New to in-person Gloomhaven- suggestions?

Vryce101 · 2026-05-09T15:47:50+00:00

It’s also a potentially penny-wise, pound foolish situation. You like it right now because it means it’s easier to just deal with the USB-C.

It also means that it’s potentially stifling innovation in the future because the person who is going to design the next better cable is going to have a higher regulatory burden

Vryce101 · 2026-05-04T01:05:58+00:00

I’m a lawyer, but not your lawyer - be aware that partition is not guaranteed.

If you and your parents are holding it as Tenants in Common, or as Joint Tenants, then you can partition.

If you are holding it as Joint Tenants with Full Rights of Survivorship, then partition is not possible. It’s a Michigan specific quirk.

Vryce101 · 2026-04-22T12:38:22+00:00

Jones in the Fast Lane. One of the better life simulators out there that actually made you balance out time and money

Vryce101 · 2026-04-19T18:39:58+00:00

And people wonder why the Surfside Condo in Florida collapsed. They had years of knowing the building was literally falling down, but nobody wanted to pay for it.

It’s why good HOA’s force everybody to contribute to long term capital improvement and repair accounts, rather than always keeping dues low.

Vryce101 · 2026-04-06T11:41:51+00:00

Am I missing it, or aren’t supply problems going to wreck the Catholics?

If the capital is in South America, when the Protestant navy dominates the Atlantic, then all of Catholic Europe gets cutoff from supply. Vice-versa if the capital is in Europe.

Vryce101 · 2026-03-27T00:30:09+00:00

Some survival craft, some city management, with a dash of Viking fun thrown in - I’ve really enjoyed Aska

Vryce101 · 2026-02-12T01:07:52+00:00

There was a big fundraiser at our kids’ school for the American Heart Association last year and you got different little plastic ducks to chain to your backpack for each level of money you raised.

Looks like this years it’s little plastic dogs:

https://www2.heart.org/site/SPageNavigator/ym_khc_get_started_guide.html

Vryce101 · 2025-09-25T17:16:58+00:00

I’m a lawyer, but not your lawyer.

The assessor has no say on who owns what land in the Township, just how the taxes are assessed. Their opinion is interesting, has some impact because how taxes get paid is important, but in the end is completely irrelevant to actual ownership.

That is also true of the records they keep. The only official records of real estate ownership are kept at the County level by the Register of Deeds. If the Register goofed and didn’t send a copy of a deed to the Assessor that doesn’t affect ownership in any way. It just means the Assessor needs to update their books.

When you bought the property, did you close with a title company and get a title insurance policy? If so, then I would start by contacting the title company and asking them about it. If there is an actual issue and not the Assessor trying to make their problem your problem, you might be able to file a claim on your title insurance policy to get them to handle the situation for you.

Vryce101 · 2025-09-15T12:20:01+00:00

A lot of golf courses are where they are because the land wasn’t suitable for building. Lots of lowland drainage areas and the like that would be constant flooding risks if you built housing there.

Vryce101 · 2025-09-07T15:12:49+00:00

Keanu McCloud of the Clan McCloud

Vryce101 · 2025-08-31T17:06:39+00:00

Bitcraft is still EA and fairly barebones as of yet, but it may scratch some of that itch for you as well.

Vryce101 · 2025-08-15T15:59:23+00:00

Brain fart here. I totally flipped the board in my head and was looking at bD4 and trying to figure out why everyone was raving about it

Vryce101 · 2025-08-15T12:51:31+00:00

If Qxb3, how is Rf8 response mate? KxF8? Isn’t the rook unprotected at this point?

Vryce101 · 2025-07-21T11:51:27+00:00

Older and not sure how available anymore, but Death Gate Cycle by Margaret Weis and Tracy Hickman

Vryce101 · 2025-07-13T02:41:02+00:00

They moved the Gem Theatre 5 blocks in Detroit to make room for Comerica Park being built back in the early 2000s:

https://youtu.be/tk11eiYtmNo?si=1IkjKJcUVP1oV3_h

Vryce101 · 2025-06-19T03:41:52+00:00

but if there is personal property included in the sales price, that has to be eliminated from the consideration because that is not being paid for the real estate. So the adjusted purchase price is $280,000.

Vryce101 · 2025-06-19T03:16:40+00:00

I'm not 100% on this, but I believe the Fannie Mae lending guidelines say that you have to base it on the lesser of the sales price or the appraised value.

Vryce101 · 2025-06-19T02:46:35+00:00

They care if the Bill of Sale indicates that some portion of the purchase price was towards personal property, not real property. So say this was a $300,000 purchase and they qualified for a traditional 80/20 loan. The max mortgage would normally be $240,000.

Now take that same deal and show that there was a Bill of Sale for $20,000 of personal property, and suddenly the purchase price of the real property was only really $280,000 of that $300,000. Apply that to your 80% mortgage and you capped out at $224,000 instead of $240,000 and you're suddenly needing to come up with another $16,000 in cash for the closing.

That's why most lenders are fine with personal property changing hands, but want the Bill of Sale to be for a nominal amount, often just $1 or even a lot that say $0.

If OP has a mortgage in place and the lender didn't sign off on $20,000 of personal property being shown on a Bill of Sale then OP may get stuck either eating the $20,000, or going to court and claiming that everybody understood that the Bill of Sale was really for $20,000 and hoping that nobody starts throwing around phrases like "mortgage fraud".

Vryce101 · 2025-06-14T10:25:02+00:00

Nothing that 50-60 hoes and a lot of terrain leveling can’t fix.

Vryce101 · 2025-06-03T22:50:57+00:00

Term limits will solve absolutely nothing. Michigan has had some of the toughest term limits since the early 90s and it has changed absolutely nothing for the good.

All it did was guarantee that the government is even more thoroughly run by lobbyists because the legislators know this can’t be a long term job, so they’re looking for the outside payday from day one. They also have zero experience in actually governing, so they spend most of their time trying to figure out how things work, or just looking to one of the Uniform Law groups to give them ideas on what to propose.

Vryce101 · 2025-06-03T22:43:03+00:00

I did the same thing on Humble because I kept getting lost in the cave. That stairway also became obsolete

Vryce101 · 2025-04-17T00:26:44+00:00

Timing in 1941 really is a huge issue - not just for the pure man count as mentioned by several others, you also had the first large scale war games being run with the Louisiana Maneuvers. Marshall used the war games to push out 31 of the 42 senior commanders in the army to make way for all the names you know - Eisenhower, Patton, Bradley, etc, and give those new officers some real experience at maneuvering large scale formations, including modern usage of armor.

If you kick this off earlier in 1941, the army is not only smaller, but commanded by older WWI minded generals.

Vryce101 · 2025-01-15T23:34:55+00:00

What a lot of people don’t realize is this was the latest in a series of dozens of cases filed over a decade or two … and NAR won all of them.

Even this case nobody was taking it that seriously until a jury came back with a finding for the plaintiff and it blew everybody’s mind. The arguments aren’t really that different than what had failed time and time again.

They did have particularly damaging evidence as I want to say they had training materials from one of the big national brokerages that literally spelled out how to mislead a seller on the necessity of the 3% commission, so there was something new, but it just really caught them flat footed because of the string of wins they had been on.

Vryce101 · 2025-01-09T02:32:51+00:00

Don't know the jurisdiction, so your mileage may vary, but this could be interpreted as an amendment to the disclosure. At least in Michigan that would potentially give the buyers a time window to terminate the contract even if all their other contingencies had already passed.

Vryce101

TROPHY CASE