Gravy Train

^those tires and once-dipped red brake calipers. Guaranteed her phone screen is cracked.

So the Ivan Khurs did take a hit from that coordinated UA USV volley:

"falling ill" on a flight...

I hate how the vertical tilt wall of Starplex funnels hot air in and traps it, with little chance to capture any breeze. That stage has to be sweltering. 29 songs across two encores. Robert covered all three of his new songs: Alone; And Nothing Is Forever; Endsong. I wished I had studied those more last year- I wasn't prepared for how powerful Endsong is, and it feels like a return to Wish, some 31 years later:

I can do one better:

From my Estonian buddy on another forum, it seems Russia is quite dedicated to their propaganda game. They cleared out trees, leveled the ground, built a stage, and will blast their Victory Day concert across the river. Left side of river is EU & NATO (Estonia), right side is Russia. https://www.delfi.ee/artikkel/120184052/foto-venemaa-korraldab-narvalastele-ule-joe-9-mai-kontserdi Translation:

He did just open a shiny new 'Wagner Tech Center' in St Petersburg at the turn of the year. Seems he won't be enjoying much of it for a while: https://www.theguardian.com/world/2022/nov/04/russias-wagner-group-opens-defence-tech-centre-in-st-petersburg It seems Putin simply might not receive any of these reports-- his inner circle is that tight, and none wish to deliver bad news, but they may also be blissfully ignorant themselves, with such an isolated bubble of influence that those with more relevent intel actually avoid and maintain seperation from Putin's circle. He does watch state television often, and I assume those producers are aware of it.

Looking at the announcement again, it looks like borrowers with credit scores above 780 aren't impacted all the way up to 75% LTV, and scores between 760-779 aren't touched up to 70% LTV. Still, this seems shortsighted as if it were drafted in 2021 and Fannie pushed it through anyhow without realizing the market is dead... or there's really no buyer for MBS.

LLPAs on Investment AND second home purchases are looking pretty ugly too, where they both follow the same schedule at +4.125% for LTVs of 80.01 - >95%, and never fall below 1.125%.

I have six spindles of 16TB WD Gold fitted to a Synology DS1621xs+ that hosts everything from Plex to Homebridge, Time Machine, Google, and OneDrive backups. It then mirrors (via HyperBackup) to a Synology DS1517 with five spindles of 16TB WD Red Pro. Yeah, I've spent enough on storage for a while.

Wait 'till you learn the new M60i models use the S63 V8 and aren't fitted with the V12. Speaking of which, the 2024 X5 M60i has entered the fold of something I might entertain, as it's easier configured and cheaper than a similarly-equipped Audi SQ8 and that's the same V8 from the M5, turbos and all.

I see you're NOT a dash molestor. Battery management and infotainment, yes, the Tesla is still years ahead of VAG, but that gap may be slowly closing. Vehicle fit/finish, materials, and lack of simulated whoopie cushion noises, the Audi wins. I like my new car to feel like a solid, modern vehicle, not an experiment by Fischer-Price.

Okay, so when I'm looking online (whilst notifying my agent of properties I find interesting), what should I think of shit like this, other than 🚩 from a seller I likely won't want to deal with? (old example in the following snip)

Wouldn't it be cool if the buyer had access to that information without asking their realtor for it, or even before considering the property for an offer? Although I'd imagine any good realtor shares such background with their client before submitting an offer. I haven't transacted since 2018, when shit seemed sensical and one could FSBO with a good RE atty and local title office.

I see that now, MLS database integrity follows cumulatively on the address. it's the third-party listing services (ie Redfin, Zillow) that are removed/relisted more frequently... but how can they be refreshed to show as "new" if the MLS doesn't change?

I think any change in the listing, including price, can allow that home to be relisted, thuse resetting DoM. Sure, the information is still available, but are prospective buyers also in the MLS to track down aged listing numbers?

That's a much more realistic measure of explaining the agent's bullshit line of "Marry the house, date the rate!" Okay, sure, you can refinance, but not after paying commissions, appraisal, and more closing fees. It should be, "Marry the PRICE, date the rate." The idea that the rate can be changed later should market conditions improve, but a bad price is locked in forever. Travis County price corrections are more than ancedotal evidence but it's worse elsewhere, where 10% of recent buyers are already underwater on their mortgages.

Because they're literally the agents of market transactions, even if they're mostly dickless wonders, but the truly shameful are in the Fed and House of Representatives for allowing REITs to shift from commerical to residential when COVID-19 and employers shifting to WFH gave them the green light. It's amusing to me that some of those who made a killing in that era are griping that they have to return to their prior estetician jobs due to the current health of the market... that's the sandbox they play in. Moody's can ring alarm bells about overpriced markets all day long, but someone out there is coaching a seller - and their buyers - to pay for unrealistic valuations that landed us in this market, where shelter costs account for 33% of CPI, and has been a bullseye on JPOW's dart board. Of course, none of those working in this industry are financial advisors, despite a home being the most valuable purchase an American will make in their life.

Agreed and rates falling back into the 5s or upper 4s kinda cements this new standard of pricing. Not a hot take. I considered what mechanics are needed to drive a more significant price correction across the country and it would take someone like a Blackstone or Invitation Homes to falter and turn over nearly all their inventory at once... or, another 2008-like financial crisis with a significant uptick in foreclosures, and that's not good for anyone, especially those who realize it just offers a better buying opportunity for other investors who had liquidity parked in places with less exposure. But high property values fucks over everyone paying property tax and insurance, even those who don't need to sell, as the things that go into Escrow must be supplanted with additional income, and that's clearly not happening. @gmr548: inflated price and/or mortgage terms keeps people from doing fun things with their homes, while others defer maintenance because so much of their income is locked into a monthly payment. Have a look at some listings now, realizing what that kind of money could have purchased just two years ago.

No, I completely get that, which is why in my very first post, I mentioned "I'm sidelined like the rest," either unwilling or not budgeted for the $200K premium in price escalation over just two years' time. Nothing about these properties justifies their price, but there's usually another buyer who needs that home more than you do. That's not a justification of value to me, it's just a bubble that hasn't deflated yet. Really, very few people are eager to jump into this historic affordability crunch, which is why this market is wiped out and we're in stalemate. Wages will never come close to match, so "wanting this house more than the next guy" comes down to sometimes really unsound financial decisions or more creative ways to improve income. With Texas' property tax structure, we're lucky this is a nondisclosure state. But really, a $40K decrease in price is far more valuable to the buyer than $50K in concessions at closing.

Realtor: We have three offers already at $550, $589, $590, would you like to entertain any of them? Client: I'm just going to hold out for an offer near $700. But our listing is already 68 days old, I'm concerned nobody is taking this seriously anymore Realtor: Should I share feedback from the last showings? The first couple noted your HVAC system is 14 years old, the second couple shared concern of the rotting fence, the third stated they'd like to finance some home improvement funds to redo the kitchen. None are able to qualify for loan amounts that exceed $630, as we're unsure your home will appraise for anything more than $550. Client: Well isn't that convenient? It's not like their appraisals from 2006 protected lenders from 2012 valuations, did they?!

Yes, where mortgage origination activity has been reduced by over 75% and the cost to purchase dramatically outpaces current rents, it's logical to expect greater price volatility. Should the cost to rent remain competitive (or become more aggressive as more units come online), this will pressure those investors who bought at the peak of the market. Time to close often dictates listing price where an experienced agent should offer guidance to achieve the best outcome of both variables.

The concept makes plenty of sense to me when price appreciation unhinges from local economic fundamentals of wage growth and current construction costs. Moody's finds that current pricing among nearly all markets in the U.S. is overvalued. If "the price is the price," realtors wouldn't be playing games like delisting, then relisting (with a marginal change in price) just to reset the DoM indicator. This has become more of a trend with flip inventory in attempt to secure a seller's desired margin.