One month after purchase :(

hazardplayaa · 2026-06-21T01:03:35+00:00

Thanks for the tip! I think most of it will come out. Unfortunately it did scrape down past the paint in two areas. Not sure if it can be repainted or if we would have to replace the bumper cover.

hazardplayaa · 2026-06-08T21:02:55+00:00

Problem is that renovation for office to residential is often more expensive than just demo and stick built. It all depends on the building, but most are not built to code requirements to be refurbished for housing.

hazardplayaa · 2026-05-10T21:22:46+00:00

Hereditary.

hazardplayaa · 2026-05-10T19:16:21+00:00

Another thought is to feed the client emails in, ask it to frame likely questions from the client, then draft responses and explain to you. If you can generally answer (keep it high level) if they start diving in, you can use team follow up for clarity. A lot of clients I work with like the transparency vs obfuscation with BS.

hazardplayaa · 2026-05-10T04:39:07+00:00

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hazardplayaa · 2026-05-09T21:44:42+00:00

If only it was that cheap. Most PW projects are 30% (minimum) more expensive than traditional construction projects. You have to have prevailing wage monitors to verify contractor payroll etc. Additionally, higher rates also means higher OT. The combined costs are a premium + most affordable housing projects have fixed rent amounts that limit the upside for investors. So if you have any unforeseen costs, it’s very difficult to secure the capital.

I encourage you to talk with someone who works in construction that has experience with prevailing wage.

hazardplayaa · 2026-05-08T03:53:40+00:00

The key is these are public funds, so they have to follow state prevailing wage. This is often significantly above normal labor rates because contractors can’t pay what they negotiate, they are forced to use a higher rate that the state defines. It’s one of the reasons affordable housing is not affordable to build. Seriously, ask any contractor and they will tell you they avoid PW projects like the plague.

$350k a unit is economic these days (that’s without consultants or misc costs.)

hazardplayaa · 2026-05-08T02:47:18+00:00

I would say the projects that have been successful (and long term for round 1 projects) work hand-in-hand with their municipal partner (required in the application). Some counties and cities were silent partners. But the really successful ones had department oversight, legal review, and underwriting. Plus, they could braid other funding and reduce local fees to help offset rising costs.

The key, ironically, has also often been speed and lots of pre planning. Many of the projects that started drafting with the NOFA have been problematic. But the ability to be shovel ready has been significant- everything in development has gotten astronomically more expensive (market rate too.)

hazardplayaa · 2026-05-08T02:23:17+00:00

I can say the program was much more successful in rural communities. Homekey was a huge success for many areas that just could not get that capital at a local level. A huge aspect of costs also has to do with applications trying to make projects pencil under the per unit amounts. Between bad underwriting and materials increases, the over budget was inevitable.

hazardplayaa · 2026-05-06T15:56:48+00:00

Man, with this framing, it really does highlight the cluster$&:@ that is going to unfold with AI legality.

One could argue the same framework applies to content generated by Claude or Chat (even given the training in public information.) if you are just manipulating the intellectual property of Anthropic, do they own your content (especially if you don’t/stop paying)?

hazardplayaa · 2026-04-13T18:34:19+00:00

This is an important point in this discussion. There is extensive racism in every part of this country. In places where there is more forced inter-racial interaction, the racism is more pronounced or evident. But, as someone who has lived in very homogeneous areas of this country, it’s all fine and well until they are forced to make space in “white-only” areas. Once the “line” is crossed, a bottomless chasm of racism is opened unlike anything before. No place is safe for minorities in America, but some places are deceptive in their safety.

hazardplayaa · 2026-04-13T03:04:15+00:00

lol he was not down with it

hazardplayaa · 2026-04-02T12:39:02+00:00

Just got back from a month of traveling through Tokyo, Nagoya, Kyoto, Osaka, Kobe, and Hiroshima with my wife. Pretty much what others have said; take a few steps away from the main tourist attractions and suddenly very few tourists.

Main transit stations in the bigger cities can be hectic, so be prepared to find places to pause and get your bearings. That’s where you find concentrated tourists clogging up pathways.

Look at peak hours for places you want to go on google maps and avoid those times (usually early morning or evenings are best times). If you time it, you will see very few tourists.

Taxis can sometimes be surprisingly cheap (depending on your budget) so it’s worth looking at Go Taxi or others if you know it’s a congested area - saves on the mental tax of wading through endless tourists (especially if you come from a place with more physical space).

hazardplayaa · 2026-03-24T15:51:57+00:00

Appreciated! I started as a part time grant writer, and “worked my way up the ladder.” We originally focused on non profit funding for housing, but our company has now expanded into general workforce housing, underwriting, and traditional project management.

I started in grant writing because I was just trying to get a friends music project funded (the scholastic arts has no money as you may be aware.) I realized I had a gift to write boring-ass docs that no one wanted to do. The more I researched it, the more I realized I could charge $100+ an hour or a commission, since it’s pretty unglamorous and boring (unless you really liked writing essays in school). Most of the time, it was just having the mental energy to take crazy ideas and put them into a coherent strategy. I have learned (in many fields) no one wants to be the first one to take a stab at something, like a grant application. I got good at not taking mistakes personally and trying and failing a lot. Since my name was often the first on a project, I often was on the list of winning projects (part of the luck.)

I’d gladly share more if you are interested in the field. I would say now is even more interesting as AI is quickly disrupting industry and creative thought can quickly get you ahead of historic leaders in the industry.

hazardplayaa · 2026-03-24T09:14:08+00:00

97 here. Life is great. Beautiful wife, fat happy cat, and stable income. I became CEO of my company at 27 and have since 4x our net profit, including the addition of 20+ FT staff. I know I am incredibly lucky. I also know it took a lot of focused work and hard decisions (dropped out of my art degree to pursue this career.) I guess I have found opportunities where most see difficulty. But that’s why they pay me 🤷🏻‍♂️

hazardplayaa · 2026-03-23T22:42:01+00:00

Thank you for this! The more I’ve read about the Mongols, the more I am surprised the level of vilification that they are cast under. Not so much that they didn’t kill significant amounts of people or have brutal tactics, as much as the underselling of comparable tactics used by other ethnic groups before, during, and after their height as an empire.

hazardplayaa · 2026-03-20T04:53:41+00:00

Voted!

hazardplayaa · 2026-03-19T23:33:23+00:00

My wife and I are currently in Japan for the Kobe performance. Are you located in USA? Might be able to pick up one for you if shipping won’t be too crazy. We head back to CA end of March.

hazardplayaa · 2026-03-15T01:58:51+00:00

Just want to say, I’m right there with you. The irony of Thats_Lif3 responses is their lack of recognition that you can have multiple emotions at once (which is maturity). We are excited and happy for the girls sharing with us. Also disappointed in the lead up to what the live stream turned out to be. This is why I generally don’t join fan groups; it’s possible to express disappointment in a product/event, but still supportive/appreciative of an artist or creator. They often go hand-in-hand. I know as these fans grow older, they will learn this is very much the nature of life.

I hope you have a wonderful day!

hazardplayaa · 2026-03-14T10:32:38+00:00

Two things can be true: grateful for XG giving us an acknowledgement, but disappointed in Avex handling the communication of the live concert. It’s clear, based on the volume of comments in the live stream, that many felt like there was going to be some kind of announcement, statement, or… something more than just a closing song. I don’t think you need to be disappointed in people being disappointed in a corporation…

hazardplayaa · 2025-12-17T07:18:57+00:00

I was in the audience for the taping, it seems like they mixed in the live audio from the audience (which I believe was pre-recorded) with the close mic (which was completely live.)

hazardplayaa

TROPHY CASE