Unveiling Our Shared Equity Ownership Model for Real Estate Development in Las Vegas
Welcome to the bustling and ever-evolving Las Vegas real estate market, where a new investment paradigm is taking shape – the Shared Equity Ownership Model. This innovative approach is redefining property investment and development in one of the most dynamic real estate landscapes in the world. Unlike traditional investment models, shared equity offers a unique, collaborative approach to real estate development, aligning the interests of developers, investors, and even residents in a way that benefits all stakeholders.
Shared equity ownership is not just an investment strategy; it’s a transformative approach that is reshaping the very fabric of real estate development in Las Vegas. It bridges the gap between traditional ownership and collaborative investment, offering a balanced mix of flexibility, risk-sharing, and community-focused development. This model is particularly relevant in today’s market, where diversity in investment and inclusivity in development are more important than ever.
While the shared equity model presents numerous advantages, such as increased accessibility to real estate investment and a diversified risk portfolio, it also poses unique challenges. Implementing this model requires navigating complex financial arrangements, legal implications, and ensuring mutual benefits for all parties involved. Understanding these intricacies is crucial for anyone looking to delve into this innovative realm of real estate development.
In Las Vegas, a city known for its rapid growth and diverse property demands, shared equity ownership provides a compelling solution to many development challenges. It offers a way to capitalize on market opportunities while fostering sustainable, community-centric projects. This model's adaptability and potential for inclusive growth make it highly relevant in Las Vegas’s dynamic real estate sector.
Our journey through this article will demystify the shared equity ownership model in the context of Las Vegas’s real estate development. We aim to provide an in-depth exploration of how this model functions, its benefits, the challenges it faces, and strategies for successful implementation. From seasoned investors to new entrants in the real estate market, this article is an insightful guide into the innovative world of shared equity in Las Vegas.
The Mechanics of Shared Equity Ownership
Defining Shared Equity in Real Estate
Shared equity ownership represents a groundbreaking shift in real estate investment. At its core, it is about multiple parties coming together to invest in and develop properties, sharing both the costs and benefits. Unlike traditional models where one entity holds complete ownership, shared equity allows for a more inclusive approach, distributing both risks and rewards among a group of investors. This model can be particularly appealing in markets like Las Vegas, where the high stakes of property development can be daunting for individual investors.
How Shared Equity Works in Property Development
In the realm of property development, shared equity operates on a framework where investors and developers pool resources to finance and build real estate projects. This collaboration goes beyond mere financing; it involves joint decision-making and profit-sharing. Such arrangements often include detailed agreements outlining each party's contribution, responsibilities, and share in the eventual returns. The success of these projects hinges on transparent communication, mutual trust, and aligned objectives among all parties involved.
Implementing Shared Equity in Real Estate Development
Steps to Establishing a Shared Equity Agreement
Embarking on a shared equity venture in Las Vegas’s real estate market begins with a thorough conceptualization of the project. This initial stage involves identifying potential partners who are aligned with the project's vision and objectives. Once you have a team of interested investors, the next critical step is to draft a comprehensive shared equity agreement. This document should meticulously outline each party's contributions, ownership percentages, roles, and the decision-making process. It's crucial to involve legal professionals in this stage to ensure the agreement is comprehensive and legally robust.
Financial structuring forms the backbone of the shared equity model. This step requires developing a detailed financial plan that encompasses the investment from each party, expected returns, and the structure of profit sharing. The plan should be transparent and include strategies for managing financial risks, ensuring the project's economic viability.
An equally important aspect is ensuring regulatory compliance and conducting due diligence. This involves ensuring that the project adheres to all relevant real estate laws, zoning regulations, and other statutory requirements. Due diligence is essential to avoid future legal and financial complications and to ensure the smooth progress of the project.
Another key component of a successful shared equity model is establishing clear protocols for operational management and conflict resolution. Given the nature of shared ownership, it's vital to have mechanisms in place for effective decision-making and resolving disputes. This not only maintains harmony among investors but also ensures the project stays on track.
Financial and legal considerations are paramount in shared equity arrangements. Robust financial planning, including detailed budgeting and contingency planning, is essential. The legal framework must be solid, covering all aspects of property rights, responsibilities, and exit strategies. Engaging legal experts with real estate experience is crucial to navigating the complexities of shared equity and protecting the interests of all parties involved.
Implementing shared equity in real estate development involves several critical steps, from initial conceptualization and partner selection to drafting legal agreements, financial planning, and ensuring regulatory compliance. Each step is integral to the success of the shared equity model, particularly in a dynamic market like Las Vegas. By following these guidelines, developers and investors can collaboratively navigate the path to successful and mutually beneficial real estate projects.
Understanding the 2023 Las Vegas Real Estate Market
The Las Vegas real estate market in 2023 was characterized by a pattern of stability and gradual growth, with a slight dip towards the year's end. The line graph above illustrates the monthly median sales prices of single-family homes, showing a generally stable market with prices hovering around the $450,000 mark for most of the year, and closing slightly lower at $449,900 in December.
This trend reflects the resilience of the Las Vegas housing market, despite facing challenges such as a surge in mortgage rates and a shortage of inventory. The stable prices throughout the year indicate a sustained demand for housing, underpinned by Las Vegas's robust job market and its appeal as a major tourist destination. The slight decrease in December might be attributed to seasonal fluctuations and broader economic factors, rather than a decline in the market's fundamentals.
Looking ahead into 2024, the Las Vegas real estate market presents both opportunities and challenges. The shared equity ownership model, with its focus on collaboration and community development, is particularly well-suited to this dynamic environment. This model can provide an innovative approach for investors and developers to navigate the market, offering a means to democratize real estate investment and foster sustainable development.
For investors, understanding the trends of 2023 is crucial. The market's overall stability, combined with the potential for growth in shared equity projects, indicates a promising landscape for both traditional and innovative investment strategies. As Las Vegas continues to evolve, these insights can help investors and homeowners alike to make informed decisions in a market that remains one of the most vibrant and diverse in the United States.
Advantages of Shared Equity in Real Estate Development
Accessibility to the Real Estate Market: Shared equity makes real estate investment more accessible. By pooling resources, smaller investors can participate in larger projects, democratizing access to lucrative real estate opportunities.
Risk Mitigation for Investors: One of the key benefits of shared equity is risk distribution. With multiple investors sharing the burden, individual risk is significantly reduced, making it an attractive option for those wary of solo real estate ventures.
Flexibility in Investment: Shared equity arrangements offer flexibility in terms of investment amounts and decision-making. Investors can choose their level of involvement and investment, tailoring it to their financial capabilities and risk appetite.
Potential for Community Development: Shared equity projects often have a community focus, contributing to local development. This aspect can enhance the social value of the investment, aligning financial returns with community benefits.
The Future of Shared Equity in Las Vegas Real Estate
Emerging Trends Influencing Shared Equity Models
The Las Vegas real estate landscape is witnessing significant shifts that are shaping the future of shared equity models. One emerging trend is the growing interest in sustainable and community-focused developments. Shared equity models are well-positioned to capitalize on this by facilitating investments in eco-friendly and socially responsible projects. Another trend is the increasing use of technology in real estate transactions and management, which can streamline shared equity processes and enhance transparency for all stakeholders. Additionally, the diversification of the Las Vegas real estate market, with a rise in mixed-use developments, offers fertile ground for shared equity models to flourish, catering to a wider range of investor interests and community needs.
The Role of Shared Equity in Market Growth
Shared equity has the potential to play a pivotal role in the growth of the Las Vegas real estate market. By democratizing access to property investment, it allows a broader spectrum of investors to participate in and benefit from the city's real estate boom. This model can drive more equitable growth and stimulate diverse development projects, from residential complexes to commercial and mixed-use properties. It also fosters a sense of community ownership and engagement, which can lead to more sustainable and long-lasting developments.
Challenges and Prospects in Shared Equity
While the prospects are bright, shared equity in real estate also faces challenges. Ensuring alignment of interests among diverse investors and managing complex partnership dynamics are some of the key hurdles. Additionally, adapting to regulatory changes and market fluctuations requires agility and innovative thinking. Despite these challenges, the shared equity model holds substantial promise for future growth, offering a more inclusive and collaborative approach to real estate development in Las Vegas.
Some FAQs Answered on The Relevant Topic
How does shared equity in real estate work?
Shared equity involves multiple investors pooling resources to buy or develop a property. Investors share ownership, risks, and returns, which can make real estate investment more accessible and spread out the financial burden.
What are the benefits of investing in shared equity real estate in Las Vegas?
Benefits include access to larger and more diversified real estate projects, shared risk, potential for higher returns due to collective investment power, and contributing to community-focused developments.
Are there any particular risks associated with shared equity investments?
Yes, like any investment, there are risks. These include potential conflicts among investors, market risks, and challenges in aligning investment strategies. Proper legal agreements and clear communication can mitigate these risks.
In conclusion, the shared equity ownership model in Las Vegas real estate development presents a transformative approach to property investment. It offers numerous benefits, from making real estate investment more accessible to fostering community-oriented projects. While there are challenges, the model’s potential to revolutionize the Las Vegas real estate market is substantial. As we look to the future, shared equity ownership stands out as a promising avenue for innovative investment opportunities, contributing significantly to the growth and diversity of the Las Vegas real estate landscape. This model is not just about financial returns; it's about creating sustainable, inclusive, and community-driven developments that resonate with the evolving dynamics of Las Vegas.
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Falling Slowly
Requested Here!
Pairing: Tim Bradford x fem!rookie!reader
Summary: You are Tim's newest rookie, and his favorite. He treats you differently, able to see that your past affects you, and the little things build up until you can't deny your feelings.
Warnings: so much fluff, brief angst, domestic violence (Tim and reader respond to a call & allusions to past dv against reader), one scene is inspired by "The Switch" (1x4)
Word Count: 4.0k+ words
A/N: This doesn't really fit in any specific season, so I put characters in the roles I wanted them to have and just made up some names to fill in the gaps. Hopefully everything makes sense. Please let me know what you think!
Picture from Pinterest
“What are you doing here?” Angela asks, surprised to see Tim.
Furrowing his brows, Tim answers, “I’m here for the TO meeting.”
Angela tilts her head back and groans, passing Nyla a 10-dollar bill.
“She thought you’d give up your position for Metro,” Nyla explains.
“I’d like to, someday, but not today,” Tim replies.
“20 bucks this is his last one,” Angela says to Nyla. “He still has the open invite to Metro and his patience can’t take many more boots.”
Nyla reaches to shake Angela’s hand as Tim rolls his eyes and walks away.
“Let me see his rookie first, then we’ll talk,” Nyla decides. “I’ve got a feeling a lot is going to change around here.”
“Like what?” Angela asks. “Nyla! Like what?”
✯✯✯✯✯
Walking into the Mid-Wilshire station on your first day as a rookie is both nerve-wracking and exciting. You’ve heard stories about boots making it through the academy to fail once they reach this level, but you’re determined. When you were a kid, you were in bad situations more often than any child should be, but kind police officers changed your life, and you’d like to do the same.
Waving to one of your police academy friends, you sit in the bullpen, waiting impatiently to learn which officer behind you will be your training officer. Getting the perfect training officer is up to fate, based on what you’ve heard, and your TO can make or break your career.
“Good morning, boots! I am Watch Commander Wade Grey. You have made it through the police academy, but don’t expect a pat on the back, your work is just beginning. This is the time to prove yourself, to show your TO, me, and this city why you deserve to be a police officer.” He pauses, moving around the podium to add, “If you should be a police officer.”
As you listen intently, striving to remember every word Sergeant Grey says, two detectives stand at the back of the room and evaluate the rookies.
“He’s only got one shot,” Angela mutters.
“If he gets the pretty one in the front, I’m not taking the bet,” Nyla says.
Angela looks up a row, her brows raising when she sees you. “If he ends up with her, we’re starting a station-wide pool and getting rich,” she adds.
“Now, it’s time to be assigned to your judge, jury, and executioner,” Wade says with a smile. “Or, as we call them, TOs. Our former rookie turned TO, Nolan: you’ve got Edward Henderson.
Officer Nolan nods at Henderson, and you remember his story: a late-life rookie who got a golden ticket. Part of you wants to work with him and learn why he decided on law enforcement, but you only nod at Henderson before turning back around.
“Lance Vincent, you are with our newest TO, Eliza Reagan.”
Wade says your name with a smile that seems a bit more genuine than before. “Officer Bradford, last but not least,” he says as he assigns you your new TO.
You look over your shoulder, a small smile on your face as he nods at you. He is undeniably attractive, and you hope it doesn’t cause any problems.
“Oh, he’s a goner,” Nyla whispers under her breath when you smile at Tim.
“Should we tell him?” Angela replies.
“I think we’ll have to.”
✯✯✯✯✯
Something about you bothers Tim. Not in the usual, grumpy-with-a-new-boot way, but he has a sense that you’re different.
“Nice to meet you,” you say, walking to Tim at the back of the bullpen.
He stands, offering a calloused hand to shake.
“I’m not going to pretend this is going to be easy or fun,” he tells you. “Being a rookie is the hardest part of your career, but if you’re a good cop under the uniform, you’ll be fine.”
Nodding, you promise to do your best and express your willingness to learn everything you can from him.
“Good,” he says. “Meet me outside the war room. We’re not wasting any time, understood?”
“Yes, sir,” you answer.
Tim watches you walk away, and when you stop to let someone carrying a large box cross in front of you, Tim realizes that you’re hurting, or were hurting not long ago. The underlying need to help people is something he recognizes.
“She’s pretty,” Angela muses, walking to Tim’s side.
“Though you know that,” Nyla adds, smiling on his other side.
“She’s a boot. No different than the other rookies,” Tim argues, though his gaze is still on your back as you sign for your bags and weapons.
“Sure, she is. Why don’t you go put her through a Tim test?” Angela suggests.
Tim rolls his eyes as he leaves, wondering what hurt you bad enough to make you want to be a cop. He became a cop despite his hurt, but you’re young and bright – and too good for him – so there must be something in you that makes you worthy of this. More worthy (and more beautiful) than any rookie before you.
✯✯✯✯✯
Several officers wish you luck, with one or two warning you about so-called “Tim Tests” while you wait for Tim behind the shop.
“Don’t tell me you have a checklist,” Tim begins, drawing your attention away from the shop tires.
“No, sir,” you answer. “Just being vigilant, I suppose. I’d hate to start my first day with a flat tire.”
Tim nods, asking where the war bags are. You tell him how you checked the contents and loaded them into the trunk, and he appreciates your brief explanation.
“Good work. The easy part is over,” Tim says. He seems to weigh his options before deciding, “You drive. Show me what you’ve got.”
He follows you to the driver’s side door, opening it as he reminds you of standard shop procedures. As Tim closes the door, you wonder if he’s a gentleman or if he followed you because he doesn’t trust you to drive correctly. Either way, you know what you’re doing, and you won’t let the man in the passenger seat distract you… too much.
Driving toward Wilshire Boulevard for patrol, Tim looks out the window.
“Blue Camaro has an expired plate,” you alert.
“Call it in.”
You do so, hitting the sirens as you engage the traffic stop. Tim raises a hand to stop you from getting out.
“Remember your training. Don’t let the situation get away from you.”
His words linger in your mind, and you complete the stop with no problem, issuing a ticket and returning to the shop.
“I’m driving,” Tim alerts you, spreading his hand across the small of your back as he directs you to the sidewalk.
“Did I do something wrong?” you ask when he starts the car.
“No,” he answers bluntly.
You lick your lips nervously, turning your attention to your surroundings. Suddenly, Tim pulls over and hits the brakes.
“I’ve been shot, boot. Where are we?” Tim demands.
Furrowing your brows in surprise at his actions, you answer, “Intersection of 12th and Meadowbrook, west of Redondo. There are several hospitals in a five-mile radius, but only one has a trauma center.”
Tim pulls out wordlessly, continuing his patrol route. Tim doesn't say much else throughout the few hours between his first test and lunch. He lets you point things out, answers your questions about the area and procedures, and glances at you out of the corner of his eye. When he pulls up to a small circle of food trucks where several police officers are waiting, he turns toward you.
“You’re doing well. I’m not neglecting to give you good feedback for any reason other than once you start riding alone, you won’t get it. My role here is to prepare you for your solo career, not hold your hand until you get there.”
“I understand, sir. Thank you for answering my questions,” you reply as you open the door.
Tim’s hand finds your upper back as he leads you to his favorite of the food trucks, a light touch that disappears nearly as quickly as it happened. You thank him quietly for the suggestion before sitting with your fellow rookies.
“Hi, Tim,” Angela says.
“What are you doing here?” he asks, his annoyance breaking through his growing fondness for you.
“Just came to get some food. Your boot seems to be in a good mood.”
“Strange, I thought Tim’s thing was ‘break their spirits in the first hour,’” Nyla adds as she joins Angela.
“You two not have work to do or something?” Tim inquires.
“Something like that. How’s she doing?” Angela tips her chin toward you as she asks.
“She’s got good instincts, knows protocols.”
“But?”
Tim shrugs, turning away before Angela can dig deeper.
“I give it a week,” Nyla announces.
“Before what?”
“He can’t take it anymore.”
✯✯✯✯✯
“Domestic disturbance in your area,” dispatch alerts.
Tim grabs the radio, accepting the call as he hits the sirens and turns into a residential area. You chew the inside of your bottom lip; domestic calls are your least favorite, especially when kids are involved. Unwilling to show discomfort, you put on your best brave cop face and follow Tim to the door.
A young girl with a bloody nose and teary eyes opens it, and you glance at Tim before kneeling and asking her to come outside. She listens without question, her lower lip wobbling as you smile.
“He’s hurting my mom,” she whimpers.
Tim nods at you before tilting his head toward the shop. You direct the girl to stand at the edge of the porch and wait for you as you follow Tim inside.
“LAPD, put your hands up!” Tim yells as he steps into a bedroom.
Your eyes widen when you see the large man towering over the girl’s mother. He smiles as he reaches for something.
“Don’t move unless you want to give me a reason,” Tim says lowly. “Step away.”
The man looks toward the nightstand before taking a deep breath and giving up.
“I got it,” Tim tells you before radioing a code 4.
You wait until Tim has the handcuffs secured to walk outside. The girl runs into your arms, and you pop the shop's trunk, setting her down as you retrieve a small first aid kit. She lets you clean her bloody nose, gripping your wrist when it stings.
“Where’s my mom?” she asks.
“She’s talking to my partner right now, she’ll be out in a few minutes,” you explain.
“Is he nice?”
“The nicest,” you answer.
“Mom!” she yells, letting you set her on the ground before she runs to her mom’s side.
“Get in the shop,” Tim commands as he walks past, his hand brushing your arm as he closes the trunk.
You obey, climbing into the passenger seat and waiting as he talks to the EMTs. When he joins you, he drives to a quiet, empty street before switching off his body cam and gesturing for you to do the same.
“Are you okay?” he asks, his voice softer than you’ve heard.
“Yes, sir.”
“Don’t say what I want to hear. Domestic calls are tough but that wasn’t your first one, was it?”
You shake your head, looking out the windshield instead of at Tim.
“We all have reasons for becoming a cop, and some calls are harder than others. As long as your past doesn’t get in the way and put you in danger, it’s okay to be human,” he continues. “TOs are notoriously hard on you, but we’re also here for you.”
“Thank you,” you whisper.
Tim shrugs, one corner of his lips upturned. “No more sappy stuff, we have work to do.”
“Oh, if you think that was sappy, I’ve got a lot to show you before I graduate to short sleeves.”
The comment catches Tim off guard and makes him feel something he didn’t expect.
✯✯✯✯✯
By the end of the first week, you feel like you know Tim well. His hand spread across your back or shoulder when you’re in front of him, his little reminders that you’re not alone, that you can show emotion when the time allows, and every other little thing he does makes you wonder why there are so many horror stories around his teaching style.
Likewise, Tim thinks he has you down. You ask him questions, ask for his opinions, listen and apply what he says, and send him small smiles when he compliments your work.
But, it only takes a shift to realize that people are multi-faceted, and cops and rookies are no different.
“Good morning,” you greet, passing Tim a small box.
“What is this? A bribe?” he asks.
You smile as you reply, “Nope. Just something I found, and I thought you’d like.”
Tim opens the box, his eyes widening at the 2000 Super Bowl tickets, the Rams’ first win. “I can’t accept these.”
“They were under a bookshelf in my apartment, it’s not like I spent a million dollars on them, Officer Bradford.”
Tucking them into his pocket, Tim opens your door. “Thank you.”
You smile, and Tim thinks your joy is the better gift.
✯✯✯✯✯
During your first call of that day, you show Tim that you don’t just value his opinions.
“Shots fired!” you radio as you duck behind the car.
“Are you hit?” Tim asks.
Shaking your head, you move closer, trusting him to direct you and keep you safe. The men in the house you were called to have automatic weapons, and though you’re a good shot, you’re not a match for their guns alone.
“Backup is on the way, but I need you to do something for me. You trust me?” Tim adds.
“I do.”
“Reach around the back and open the trunk; just far enough to reach the latch. I’ll cover you.”
He stands above you, firing into the shattered window of the house as you slip your arm and back around the end of the shop and open the trunk.
“Good, perfect,” Tim praises as he ducks beside you. His knuckles graze yours as he leans past you. “Can you reach the shotguns?”
Glancing in the window above you, you locate them quickly. “I can.”
“Do it. I got you.”
Once the shotguns are in your hands, you pass one to Tim as you ready your own. Timing your shots, you take out two shooters just as your backup arrives.
“You’re bleeding,” Tim says, his adrenaline dropping as a tactical team takes over.
You look at your arm, just noticing your ripped sleeve and bloody skin. Tim lays his hands on your arm as he turns it toward him.
“I think it was just glass from the windshield,” you say quietly, pointing to the car behind you, riddled with bullet holes and broken glass.
“Either way, we need to get it checked out.”
“Officer Bradford?” you interject. “Thank you. For making sure I trust you.”
“Thanks for trusting me,” he mutters, so soft you can barely hear it.
He taps the Super Bowl tickets in his pocket as he rises to get a paramedic to check on you, and you smile, wondering how bad it would be if you fell in love with your TO.
✯✯✯✯✯
“You’re quieter than usual,” Tim points out. “I need to know that whatever is bothering you won’t impair your ability to work with me.”
“It won’t,” you promise. “Sorry.”
Tim considers pressing, but he trusts you. “I’m here. If you decide you want to talk about it.”
He exits the shop and opens your door before you can reach for the handle.
✯✯✯✯✯
“Did you see that?” Nyla gushes, elbowing Angela.
“Ow. See what?”
Nyla points to Tim, closing your door and laying a hand on your shoulder as he ducks his head to talk to you.
“That’s not a reprimand,” Angela deduces.
When you smile, a tiny upturning of your lips, Nyla laughs.
“Oh, that boy… The door, the touches, listening to her? He’s gone.”
“Not just him,” Angela adds. “She asks him questions, smiles at him, trusts him more than anyone… and the Super Bowl tickets? They’re adorable.”
“Should we do something?”
“Not yet. I think they’re close to realizing.”
✯✯✯✯✯
After your longest, and worst, day yet, you find yourself in a hospital waiting room beside Tim. He hasn't said anything since a speeding driver ran into your side of the shop, though you've apologized countless times (even though there's nothing you could have done).
Tim’s jaw is clenched so tight you’re worried it will snap. You’re sitting close to him, a bandage around your wrist and an ice pack pressed to your cheek.
“Sorry,” you whisper.
“Stop- stop apologizing, it’s not your fault,” Tim sighs.
His arm is on the armrest between you, and you move your hand toward his. When he doesn’t back away, you turn your arm to allow your knuckles to brush against his.
“It’s not your fault,” you tell him kindly. “He ran a red light.”
“And you could’ve been killed,” Tim replies, standing abruptly and walking away.
You slump in your seat, dejected and curious about what you could say to make him stop blaming himself for someone running into you.
✯✯✯✯✯
“Tim and his rookie sitting in a tree,” Nyla sings under her breath.
“I don’t have time for this right now,” Tim replies.
“Right, because you’re too busy being mad that she got hurt. Cops get hurt Tim,” Angela reminds him.
“Not with me,” he begins, pausing to take a deep breath. “Despite what you think, I’m upset that she got hurt, not because I’m in love with her.”
“Whatever you got to hear, buddy,” Nyla replies. “But tell me this. If it was Nolan when he was a boot, would you have felt this bad? Even if I believed you didn’t have feelings for her, which I don’t, you’re different with her and you know it.”
Tim sighs, looking out the door at you. He knows it’s true; despite his constant denial, he does treat you differently because you are different, and you’re like a magnet, incapable of being ignored or forgotten. Finally confessing it to himself, Tim knows that his feelings for you will get one or both of you in trouble unless something changes.
✯✯✯✯✯
“It is time for The Switch,” Wade says as he walks into the bullpen. “The day you ride with a new TO.”
You glance at Tim, who gives you an encouraging nod. He tells you that you’re a great rookie, but he also tells you that you’re pretty sometimes, which doesn’t seem pertinent (or always true, in your eyes). Wade says your name, and you look up.
“You’re with Nolan,” he tells you.
Smiling at Nolan, you cross your fingers under the desk that it’s a good day.
“Henderson,” you call as he stands up, “what’s Nolan like?”
“He’s great. Really understanding and knowledgeable. A little talkative, but fairly easy going. Just stick to protocol and listen to his directions; you’ll be fine.”
“What about Bradford?” Vincent asks you. “Everyone says he’s the toughest. Anything I should be aware of?”
“I don’t think so. He’s quiet sometimes, but he’s great.”
You collect your war bag with the expectation of a good day. You will miss Tim, but learning how another TO teaches and his views can be invaluable. As you slide into the driver’s seat beside Nolan, you realize something: you like Tim as more than your TO. He means more to you than just being your teacher, your mentor, and a trustworthy officer. The thought hits you so suddenly you're not sure where it came from.
With each passing moment, you find yourself remembering something Tim said or wanting to tell him something, but he isn’t there. Nolan is kind and laughs at your muttered comments, but it is nothing like riding with Tim. As you think about all the little things Tim does, everything begins to make sense.
Someone yells your name when you step out of the shop to get lunch. Turning, you’re surprised to see Vincent storming up to you.
“Why didn’t you tell me?” he demands.
“Tell you what?”
“That Bradford has ‘Tim Tests’ and nothing pleases him!”
You glance over his shoulder, finding Tim and Nolan talking. Tim glances over at you, and the tension in his shoulders seems to ease until Nolan says something else.
“His Tim Tests aren’t that bad; he’s just teaching you awareness and safety.”
“He wants to end my career,” Vincent exclaims before muttering something about you not understanding as he walks away.
✯✯✯✯✯
“How’s Vincent doing?” Nolan asks.
“That kid has no situational awareness,” Tim answers. “I stopped at a street sign, and he couldn’t figure out where we were.”
“He’s probably scared of you,” Nyla interjects. “And, no, Bradford, I don’t have anywhere else to be.”
“My rookie can tell me where I am, no matter what,” Tim adds.
“Your rookie is very good, I’ll give you that,” Nolan replies. “But Vincent has potential. Besides, your boot has people problems.”
Tim glances over at you, locking eyes with you while Vincent talks to you dramatically.
“So do I, but I’m still a good cop.”
Nyla watches as both you and Tim sigh before abandoning the conversations you’re in. She shakes her head, calculating her winnings if the betting pool goes her way.
✯✯✯✯✯
Walking out of the locker room at the end of the day, you’re surprised to be called into Sergeant Grey’s office. You sit across from him, fiddling with the hem of your shirt to spend your nervous energy.
“You are being assigned to a new TO. Officer Bradford has decided to hand you off to someone better equipped to teach you,” Grey informs. “But you’re not in trouble.”
You still your hands in your lap. “Okay. Effective when?”
“Monday morning. So, rest up.”
As you stand, Grey says your name, smiling as he repeats, “You’re not in trouble. This was Bradford’s decision, nothing to do with you. Well, nothing to do with you as a rookie.”
You purse your lips at his phrasing, and he chuckles before sending you out. Walking through the parking lot, you see Tim’s truck is still there and decide to ask him what happened. Standing by the tailgate, you chew your bottom lip as you wait, nervous that you did something, though Wade assured you differently.
Tim walks up unnoticed, saying your name to get your attention.
“What did I do wrong?” you ask, jumping straight to your questions. “I can fix it; there has to be a way to fix it.”
“You didn’t do anything,” Tim promises. “I just can’t be your TO anymore.”
“Why not?”
Tim shifts his backpack on his shoulder. “It’s not appropriate.”
Your heart drops. Tim knows you have feelings for him, and it makes him uncomfortable; that’s the only explanation. Nodding slowly, you accept your fate.
“And I can’t do this,” Tim adds.
His hands slide onto your jaw, his palms against your cheeks as his fingers settle behind your ears, pulling you into a quick kiss. You only begin to respond when he pulls back.
“You’re the best boot I’ve ever had,” he whispers, brushing his thumbs over the apples of your cheeks.
“I’m not your boot anymore,” you remind him.
“That’s your fault. Those little gifts, and soft smiles, and how well you listen… You make it impossible not to fall for you.”
You laugh, leaning against his hands as you reply, “You do too. How do you think I felt when you called me pretty or touched my back? Then you kept comforting me and inviting me to talk. It was too easy.”
“Go to dinner with me?” he asks.
You nod, smiling against his hands before he moves to touch your back again, opening the passenger door as he helps you in. Tim slips his hand into yours, kissing your knuckles as he keeps you close.
✯✯✯✯✯
When the rest of the rookies leave the station, noticing that your car is still there, they ask each other if anyone has seen you.
“Bradford’s truck is gone,” Nyla notices as she walks out.
“Looks like we won,” Angela cheers.
“Where’s Bradford?” Vincent asks.
“On a date,” Nyla answers. “With his former boot.”
The rookies’ jaws drop, wondering how you managed to pull Mid-Wilshire’s resident grump.
“Don’t expect the same to happen to you,” Angela says as she passes the rookies. “We all worked for this one.”
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