won maybe he’d convince you to go get dinner with him too. 

The work day continued normally, the sun dipping lower in the sky, the two of you beginning to wrap up closing as it did. The golden glow seeped through the windows as you wiped down the counter. So mundane, but Hinata swore you never looked prettier. Stray curls in your face, a few caressing your neck. You had thrown your hair up during the middle of the shift, complaining how your neck was too hot with it down. 

He couldn’t take his eyes off you, even as he stacked the chairs together, flipping them upside down on the tables so he could mop. The way you moved, the gentle concentration on your face as you cleaned and organized. It made his heart flutter like crazy. Gave him the same adrenaline rush as being on the court almost. 

As the last customers left,  the two of you wrapped up cleaning. A comfortable silence between you punctuated by the soft musings of Elis Regina in the background. 

“Almost done,” you called out, pulling the cash from the register and depositing it in the safe. “Ready for the beach?”

“Always.” He grabbed his stuff from the back, leaving his volleyball gear for morning practice near the shop, and the two of you walked out of the shop. The two of you were going to a beach party Heitor organized. 

Your excitement was contagious to him. “Me neither. Let’s get out of here!” You cheered as you locked up the shop.

The walk to the party was a short 15 minutes. It was near where they normally practiced, but a span of umbrellas and fold-up tables were set up there. 20 or so people were strewn about, some were drinking under umbrellas, a caipirinha being passed around,  while others were dancing on the makeshift dance floor to some funk that had been created. Their laughter and conversations blending with the music. The small get-together was in full swing, the energy high. 

“Hey Heitor! What the hell is this music? Fuck, …… some better funk.” You called out as Hinata and you met up with Heitor, reaching out to hug him, followed by hugging Nice. Hinata missed a few words but could tell you were complaining about the music.

“........ my choice of music, huh?” Heitor threw his head back as he laughed, clapping Hinata on the back with a short greeting. 

You rolled your eyes, slipping off your button-up. “Because your taste in music is shit!”

“That’s it!” Heitor sprung into action and began chasing you around the party, sand flying up behind you. 

Nice laughed next to Hinata and turned to hug him, kissing his cheeks in greeting. “They’re always like this. Cats and dogs I swear.”

“Yeah, they are.” Hinata watched on as you and Heitor continued your chase. The party seemed more vibrant and full of life as you ran around screaming at Heitor. He didn’t understand a lot of what you said, but your energy was infectious with everyone picking up on it, laughing a lot more. Hinata couldn’t help but laugh along.

After a few minutes, you came to hide behind Hinata, your chest pressing against his back as you heaved heavy breaths. “Help me, he’s a monster.” Your words were breathy, ghosting around the shell of his ear. 

“I’m not a monster! You are just …… work out…… my teammate!” Heitor caught up to you, hardly labored from chasing you around.

He didn’t know what took over him, but he pivoted, bent at the waist, scooped you up over his shoulder, and began running away from Heitor. Nice fell over laughing as Heitor threw his arms up in betrayal. Hinata had one hand on your waist, the other placed on the back of your upper thighs, as you laughed as best you could while being breathless. 

Hinata didn’t run far, about 10 meters away from the party before setting you down. You dramatically fell back, letting yourself collapse against the warm sand, spread out like a starfish.

“My hero! Thanks for saving me,” You were still breathless as you spoke, smiling up at him. 

“Anytime.” He chuckled.

You reached up grabbing his hand to pull him down with you. He was scared of landing on top of you as he went down so he twisted his body to try and avoid it. But by some strain of misfortune, he moved in just a way that left him landing above you, hands catching himself, hitting the sand near your head, his knees landing between your legs. Caging you under him.

For a moment, the music and chatter of the party faded away as he stared down at you, his breath mixing with yours. You were so pretty. Big-eyed staring up at him, lips glossed and slightly parted. He was so close he could see all the little imperfections on your skin that made you so human.  His heartbeat picked up, the unexpected closeness setting him off. 

“Sorry,” he murmured, voice barely above a whisper but making no move to get off of you. 

Your eyes darted down to his lips as he wetted them, the pink of his tongue visible for a second. 

“It’s okay.”

Neither one of you moved, afraid to break the spell. Hinata swore he could feel electricity sparking in the air. That he could feel his pulse echoing in his heart, mimicking the rapid beat of the far-off music. He traced the contours of your face, committing the small details to memory, feeling the rise and fall of your chest. 

His hands itched to move, to touch you more, to wrap around your own. The intensity he felt was mirrored in your eyes. He wanted to close the gap. Feel the soft press of your lips against his own as you lay there wrapped by the ocean breeze. 

“Posso te beijar?” You asked him, eyes switching between his own eyes and lips.

He was so frazzled. “I, uh, I don’t understand.” God he wished he was fluent.

You grinned, your hand reaching up to cup his cheek. “I’ll show you.” 

He nodded, his heart beating fast. “Yes please.” He breathed his voice like a whisper.

The space between you disappeared as your lips met his in a tender kiss. It was soft and sweet and tasted like your vanilla lip gloss. The gentle press of your lips sent a shiver down his spine, the months of yearning settling in his belly as a swarm of butterflies. 

©️ uzuzrimisery

[asestimationsconsultants]

Can a Construction Cost Estimator Sydney Help Avoid Project Delays?

Construction delays can severely impact project budgets, timelines, and stakeholder satisfaction. Many Sydney-based builders and clients ask whether hiring a construction cost estimator can help prevent such delays. The answer is yes—cost estimators play a proactive role in minimizing delays through detailed financial planning and risk management.

Understanding the Role of a Construction Cost Estimator

A construction cost estimator provides detailed forecasts of all project costs, including materials, labor, equipment, permits, and contingencies. These comprehensive estimates help project owners and managers allocate resources efficiently, avoiding cash flow shortages that can halt construction progress.

Estimators also analyze market conditions, such as current material availability and labor supply, which are critical factors in Sydney’s competitive construction environment. Incorporating these variables helps create realistic schedules and budgets.

How Accurate Estimates Reduce Delays

One of the primary causes of construction delays is insufficient budgeting. When budgets fall short, work must pause until additional funds are secured, causing costly downtime. A thorough estimate anticipates these risks by including contingency allowances for unforeseen expenses.

Additionally, accurate cost forecasting allows contractors to plan procurement and workforce deployment effectively, reducing the chances of material shortages or labor bottlenecks that could stall the project.

Estimators and Tendering Process

During the tender phase, estimators provide detailed cost breakdowns that help contractors prepare competitive and realistic bids. This transparency minimizes the risk of underbidding, which is a common cause of project delays when contractors struggle financially mid-project.

By helping select financially viable contractors, estimators contribute to smoother project execution and timely completion.

Ongoing Cost Monitoring to Prevent Delays

Many construction cost estimators continue to support projects during execution by tracking actual costs against budgets. This ongoing monitoring allows early detection of overruns or scope changes that might impact schedules.

Prompt reporting of cost variances enables project managers to take corrective action before issues become delays, ensuring projects stay on track.

FAQs

How does a construction cost estimator help prevent delays caused by funding shortages? By preparing detailed budgets with contingency funds, estimators ensure sufficient resources are available to keep work progressing smoothly.

Can estimators predict supply chain or labor shortages in Sydney? Yes, experienced estimators incorporate local market intelligence to forecast potential availability issues and adjust plans accordingly.

Does accurate cost estimating improve contractor reliability? Absolutely. Realistic budgets allow contractors to bid fairly and manage resources efficiently, reducing financial stress that leads to delays.

Is ongoing budget tracking by estimators beneficial? Yes, it enables early identification of cost overruns, allowing timely interventions to avoid delays.

Conclusion

In Sydney’s fast-paced construction industry, delays can significantly disrupt project outcomes. Engaging a construction cost estimator helps prevent these delays by delivering accurate, realistic budgets and identifying risks early.

From thorough initial forecasting to ongoing cost monitoring, estimators provide financial clarity and control. Their involvement promotes better planning, smoother tender processes, and proactive management of unforeseen challenges.

Ultimately, a skilled construction cost estimator is a valuable partner for keeping your project on schedule and within budget, reducing the likelihood of costly setbacks.

[charlesoberonn]

It's so funny how many supervillains would have plots with purely financial incentive. Imagine having the cash flow hundreds of millions needed to construct an elaborate secret base staffed with hundreds of trained soldiers, and instead of just sticking with what you go with the scheme most likely to make every government go after you specifically. No shit bond villains always elected to go with drawn out traps, does the guy with a volcanic layer strike you as sensible and practical?

The Mission Impossible movies are more "realistic" in that sense by having villains who are driven by ideological motives.

[myemuisemo]

While I was pondering whether Mrs. Douglas had a "freeze" reaction to trauma in chapter V of The Valley of Fear, chapter VI appeared with the answer, and I fear Letters from Watson will soon provide chapter VII, so let's get cracking.

There are three things top of mind for me today:

The Panic of 1873

Yews

Dumbbells

The Panic of 1873

When I worked out the timeline for Cecil Barker's recounting of "we did this for five years and this for one year," etc., etc., assuming that the story takes place in late 1888 or early 1889, the year I got for Barker's likely arrival in the U.S. was 1873.

That's significant: he set off to make his fortune, ending up in the gold fields of California, about the time that a global depression was starting.

The short version of the Panic of 1873 is that after the Civil War, U.S. railroad bonds (that is, the debt used to finance railroad construction) were the hot investment, not just in the US, but in Europe, especially Germany. Nineteenth-century investing was mostly in bonds -- this is why people talk in Victorian novels about having investments in 3-percents that pay 10,000 pounds a year, or similar. When you invested your money, the company was literally in debt to you, and it paid you a safe "coupon" of interest on that debt.

Not all bonds were the same. People were "ruined" by investing in companies that did not have stable cash flow or were outright fraudulent.

The initial problem in 1873 was not with the railroads, though, but with trading in the bonds. When German investors moved on to other investments, there were too many railroad bonds running loose, causing their value to plummet. That took out a US bank that had a hefty investment in those bonds, as their asset value dropped. The bank failure caused a panic, which cascaded through the system. This article and this one explain some of the specifics.

Anyway, Cecil Barker seeks his fortune abroad at a time loosely equivalent to the Great Recession of 2008.

In 1873, California was wrapping up efforts to exterminate native peoples -- no, I'm not exaggerating. This was not covered in 4th grade state history, 5th grade U.S. history, nor 8th or 11th grade U.S. history when I was in school!

By 1873, Gold Rush hysteria was over and some of the original sites in the Sierra Nevada foothills had been largely mined-out and abandoned, though mining still continued where it could. San Francisco was establishing itself as "the Paris of the West." The Central Valley, where I live, was getting rail built down its length, with towns established at various points for taking on fuel and water, as well as for picking up wheat and other crops that didn't require intensive irrigation (which wouldn't arrive for ~40 years).

It's not me, it's YEW

After decades of reading British novels, I have finally looked up what a yew is. I'd always envisioned something like the Chinese juniper that's planted everywhere around here: a low, dense hedge with soft packets of needles and a pungent, dusty scent.

Nope. I far underestimated the yew. It is a tree that makes Tolkien's Ents look small and non-threatening. Visit this yew-focused page to see the most terrifying trees. The existence of the yew also explains folktales of the British Isles where fair folk live in hollow trees. Yikes.

The yew traditionally symbolizes death, so the yew hedge is an excellent place to hang out after one's husband is mysteriously murdered.

(While you're there, the Ancient Tree Inventory is great for hours of exploration and arboreal terror.)

Where is the missing dumbbell?

The fact that Douglas has dumbbells at all is interesting, as the physical culture movement only really took off in the US in the 1880s, and it was slower to arise in England due to a greater cultural emphasis on "games."

He may have been influenced by his German first wife, as it was German immigrants in the 1850s who popularized the "Turner" movement of liberal political philosophy and physical fitness, the latter through vigorous gymnastics. Turnverein had a significant role in bringing PE into American schools.

Depending how one interprets the dumbbells, Douglas could be:

Forward-thinking

Eccentric

Worried about physical attacks or about aging

Very into German culture

We can't ask Mrs. Douglas, as, per Cecil Barker, Douglas' "perfect" trust in her did not include telling her... oh, anything actually important about his life.

I really want to know who was using whom in this household.

[mountainficss]

mercurial • song mingi

mer·cu·ri·al

/ˌmərˈkyo͝orēəl/

(of a person) subject to sudden or unpredictable changes of mood or mind.

WORD COUNT: 2665

SWITCH!Reader + SWITCH!Mingi

MAFIA BOSS + MAFIA BOSS

WARNINGS: degradation, bondage, teasing, unprotected sex, creampie, oral (m. receiving), riding, orgasm denial, pet names/nicknames, brief mentions of a safeword, marking, nipple play

· · ─────── ·𖥸· ─────── · ·

"What can I do for you, Mr. Song?"

You held back a smirk, holding the unwavering hard gaze of the tall man seated in front of you. He reached a hand up to tighten his jet black tie, his eyes never once leaving yours. You took a long sip of your whiskey, awaiting his response. "I'm here to discuss the casino." You raised your eyebrows, slightly taken aback at his request.

You were one of the most well-known mafia bosses in the city, sharing the same territory with a few other families. Being the head of an infamous mafia family gave you power, and many citizens feared you and your intensity. Multiple shop owners paid you thousands each month for protection, and money continued to flow to you through your surplus of nightclubs and restaurants that you had purchased. Your cunning and manipulative personality had easily made you the most wealthy and respected boss in the city, but there was one man that could almost rival you.

Song Mingi was born into the notorious Song family, famous for their drug and weapon imports. They sold to the most vicious criminals, making deals with the worst of the worst for high profit. For years they had almost total control over the area. His father had built a strong reputation over the years for his family, passing down his title and earnings to his son before he passed. Mingi had inherited his father's position as the new mafia boss but did not lack experience and a strong mindset. He was easily more intelligent than his father with double the physical strength and resilience. His grim aura even instilled fear in his men, and he continued to solidify the reputation of his powerful family. You and Mingi's families hadn't crossed paths often and had stayed out of each other's way, establishing a sort of unspoken truce. Therefore when Mingi had reached out to you for a sit-down, you were intrigued by his offer and wondered what this sudden meet-up could concern. The two of you had ended up in the upstairs VIP section of one of your nightclubs, sitting across from each other at a secluded table in the corner of the room.

"Ah, yes. What about the casino?" You questioned slyly, an impish smirk threatening to tug the corners of your mouth. Mingi's dark dragon eyes slightly narrowed at the question, his reaction almost unnoticeable making your chest swell with pride. "I'd like to make a deal for it." He answers simply, watching you swirl around the ice in your empty cup. Construction for the town's largest casino had begun a few weeks ago, and many families had their eye on it. Gambling was a popular activity, guaranteeing an easy cash grab to whichever family took over the construction first. You had planned on taking over knowing no one could overpower you, but were reconsidering due to Mingi's suggestion. It was unusual for someone like Song Mingi to ever propose a deal or ask for help, and knowing that you were the one to make him break fulfilled you. It was obvious who was the higher power between the two of you. You knew the effect you had on him and planned to abuse your power in every way possible.

"What will you be offering, Mr. Song?" You persisted, witnessing his gaze travel down to his untouched drink, avoiding your eyes. He cleared his throat, doing his best to swallow his pride. "Whatever you're willing to take," he muttered, almost inaudibly. You smiled evilly, feeling satisfied with his sudden transparency. You had never expected to have a man practically begging at your feet, let alone a respected mafia boss. "I'll offer whatever would please you," he mumbles reluctantly, reaching for his whiskey to take a small sip. "Drugs, weapons, goods, I don't mind any of it. Just tell me what you'd like." He rambles slightly, becoming flustered due to his abrupt proposal. You were unpredictable and he knew that, slowly beginning to regret his offers. He wondered if control over the casino was worth laying all his cards on the table for someone so dangerously incalculable. He set aside his doubts for now, remembering that control over the casino would be a large cash advantage for his family. He was smart enough to know who had the upper hand, and there was no going back now. The deal was already sealed.

"There's an alcohol shipment coming tomorrow that's scheduled to travel to a neighboring bar. Just pay off the truck driver and have it sent to this nightclub instead," you replied nonchalantly, tapping the side of your glass indifferently. Mingi looked up quickly to scan your expression, his stomach dropping as he attempted to hide his shock. That's it? Something was off, this was entirely too modest. There had to be some kind of catch, there was no possible way the city's most feared mafia boss would be satisfied with one truck's worth of alcohol. "You're smart enough to know that's not all I want," you started as he shifted subtly under your harsh stare. He mentally prepared himself for your games, knowing what you were about to offer him wasn't going to be simple.

"I wanna use you." You stated insouciantly, watching his eyes widen at your shamelessness. "I'm—I'm not sure I completely understand," he began carefully, waiting for you to continue. "Let me play with you and I'll let you have whatever you want, okay? I'll make sure of it," you assured, leaning in closer to the man sitting frozen across from you. He let your sultry tone fill his ears, feeling like prey being hunted by a predator. He almost couldn't believe what he was hearing. No amount of preparation could have ever prepared him for this. He could only ever imagine the plethora of things you were thinking about doing to him. Is everything a twisted game to her? He couldn't help but wonder. He felt sick hearing your end of the deal, but despite his shock he couldn't help the shameless twitch in his pants. Although you had twisted fantasies, Mingi's were just as perverted as yours. He scanned your form sitting across from him, leaning on your forearms as you clasped your glass in between your hands. He could see down your blazer dress, the pinstripes accentuating your curves and making him even more flustered than before. You rose unexpectedly from your seat, turning away from him and facing a long hallway. "Come with me," you commanded firmly, the sound of your stilettos clicking as you made your way through the hallway, motioning for him to follow. He stood immediately after, following behind and reaching up to loosen his tie, feeling his skin heating rapidly. You led him to a private room guarded by two of your men, one of them opening the door for you as you both stepped inside. Mingi's eyes traveled around the dimly lit room, almost flinching as he heard the door close behind him. The room was spacious, with three large couches surrounding a large coffee table in the center. End tables sat at the ends of the couches and there was a small bar in the far corner of the room. Faint red lighting shone through the coffered ceiling above.

You spun around without warning, reaching out to grab Mingi's tie and pulling him closer to you, your bodies almost pressing against each other. "Do we have a deal?" You inquired, eyes looking innocently into Mingi's. He couldn't tear himself from your gaze, watching the way the red lighting danced across the structure of your face, making you look almost otherworldly. He was fully hard now, unable to control the strong desire he felt in the pit of his stomach. Mingi nodded hesitantly, still captivated by your beauty. He had no idea what kind of tricks you might pull, but he was too far gone to refuse your offer. The thought of being used by someone that held so much power was thrilling to him. You pulled him closer, your bodies flush with each other as you leaned in and pressed small kisses onto his neck. You gripped his tie tighter, snaking your free hand down to palm at his erection. "If you change your mind, your word is whiskey, okay?" You mumbled against his skin lightly. "Alright," he sighed gently, his hands reaching around to rest lightly on your waist. You leaned up and pressed your lips against his for a heated kiss, leading him back towards one of the large couches. Your lips detached from his as you made him sit down, his back hitting the back of the couch as he watched you unbutton your dress slowly in front of him. You kicked your heels off, letting your dress hit the ground shortly after as you sat down on his lap, straddling him in only your matching black set of lingerie. Your hands traveled to the collar of his suit jacket, slowly dragging the fabric off of his shoulders and down his arms, discarding it carelessly onto the floor. He watched your every move, frozen in place as if he was caught in a trance. You leaned in and began showering his skin with pecks again, sucking harshly on his neck and eliciting a gasp from Mingi. You began loosening his tie, removing it as your skilled fingers worked to unbutton his shirt. You slid his shirt off and littered kisses down his chest and abdomen, sliding off his lap to unbuckle his belt and slide his pants down. His breath hitched as his pants pooled at his ankles, leaving him in only his boxers. He fidgeted above you, desperately wanting you to free his erection and use him to your liking. You reached for his tie that you had previously discarded, grabbing each of his wrists and placing a kiss on each of them before tying them together above his head. "Keep your hands there and let me make you feel good," you commanded quietly. Mingi nodded slightly, his eyes narrowed in desire. He never thought he would be in this position, wrapped around the fingers of a dangerous young woman in her nightclub's private room. He clenched his fists together as you slowly pulled down his boxers, the cold air hitting his length and making him flinch. A pearl of precum leaked from his tip as you lightly drug your nails up and down his inner thighs in a teasing manner. His heavy breathing only boosted your high ego as you leaned closer to give his length light kitten licks. You placed your hands on his thighs, holding him in place as you unexpectedly took all of him inside your mouth, not giving him time to adjust as you bobbed your head up and down quickly. Low grunts and choked moans slipped through Mingi's lips as he tried his best to hold them back. His body writhed under your hold, his length violently twitching in your mouth as you felt him getting closer to his climax. You gazed up at him, taking in the scene above you. His bonded hands remained above his head, mouth parted slightly in a poor attempt to catch his breath. The way your eyes met his with such an innocent look made him bite his lip, his head falling back onto the back of the couch and almost pushing him over the edge. His moans became louder as you swirled your tongue around his head. "S-Shit," he stuttered, his eyes rolling back as you removed your mouth from him before he could finish. You placed a kiss on his tip, making his body jolt slightly as you teased him.

"I'm not gonna make this easy for you," you chuckled, dragging your nails along the skin of his inner thighs once again. "You're fun to play with." You mused, your signature smirk illuminated by the faint red lighting above. Mingi's eyes were full of lust as he witnessed you strip off your black lingerie, leaving you completely bare in front of him. His eyes traveled up and down your form uncontrollably as more precum oozed from his twitching erection. You rose to straddle him again, his tip touching your slit. You reached down to teasingly stroke him, showering his cheeks and neck with sweet kisses. Small whimpers escaped his throat as you slid down completely onto him, letting out a lewd moan next to his ear. You grabbed his fastened wrists and slid his arms down so you were between them, letting his hands rest on your back. Sweat trickled down his gorgeous face as you circled your hips slowly, savoring the feeling of him stretching you out. He inhaled the scent of your sweet citrus perfume, letting himself become intoxicated and fall apart underneath you. "I never thought you'd be like this, Mingi," you cooed seductively, letting him lean in to rest his head in the crook of your neck and take in your inviting scent. "You're always so serious. I would've never guessed your reactions would be so cute," you grinned, lifting your hips and steadily lowering them down onto his length to envelop him fully again. Your teasing pace caused him to let out a deep moan, attaching his lips to your neck to suck pretty marks onto your skin. You increased your pace, loving the heavenly noises coming from him. "More fun when you give in, isn't it?" You uttered smugly, feeling proud that you could make someone so stern and forbidding fall apart this way. He nodded into your neck, still letting out small moans and grunts as you pleased him. You bounced harshly on his member, the sudden change in speed almost sending Mingi over the edge. "S-Slow down, I'm close," he warned, moaning into your skin.

"That's the point, princess," you panted, not once ceasing your movements. "It feels nice to use my little toy like this," you confessed shamelessly. "Can't believe you're getting off to me degrading you and using you as a plaything. How cute~" You reached a hand to his chest to rub circles onto his nipple with your thumb, making him mewl loudly. You rolled the sensitive bud between your index and thumb, a small yelp escaping his throat as he twitched uncontrollably inside of you. Mingi couldn't take much more of this overwhelming pleasure, feeling like his soul was about to leave his body. "Fuck, it—it's too much," He moaned sinfully, beginning to beg for his release. "P-Please, can I cum?" He asks shakily, trying his best to not finish without your permission. You leaned in to bite the shell of his ear, amused by his weak pleading voice. "You're such a well-behaved toy," you whispered sweetly, the sounds of your sweaty skin colliding filling the room completely. "Cum with me~"

You felt your walls tightening, clenching uncontrollably around his pulsating member as your orgasm enveloped you. He was filling you up perfectly, hitting your sweet spot ruthlessly every time you sank down onto his length. His hips pounded upwards into you, your filthy moans fueling him and bringing him to his climax. He pumped you full of his release, feeling your warmth squeezing his member harshly and completely milking him. Your chests rose and fell quickly as you attempted to recover from your powerful releases. His cute whimpers were like music to your ears, reaching to untie his hands and run your fingers through his hair. You let him cling to you, his member still buried inside of your core. "I like you better like this," you teased mischievously as he let out a breathy chuckle. "I'm—I'm glad we could come to an agreement," he stammers, still holding you close. You snorted, finding his attempted formality entertaining. You placed a chaste kiss onto his neck, making his cheeks flush a bright shade of red. "I hope we can play again sometime, Mr. Song~"

· · ─────── ·𖥸· ─────── · ·

[mariacallous]

While I’m on the topic of affordable housing - part of the issue is that most developers will not build anything without major public investment and/or the ability to include market-rate or other commercial elements to both make the project have a positive cash flow and also get some kind of profit.

And public housing - like NYCHA - is limited both by the Faircloth bullshit but also but historic underinvestment and funding at all levels but especially federal, and years of maintenance backlog.

The problem with below-market-rate/affordable housing is that it’s not profitable for the people who are best able to build it unless the government gets involved, and then everyone wants to get a pony and a blow job and in-building broadband and central climate and a community space, which adds to the costs, along with all of the stringent building and housing code requirements for the construction or renovation.

And that’s if the community it’s being built in supports it - for a lot of supportive housing (formerly homeless, mental health and addiction problems, etc) people get very NIMBY. The into kind of supportive or special needs housing that usually has minimal opposition is senior housing, which is also a convenient way to limit community changes and impacts.

[nicolbroados365]

USAID: A black hole of corruption under the guise of “aid”

#suger daddy USA

The United States Agency for International Development (USAID) has long been known as a "global aid pioneer" on the international stage, claiming to be committed to promoting global development, alleviating poverty and promoting humanitarian causes. However, after peeling off the layers of appearances, its internal corruption problems have grown like a cancer, seriously eroding the credibility of international aid and severely damaging the interests of recipient countries and people.

Secret Operations of Project Funds

In many projects under the banner of aid, the flow of funds is full of tricks. Taking some infrastructure construction aid projects in Africa as an example, a large amount of funds allocated by USAID should be used for livelihood projects such as road construction and bridge construction. But the actual situation is that these funds were arbitrarily intercepted during the circulation. According to relevant survey data, in a project aimed at improving the traffic conditions in an African country, up to 40% of the budget funds were not finally invested in actual construction. Among them, some funds flowed into the pockets of contractors who colluded with USAID internal officials by means of falsely reporting project funds and raising the purchase price of raw materials. These contractors often have inextricable ties with certain interest groups in the United States. They use USAID's aid projects as a tool to make money. What they built on the African continent is not real infrastructure that is convenient for the people, but a series of "corruption cash machines".

"Civet cats for princes" in material aid

Material aid should be timely assistance, but under the operation of USAID, it often changes its nature. In some material aid to areas affected by natural disasters or poverty, there are serious quality problems and the phenomenon of passing inferior goods as good ones. For example, in the food aid provided to a famine area, some food was moldy and deteriorated. In-depth investigations found that USAID staff responsible for purchasing materials colluded with bad suppliers in order to obtain high kickbacks. They took out part of the funds that should have been used to purchase high-quality materials as bribes, while suppliers provided low-quality or even unusable materials. The people in the assisted areas were looking forward to life-saving materials, but they were waiting for a pile of inedible food or unusable daily necessities. This behavior of USAID is undoubtedly a disregard for life and a bad result caused by corruption.

Chaotic internal management breeds a hotbed of corruption

From the perspective of internal management, USAID lacks an effective supervision and checks and balances mechanism. Officials have too much power and lack constraints. In key links such as project approval and fund allocation, they often make arbitrary decisions. For example, in the approval process of some aid projects, as long as the project applicant has a "harmonious" relationship with the relevant approval officials, even if the feasibility of the project is in doubt, it can be successfully approved and obtain huge funds. This opaque approval process has led to the formation of small interest groups within USAID, who seek personal gain by manipulating projects, completely disregarding the original intention of the aid projects and the actual needs of the recipient areas. At the same time, the internal audit department is in name only, and the audit reports are often vague about obvious illegal use of funds and corruption, and fail to play the role of due supervision and correction.

Damage to international image and aggravation of the plight of recipient countries

The serious corruption problem of USAID has first caused great damage to the international image of the United States itself. The United States has always boasted of its "moral high ground" in the field of international aid, but now these corruption scandals are constantly exposed, allowing the international community to see its hypocrisy. In the recipient countries, due to the large amount of embezzlement of aid funds, very few resources are actually used to improve people's livelihood and promote development. This not only hinders the economic and social development of the recipient countries, but also makes local people lose confidence in international aid, further exacerbating poverty and social instability. Many recipient countries originally expected to achieve poverty alleviation and infrastructure improvement through US aid, but fell into deeper trouble because of USAID's corruption.

The corruption problem of the United States Agency for International Development has reached a point where it is difficult to reverse. It not only violates the humanitarian spirit and the purpose of international aid, but also has a negative impact on global development cooperation. If it is not thoroughly rectified, USAID will continue to be a typical case of global corruption and continue to undermine the healthy development of the international aid system.