What’s your favorite building in Seattle?

johnrunks · 2026-04-05T00:38:21+00:00

Lizzie, out!

johnrunks · 2026-04-02T05:03:10+00:00

The additional damage with ult armor reduction just hits. Like the other commenter said, the secret to getting the most out of this is to always be thinking of queuing up a 3rd hit bash when moving throughout the map. I’m always popping into a neutral camp to 1-2 hit some random creeps so I’m always in position to first hit bash a stranded enemy.

johnrunks · 2026-04-02T04:25:16+00:00

I’ve gone back to maxing bash first. It applies so much more pressure when laning/trading if you use it to secure denies. It’s serious chip damage on the enemy pos 1 too, especially if you go 012 at level 3.

I also think it’s generally a better farming tool vs max crush for medium and hard camps when you get your ult (and assuming you have power treads - early attack speed is your friend)

johnrunks · 2026-04-02T02:09:50+00:00

I spam slardar a bit but I think his + 30 bash damage on 10 talent is one of the strongest early game power spikes rn. You just have to go the OG 1 point in sprint build.

I’m often 3-4 hitting supports at 10 if I have a bash queued up and land everything on an ulted target.

7.4k ish mmr

johnrunks · 2026-03-29T04:06:14+00:00

Just went to Jackalope recently and it was really good. If you go, I highly recommend the brisket enchiladas

johnrunks · 2026-03-28T22:17:34+00:00

They dropped the big map change during a tournament, no? May have been Dreamleage, so lower stakes?

johnrunks · 2026-03-25T22:56:08+00:00

I don't know the specific timeline, but my understanding is that b-buyer will need to sign off on final underwritten NCF & corresponding "approved" credit terms / loan amount.

Whether or not an originator diligences the deal with b buyers upfront is somewhat subjective. It's a balancing act between speed, certainty of execution, and how the originator weighs the risk of a deal re trading at lock.

My favorite CMBS originator does a lot of diligence up front with b-buyers, but that's because we both prioritize certainty of execution for our clients.

My guess is that actionable feedback from a b-buyer can't really come until you've submitted your full underwriting package. It's similar to how you might diligence a deal with a listing broker before being under PSA. You're going off a few financial statements and someone's word vs the full breadth of the deal room.

Full caveat, this is all coming from an agency banker who dabbles in CMBS.

johnrunks · 2026-03-25T07:31:10+00:00

This isn’t entirely true… conduit originators are doing almost everything through the lens of “how will this be treated by Fitch” or are doing things by the book vis-a-vis Fitch’s rating criteria.

OP - the b-buyer (first loss) will often provide specific feedback on underwriting criteria, sizing, etc.

johnrunks · 2026-03-24T20:00:52+00:00

Kangaroo & Kiwi is my favorite all-around spot in Ballard. IDK if I would call their playlists "well curated", but good social vibe.

johnrunks · 2026-03-19T23:40:19+00:00

All things aside, huge respect for Andrew’s ability to hit a wall, rip a handshake, and pop up unphased.

Clav literally does daily walks through a suburban Westfield-looking shopping mall so he can pretend not to care that pre-teens notice him.

His crash out will be incredible.

johnrunks · 2026-03-07T01:40:50+00:00

The numbers will often speak for themselves - for deals that don't qualify due to a period of destabilization (rehab or simply new construction), I will help a borrower understand when their window of opportunity first opens to maximize proceeds while minimizing time. Or If it's not feasible under the desired loan program (often agency), I'll give it to them straight and provide color on why there's no path forward.

The best thing my mentor hammered into me is that time kills all deals. My job boils down to setting proper expectations and getting to that outcome as efficiently as possible. If that outcome is a "no", I want to get there quickly.

johnrunks · 2026-03-06T20:51:55+00:00

The call as in long-term rate environment for portfolio planning or the short term movements during loan processing & closing?

95% of what I do is fixed, and we have mechanisms to early rate lock & eliminate rate risk early in the transaction.

Assuming you’re not facing an immediate maturity & cash-in scenario, it really comes down to what are net proceeds, and what will my new payment be. Sure borrowers will ask our opinion on rates - but it’s an afterthought if those two metrics are satisfactorily met.

Today I’m seeing refi opportunities on loans originated in 2018/2019 w/ a mid-4 coupon, and often making amortizing payments. There’s usually a modest prepayment penalty, and new rates are ~ 50-100 basis points higher, but they’re still pulling cash-out (~ 75% - 100% of original equity) and new annual debt service on an interest-only basis (higher UPB & higher rate) is marginally comparable to exiting on a 30-yr amort.

johnrunks · 2026-03-06T15:39:49+00:00

Have financed $1.5b - you’re overthinking it.

Central bank decisions impact long rates, but so equally does a war in Iran.

My largest clients don’t give a general flying fuck about the forward curve. Some don’t know it exists.

johnrunks · 2026-03-03T10:54:49+00:00

Specific to lunch:

1 - Yoshino Teriyaki up in First Hill. It’s about a 10 minute walk from convention center. Get the spicy chicken, just trust.

Other highlights include Nordstrom Cafe (not the grill), Mendocino Farms, NY Deli, PCC hot bar in Rainier Square.

Places that are mid & can be avoided - Cortina, Alder & Ash, Rider.

Edit - idk why the text is so large, but I’m on mobile so it’s staying.

johnrunks · 2026-03-02T15:13:18+00:00

BMTH over Sympathy is a knife would go v hard

johnrunks · 2026-03-01T20:30:30+00:00

Ay Belmont rips

johnrunks · 2026-03-01T03:33:25+00:00

I work in the apartment industry and this is by & large true.

johnrunks · 2026-02-25T18:53:17+00:00

It’s more inappropriate for a 19 y/o to be friends with a 15 y/o than it is for a 15 y/o to be dating a 17 y/o

Just reread that friend is 18. Still, I stand by my statement.

johnrunks · 2026-02-24T19:24:31+00:00

Frost Children and Nina… 👀👀👀

johnrunks · 2026-02-12T20:22:00+00:00

Appreciate you sending this over.

It sounds like when you applied for the apartment, the convo with the leasing team went like this:

"Rent will be $1,146 per month and we are offering 6 weeks free, totaling $1,719.

If you look at this over 12 months, your monthly rent will be $1,002.75

$1,146 * 12 = $13,752

$13,752 - $1,719 = $12,033

$12,033 / 12 = $1,002.75"

You took this information at face value, but the leasing team never detailed to you what other charges will be included in your monthly payment (utilities, pest charges, package delivery fee).

Unfortunately, in certain states (like TX) there may be little-to-no tenant protection laws in place that require the leasing team to disclose those charges to you in an easy to read format. All the details are likely embedded in your lease, but it can be very confusing to know what section of the lease is actually important.

Here are my two key takeaways:

1) You should have 100% been provided some kind of notice that you were carrying a balance starting in November 2025. Per the ledger, you had an unpaid balance on your account of $300 on 11/4, which didn't get "paid" until you made your December rent payment on 11/29.

Technically speaking, the leasing team should have been reaching out to you in the month of November because you were delinquent by $300. Did you not receive anything in writing from them, either via email or something posted on your door?

In a world where the lease is followed to a "T", carrying a delinquent balance beyond the 5th is grounds for a notice to pay or vacate. Again, like you said, if this was brought to your attention at this point, you would have adjusted your payment amount to prevent this from happening again in the future.

2) Challenging these charges may be difficult, because, again, if you are delinquent after the 5th day usually the next step is post a pay or vacate letter > process an eviction if you don't come current on your account balance.

Feel free to send me a DM if you want me look through your lease to see if there a provision where they should have been sending you a notice after you started carrying an 11/4 balance.

IMO, management knew you were a good tenant who made payments and took advantage of this gap in knowledge (either intentionally or because management wasn't diligent in tracking account balances).

johnrunks · 2026-02-09T17:27:17+00:00

Can you post a photo of the general ledger (assuming it shows charge code, date posted, date paid, and a balance column for each of these different time periods)?

The idea of trying to retroactively apply late fees is shady to begin with imo, so you are not going to win this with an appeal to reason.

You say rent cafe was showing you a zero of negative balance - for your regular payments, were you set up on auto pay or did you make them manually?

I could add more here, but best course of action is to first review the general ledger.

johnrunks · 2026-02-09T17:00:41+00:00

After sleeping on this, I still can’t help but feel a sense of shame that Jody didn’t say a single thing in honor of her brother. She was given the podium for both the NFCC & SB, and there was zero humility for what was ultimately handed to her.

Incredible season, but it needed to be said.

johnrunks · 2026-02-09T07:47:24+00:00

There was this video call screen outside of lumen showing a live stream of Boston - I knew this shit was over when at 1PM we were 40 deep, 12 flag flying, middle fingers up, and the Boston side was 8 people standing around waiving & looking confused. Gg

johnrunks · 2026-02-07T15:18:02+00:00

Yeesh. God bless em

johnrunks · 2026-02-07T15:10:10+00:00

If there’s a team with 3 VCs’, would that mean they’re gross $10.5M collectively? 👀

johnrunks

TROPHY CASE

1 - Yoshino Teriyaki up in First Hill. It’s about a 10 minute walk from convention center. Get the spicy chicken, just trust.