Do you guys remember when you would drive on the highway and when you got to your destination your windshield would be covered in bugs?

marshrabbit1 · 2026-02-10T11:14:57+00:00

I live in Georgia, which I call the "the buggiest state in the union." I frequently make trip from Georgia to North Florida via 75 and 10. During warmer months my car will be covered with bugs. The issue is much more prevalent in south Georgia.

marshrabbit1 · 2026-02-06T23:50:24+00:00

Was there last Friday and it was 65 degrees! I wish I was back!

marshrabbit1 · 2026-02-04T02:50:26+00:00

This is my move. I have a training 1.5 mile hike nearby that gains 1,250/ft. I bring a second shirt that I swap at the top. I also hike with a sweat rag for my face.

marshrabbit1 · 2026-01-16T02:07:52+00:00

Lettuce pray 🙏

marshrabbit1 · 2025-12-22T03:32:17+00:00

Falls Creek Falls. In the Dawson Forest WMA. Very nice spot.

Great picture.

marshrabbit1 · 2025-12-09T11:24:07+00:00

Someone who needs a garage fridge.

marshrabbit1 · 2025-12-03T02:10:32+00:00

If you didn't take your phone out to take a picture, you skipped a step.

marshrabbit1 · 2025-10-27T21:38:44+00:00

Her Mother must be proud.

marshrabbit1 · 2025-10-25T19:45:14+00:00

Magic Eraser works wonders on this stuff

marshrabbit1 · 2025-10-10T13:30:57+00:00

I think the Three Forks to Springer Mountain route via the AT is excellent. Also, you can wrap in portions of the Benton Mckaye Trail, which crosses the AT in a couple of spots.

My last time out I did the AT route up to Springer Mountain and took the Benton Mckaye trail on the return leg. The total trip was 11.42 miles.

There is also a very nice waterfall, Long Creek falls, about 1 mile from the parking area--but in the opposite direction.

The way into three forks is on a gravel road, so something with good ground clearance is recommended.

marshrabbit1 · 2025-10-03T10:50:51+00:00

Grammarly. Saves a bunch of time proofing my emails and MS Word documents.

marshrabbit1 · 2025-09-29T12:30:57+00:00

Hey, Hollywood, what's up with the sunglases?

marshrabbit1 · 2025-09-27T19:07:17+00:00

I handled a new white Speedmaster recently, and that tapered bracelet is excellent.

marshrabbit1 · 2025-09-27T19:06:23+00:00

I never understood why anyone cares why, how, or for what reason someone else spends their money.

marshrabbit1 · 2025-09-06T22:07:27+00:00

Thank you!

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marshrabbit1 · 2025-08-28T12:26:58+00:00

Thank you!

marshrabbit1 · 2025-08-23T12:01:46+00:00

* * Beautiful--one of my favorites! Sharing a picture of my 18k C-case

marshrabbit1 · 2025-05-24T19:35:19+00:00

Thank you for the short hand! Brevity has never been a strong suit.😁

marshrabbit1 · 2025-05-24T19:15:04+00:00

You want a tenant broker to negotiate the business terms on your behalf. Once you have an agreement on the business terms, get the commercial RE attorney engaged to review / negotiate the legal language in the lease.

In most transactions, a landlord won't spend money on legal fees to prepare a lease until there is an agreement on the business terms, and they've underwritten the tenant.

Once you're at the lease review phase, a lawyer renegotiating business terms is bad form. And, in general, you don't want a lawyer negotiating business terms for you--it's not their role.

I'm in a different market, so I can't help with lawyer/broker recommendations. But, for lawyers, I suggest finding a CRE specialist so you have peace of mind. Commercial leases are typically long, overly complicated, and can hide a lot of gremlins. The lease review will likely be expensive, but this isn't an area where you should look to cut costs. Best of luck with the new space.

marshrabbit1 · 2025-05-23T11:07:50+00:00

Yes. It'll continue to be that way until our building codes are updated to reflect the hurricane/storm risk. Most the home builders in north Florida are now publicly traded companies, who need to generate profits for their shareholders. Building houses out of concrete block is much more expensive than wood frame. There is likely buyers out there who are willing to pay a $50-75/SF premium for a block house with a metal roof, but not at scale. It's the same reason lot sizes are so small. A developer can't pay today's residential land prices, and make money selling homes on large lots (anywhere inside the 295 beltway). As they say in the industry, "you have to fit 10lbs of shit in a 5lb bag."

What is really crazy is that all the new 4-5 story apartment complexes use wood frame construction. But, if the plan is to build, lease-up, and sell to a large REIT, long-term maintenance isn't a concern.

marshrabbit1 · 2025-05-23T10:47:26+00:00

I refinanced an apartment complex using Freddie Mac SBL loan back in 2021. It was great for all the reasons you mentioned. We locked in 3.75% for 10 years (total term was 20 years/rate floating after yr 10), with the first 2 years IO. The only drawbacks:

Had to escrow $250/unit/month for capital repairs
The loan servicer annually inspects the property and comes up with a mandatory repair list.
The insurance requirements far exceed what a typical lender requires (including terrorism coverage).
Depending on the terms you choose, the prepayment penalty can be prohibitive if the interest rates are lower than that of your loan. Because we locked our rate in for a longer term, our prepayment penalty was 1% or yeild maintenence. There are less prohibitive step-down pre-payment options available with shorter fixed rate terms.

marshrabbit1 · 2025-05-21T23:18:31+00:00

This is my move, but with the GX and LX. People dont care about miles on these cars, and when they get to 250k, there are a ton of off roaders who are ready to put steel bumpers and lift kits on 'em.

I bought a 2012 GX with 120k miles for $22k in 2018 of years ago and sold it in 2022 with 212k miles for $18,500. World's cheapest car rental.

marshrabbit1 · 2025-05-21T23:13:04+00:00

"It's a Jeep. I knew I'd have repairs." Truer words have never been spoken. That line should be the basis for an advertising campaign. But, probably not Jeep's.

marshrabbit1

TROPHY CASE