I'm going to Daytona later this year and I was jus wanting to know what the best poker rooms and casinos are in that area. Thanks. submitted by
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... *** FOLLOW ME TO GET MORE INFORMATION IN THE FUTURE. UPDATED WITH TRACKLIST AND RADIO STATIONS
here is my ID badge that i use to get in and out of work. ( Name and picture is blurred for my protection.) date 2019-2020. https://imgur.com/a/eenWmAR
Everyone has been waiting, a credible leak for Grand Theft Auto 6. I will not be stating my name or anything, this is a personal throwaway account, But I do work at Rockstar Games. This next addition to the title will be keeping the tradition of roman numerals, ( GTA VI ) but I will often refer to it as GTA 6, to make things easier. be sure to read everything, as I have taken the risk and time to leak a lot of vital information.
- —WARNING— *
- IF YOU DO NOT WANT A SPOILER ON THE MAIN PLOT OR FEATURES OF GTA VI, DO NOT READ THIS POST *
First off I’d like to state that all previous leaks about GTA 6 is a hoax. All of the leaks regarding GTA 6 taking place in any other area than Vice City, is a hoax.
I will be breaking down the characters, storyline, and more.
Grand Theft Auto VI is designed to be the most developed video game in history, and redefine open sand box games, letting the player fully immerse in the world and storyline.
In Grand Theft Auto 6 the game will take place in Vice City, but the previous storyline leaks etc, is all fake. The plot is completely different,. The game will host 3 protagonists, one being a middle aged white man named Johnathon Brooks, but is often referred to as John. John is going thru a mid-life crisis, and lives on the returning area called Starfish Island. John essentially is a life long career criminal, and exposes the player to a new crime element, fraud. John was born in Carcer City, and moved to Vice City at age 17, after running away from his foster parents, not much is known about his previous life before then, except he was in a very poor family.
John got into the fraud game in the early 2000’s, and he is 38 in game. he earned his money thru many fraudulent activities like credit card fraud, bank fraud, and did a few small bank jobs, and laundered his money with his own car wash business. He lives in a $1.8m mansion that he bought with his illicit gains, and the FIB are on to him. He borrows money from the local gang in Little Haiti, where fraud is very prevalent, and he starts getting back into his older habits to pay off the gang. The FIB notices this, and he ends up doing dirty work for the FIB, in order to keep his freedom.
The second character is Samuel “Shotta” Stevens, who is a member of the Haitian gang. He is a black, Haitian based character with more character development, than Franklin from GTA 5. He is 26 in game. The game also focuses more on crime, and the gang element. The player will experience the brutal reality of the gang life in Vice City, in the slums of Little Haiti, from loan sharking and repossessing the unreliable clients, to brokering the sales, that being kilos of cocaine, for the South American Cartel. Samuel lives in a Section 8 apartment, in the Little Haiti Neighborhood with his grandmother, Amy.
Samuel just wants to move out of the hood, but loves the gang lifestyle, and this gets him caughtup in the FIB drama with John. The FIB cuts him a deal also, if he can snitch out his gang, which the player can choose to cooperate, or refuse. This will change the storyline of Samuel dramatically.
If you choose Option A: Snitch on the gang, You will snitch on the gang and work with John, who will show you the ropes of Fraud, and you both will defraud the bank of Schlongberg Sachs, commit multiple heists, and become a protege of John. Or of course you can choose, Option B: Refuse. Refusing will make Samuel a target of the FIB, and this causes him to gain more respect from his gang. The respect system from San Andreas is back, but new and improved. Samuel will expand his gang operations from Little Haiti, all the way to the Vice Keys, and beyond.
The Third Character is a man named Xavier Gonzalez. Xavier is a latino man born in Vice City, he is 40 years old, and a cocaine kingpin. He lives in Downtown Vice City in his lavish $1.5m penthouse. Xavier is friends with John from the beginning of the story. Xavier is apart of the story no matter what option you choose, providing cocaine to John to sell, OR, Providing cocaine to both John AND Samuel, to sell together, and to strengthen the gangs funds. The gang system is similar to Red Dead Redemption 2’s system, and also has elements of GTA San Andreas. Xavier is also tied in directly to the nightclub business as well, having stakes in the returning Malibu Club, now run by the Jimenez Family, a latino Mafia, who has ties directly to the South American Cartel.
Each Character has a different personality and lifestyle, and will be a exceptional experience for the player. Former characters from past GTA’s will be making appearances. Luis WILL be returning, being a manager of the Malibu Club, Stranger and Freaks missions are returning with a more in depth story for every one of them, and Michael De Santa and his wife, Amanda, will be returning also, living in a beach house, although their children will not make any appearances. The both do not play a VITAL part in the storyline, but will have stranger and freaks missions for any character, with all different outcomes. For example, passing by the state penitentiary, you may just recognize Lamar Davis, in a bluish grey jumpsuit, embellished with a pair of handcuffs wrapped around his wrists, demanding for a ride.
The map of GTA VI, will be bigger than GTA V and RDR2 combined, having several counties, having Vice City, based on Miami, the Vice Keys, based on the Florida Keys, The Everglades, based on the swampy Everglades in Florida. The game will also feature Orlando, which is named Corlado, and Tampa, named as Gulf Shore City, but downsized a bit. The game will feature sprawling countryside outside of Vice City and Corlado, with countryside towns, named Canisville, Centura, and Sentinel Point, along with towns along the Vice Keys. There is an Air Force Base, based of off Eglin Air Force Base, named Fort Sentinel. The Ocean is the Atlantic Ocean, with more shipwrecks to discover, plants and animals, and more. The game itself has as many animals as RDR2, and the player can hunt if they choose, although this is just a more of a minigame. Vigilante Missions will be back, along with Taxi Missions.
Character Customization will be better, from the belt on your waist, to the socks on your feet. Choose to your liking of luxury watches, rings, chains, earrings, featuring plain jane, to diamonds and rubies, emeralds, and more. Belts can be worn along with hightops, to lowtops and boots, and dress shoes. Pantlegs can be tucked into the footwear you choose, if the option is available. Tattoos will be back, along with hair customization. John is white so he can tan, or be sunburned, and the core system from RDR 2 is back aswell.
Tattoos will feature opacity and can also fade over time. You will be able to adjust the size of the tattoo. It will be able to be placed on over 10 different area of the body depending the size.
Since the core system is back, you will have to also bathe, to stay clean, otherwise you may notice changes in your cores.
You will have to eat to replenish cores, so you can cook in your safehouse, or go eat out in a restaurant, whether it be fast food or upscale. All characters can have relationships with women, similar to GTA 4 and GTA San Andreas. You will be able to buy extra safehouses around the map, and the amount of vehicles will be the same amount that are in GTA Online, and more. Every vehicle will be returning, and first person mode will be more enhanced, with more realistic vehicle interiors to immerse the player into every aspect of the game. South America will not be apart of the game, only Vice City and surrounding Areas.
Skills from GTA V is also being integrated back, along with exercising, to boost strength. Agility is a new added skill, and Strength will affect how hard you punch, kick, or melee in general.
Special Abilities so far, will not be coming back. This may be tweaked before release, but if they return, it will not be a major part of the game.
Car Customization is more advanced, different leather trims can be changed colors, along with wood trims and marble trims. You can add satellite radio, which lets you listen to radio stations in Los Santos, and Liberty City, but so far there is only two stations from each of those cities. You can also listen to all the radio stations across the counties. Neon is back, new spoilers and liveries as well, Along with different colors of tint. Subwoofers will be a standard upgrade as well.
Los Santos Customs is gone, and Pay and Spray is back, along with Viceland Kustomz, and Sentinel Bike Shop. You can also modify certain parts at the car dealerships.
The drug dealing system from GTA: China Town Wars is also returning, but a bit revamped. This is where the post office system comes in, from RDR2. Pounds of Marijuana sourced from Los Santos delivered by mail, to a post office near you. From weed to tabs of LSD, all the way to meth, heroin, and cocaine, you can reap major profits.
Casinos will be returning as well, one being a resort, others being small-time casinos. You will be able to rent a room in the casino and resort. The casino is named as the Malibu Casino and Resort.
Gunplay is improved with new realistic sounds. Interiors are just as detailed as GTA V or RDR2, if not more, I’d say. The insurance system from GTA Online will be integrated into GTA VI’s story mode, so losing a vehicle will not happen.
There is an abundance of new and old activities, that being over 50 strangers and freaks missions, drug supplying, or drug running, similar to GTA TBOGT’s drug missions. You can hunt, as stated before, but is more of a minigame than a money maker. You can fish as well, as fishing is a very popular sport, in modern day Florida.
There will be four strip clubs scattered around the map, one of them named Vanilla Unicorn South East, which is owned by Trevor Phillips, who is planned to make a cameo, only to be featured in a cutscene so far.
Nightclubs as I stated before, will be a thing. There will be 3 nightclubs, where you can take part in a few activities, like dancing, where you can meet your date in game, or drinking and smoking. Expect SOLOMUN, and BLACK MADONNA to return. You will see in game appearances of them DJing in the nightclubs. No other DJ’s will return.
Bounty hunting will not be a thing, but dirty work for the FIB throughout the story will be similar. Pool and bowling is returning, along with player skills, exercise and working out also is a thing, as stated above earlier.
Convenience stores and gas stations will feature many products you can purchase. Snacks, that being Phat chips, (different flavors yield more health and core restoration) candy bars, ( EgoChaser, Meteorite, Zebra Bar, and more) drinks, (E Cola, Sprunk,) Alcohol, (Pisswasser, Champagne, Logger) Redwood cigarettes, and cigars. The stores will be setup similar to RDR2’s store system. You can rob the stores, and also start a protection racket, and extort them.
Pharmacys will be in the game, to purchase portable med kits, or you can rob the pharmacy for drugs and money.
The way you eat can also affect your character’s health, and weight. Similar to GTA San Andreas’s system.
Merryweather will return, but won’t have the same presence as it did in GTA V. Merryweather ends up not being able to operate on U.S. soil, and goes out of business as a hit is put on Don Percival, by one of the returning characters from GTA V.
An advanced parkour system is integrated as well, similar to GTA IV’s.
Gun stores will be prevalent as this is based off of Florida. The homeless man who found the diamonds, from GTA TBOGT will also make an appearance as a gun store owner, as he has proceeded to purchase and start a gun shop in the area of South Vice Beach.
The black market for weapons is featured in this game as well, similar to fences in RDR2. You can also craft bombs/projectiles if you have learned to.
Realism is a goal of this game, without being too overwhelming. Guns and weapons will need to be cleaned. If you shoot a gun, you will smell of gun powder, this may be noticed by civilians or police officers, and they will make comments about it. If you have not bathed, you may just get absurd insults slurred at you. If you have blood stained on you, and you smell of blood, people may give you weird looks, or may just make a call to the local Law Enforcement.
As for those who DM me or ask about Strangers and Freaks, or mysteries and riddles, the paranormal world will be featured in GTA VI. You may encounter serial killers, or creepy sightings in dreary areas. Strangers and freaks will all have its own unique storyline.
The weather system is IMPROVED SIGNIFICANTLY aswell. Hurricanes do take place, but only during certain parts of the storyline, and floods may occur in marshland areas and anywhere away from mainland.
Melee Combat system is based off of strength, and Agility, which is a new skill, as stated above, and is improved heavily. Hand combat is influenced by strength and agility. Based on how hard you hit the opponent, you may bruise them, and bruise yourself. The chainsaw is returning as well. The limbs and gore is back from RDR2
Dialogue System from GTA San Andreas and RDR2 is back, and improved, with different responses every time.
GPS and Navigation System will be improved, showing the quickest routes, from alleyways to the freeway. Every street will have a name, and the GPS voice from GTA IV is returning as well, get ready to hear “Turn Left in 500 yards, Bing Bong.” Planes will have autopilot, and you can fly to each city with plane tickets, or on your own.
Driving mechanics will be similar to GTA IV’s, but combined with the smoothness of GTA V’s mechanics. Damage to the vehicle will be more detailed then ever, featuring airbag damage as well. EVERY Vehicle will have its own selected weight, and handling, to improve the player’s experience.
Six star wanted level is back, with FIB being the 6th star. There is multiple law enforcement agencies. VCPD, GSCPD, CPD, SPPD, Highway Patrol, FIB, IAA, Viceland State Patrol, as well as the NOOSE. You will not be shot by cops for just staring at them.
Being arrested results in you serving time, similar to RDR 1’s Jail time mechanic, showing you all of your charges while you sit in a cell. The first time you get arrested it will show your character being booked, and you will have to take a mugshot and be fingerprinted. Depending on the county or city you’ve been arrested in, you will be known to local law enforcement and even law abiding citizens, depending on how severe your charges are.
Random events are more realistic than ever. depending on the wanted level you’ve attained, there is a system similar to the bounty system of RDR2. The more crimes you’ve commited that have gained attention of law enforcement, you have a chance of getting your hotel room getting kicked in by noose, your safe house getting staked out by undercover FIB, even being pulled over if you have commited a number of crimes in the same vehicle. You may witness muggings, or even be mugged yourself. You will encounter situations with homeless people to the rich and famous, with all different outcomes.
Real Estate as stated before, will be available to all three characters. Businesses will be available, illicit and legal, from businesses to launder cash for the gang, to illicit businesses like credit fraud rings, to counterfeit cash.
Safe houses will be available as well. A penthouse in Corlado, a modern mansion on Starfish Island, a beach house on Ocean Beach, a small quaint house in Canisville, a traditional house in Gulf Shore City, a vacation-style home in the Vice Keys, to small apartments in small towns like Centura or Sentinel Point. Each character will be able to purchase any of these properties, but it will be tied to just the one character that purchased it.
Hotels and Motels will also be available to rent rooms and bathe in, one being the Gulf Shore motel, a dingy motel room for cheap, perfect for someone wanting a cheap stay. The Malibu Casino and Resort near Vice Beach, a 5 star luxury stay, with a two-story penthouse with a jacuzzi the player can bathe in, with views of Vice Beach, and the nearby Ocean Beach. There is 4 hotels and 2 motels scattered across the map, each with unique interiors and different amenities.
Purchasing vehicles you can enter a dealership, or purchase online and have it delivered to a garage. Pegasus Concierge is returning. Certain stolen vehicles will have trackers, and will not be able to be modified, same as GTA V.
The stock market is also returning, BAWSAQ and VLSM ( Vice Land Stock Market ) and can reap heavy profits as well.
Time goes by: This game is set in 2017-2019. Times will change thruout, buildings will be completed as they were in RDR2, radio stations will not play all of the music in the tracklist at first. Instead it will play newer music thruout the storyline. You will still hear older and newer songs too after completion.
Character customization is not just clothing, tattoos, jewelry and hair customization. You can also purchase 3 different phone models. an iFruit phone, based on the iPhone Xr, a Badger phone, or a Whiz Wireless. You will also be able to purchase ringtones, as you were able to do in GTA IV. You can also purchase an iFruit watch, based on the apple watch, which you can take calls on, if you change your settings.
- As stated before, first person will be more immersive than ever, when you use your cell phone you will have the option to do this in first person, similar to the handheld catalogue in RDR2.
Depending on how rough you play, clothing can wear and tear. Examples: jumping out of a moving vehicle, falling off/on rocks, tripping on certain props.
As stated above, NPC’s will notice the clothing you wear, the way you look or smell, the car you drive, and the jewelry you wear, and will make comments on it.
Crouching will be back, the same as RDR2, and the cover system is nearly the exact same cover system as RDR2.
- Characters and their person vehicles: Xavier’s color is red in the character switch menu, Samuel’s is blue, as that is his gang color, John’s is a dark green.
- Xavier drives a newer, updated Albany Alpha as his main personal vehicle, and also owns an Enus Windsor Drop.
- Samuel drives the new Gauntlet Hellfire, which is only $87,000.00 in game.
- John drives a Ubermacht Revolter, non-weaponized as his main vehicle, and also owns an Ubermacht Sentinel. These are the personal vehicles you start with, on all three characters.
ALSO Expect a Special Edition, AND Collector’s Edition, similar to RDR2.
The game is set in the summer of 2017 to 2019 as the storyline proceeds. This game WILL BE PS5 Exclusive, for the first month. The in-game experience is like no other, PS5 also has a new controller design as well. It is projected to not release until later 2020, AFTER holiday season BUT MAY BE DELAYED. I have broken down the storyline, key elements of the game, and if anyone has anymore questions I will be happy to answer. I know so much about this game as I’ve been working on it since the start, and I’m not afraid to get in trouble, as this is a throwaway. I will not be responding to negative comments, claiming this is fake, because I will not waste my time with non-believers, only true questions. all content is confirmed unless it has been mentioned by me to not be officially confirmed already, and anything may be scrapped before release as cut content, but is unlikely
*PLEASE UPVOTE. I do not want my effort and the risks I am taking to go to waste. I want this to not get buried. * if you have questions or WANT MORE? (screenshots or photos as proof, radio stations, confirmed tracklists or more) Send Me A Chat.
You may see songs from previous games, as Rockstar may have the licenses still, or has renewed them.
CONFIRMED SONGS, AND RADIO STATIONS.
Satellite Radio: Liberty City
Beat 102.7- Hosted By DJ Whoo Kid
Beat 102.7 Logo- https://imgur.com/a/To0Wi8c
- French Montana, No Stylist,
- SAINt JHN, Cult4Ever
- Fat Joe, What’s Luv,
- A Boogie Wit A Hoodie, Swervin
- 6ix9ine, Tati,
- Chief Keef, Faneto
- Meek Mill, Check
- Meek Mill Ft Future, Jump out the face
- Migos, Nicki Minaj, Cardi B, Motorsport.
- Drake, Ft Future, Jumpman
Liberty Rock Radio- Hosted By Iggy Pop
LRR Logo- https://imgur.com/a/5dCcVwB
- Pink Floyd, Time
- Fleetwood Mac, Gypsy
- Dire Straits, Sultans of swing
- Aerosmith, dream on
- Eagles, Hotel California
- Fleetwood Mac, Rhiannon
- Traffic, Feelin’ Alright?
Radio Los Santos- Hosted By BigBoy
Radio Los Santos Logo- https://imgur.com/a/XUqjEed
- Nipsey Hussle, Ft Mozzy, Ain’t Hard Enough
- Big Sean, Beware
- Migos, Bad and Boujee
- Shoreline Mafia, Bands
- Offset, Metro boomin, Ric Flair Drip
- Moneybagg Yo, Drais
- Mustard, Nav, Playboi Carti, A Boogie wit a hoodie, Baguettes In The Face
- Future, The Weeknd, Low Life
- Cardi B, Money
Los Santos Rock Radio- Hosted By Kenny Loggins
Los Santos Rock Radio Logo- https://imgur.com/a/KxkMMd6
- The Doobie Brothers- Listen to the music,
- ZZ Top, Tush
- Manfred Mann’s Earth Band, Blinded by the light
- Paul Simon, you can call me Al
- Stevie Nicks, Edge of seventeen
- Bon Jovi, Runaway
- Supertramp, The Logical Song
- Derek and The Dominos, Layla
LOCAL RADIO STATIONS
NightRide FM Hosted By Kavinsky
NightRide FM Logo- https://imgur.com/a/bb0hXDP
- Night TrainMitch Murder, Current Events.
- RebeccaTesla Boy, Modern Thrills.
- Last NightJordan F Synthwave, Vol.
- NightcallKavinsky, Nightcall.
- OverdriveLazerhawk, Redline.
- Early SummerMiami Nights 1984, Early Summer.
- So ElectricLifelike, So Electric.
- ProtoVisionKavinsky, OutRun
Corlado’s Hottest Jams 103.7 Hosted By Feliciá Williams and DJ Diamondz
CHJ 103.7 Logo- https://imgur.com/a/eWauMMj
- Kodak Black, Offset, Travis Scott, ZEZE
- The Weeknd, Starboy
- Migos, Drake, Walk It Talk It
- Post Malone- Rockstar
- The Weeknd, The Hills
- Lil Baby x Gunna Drip Too Hard
- Cardi B, I Like It
- Travis Scott, Antidote,
- Kayne West, Lil Pump, I love it
- Post Malone, Ft Quavo, Congratulations
V-Rock FM Hosted By Couzin Ed
V-Rock FM Logo- https://imgur.com/a/9zQUsAE
- Van Halen, Panama
- Def Leppard, Hysteria
- Kiss, I was made for lovin’ You,
- Kiss, Detroit Rock City
- Def Leppard, Pour some sugar on me
- ZZ Top, Sharp Dressed Man
- Ted Nugent, Angry Young Man
- Red Rider, Lunatic Fringe
Vice City’s Retro Mix , 104.7 Fm Hosted By Fernando Martinez
VCRM 104.7 FM Logo- https://imgur.com/a/wdrjsLH
- Prince, 1999
- Soft Cell, Tainted Love
- Toto, Africa
- Queen, Another one bites the dust
- Blondie, Call me
- REO Speedwagon, Keep on loving you
- Yes, Owner of a lonely heart
- Michael Jackson, Smooth Criminal
Vice City Classic Hip Hop Hosted By DJ slick slim
Vice City Classic Hip Hip Logo- https://imgur.com/a/f859okr
- Snoop Dogg, Who Am I ( whats my name )
- Big Pun, Fat Joe, Twinz ( deep cover 98 )
- 2pac Dear Mama
- 2pac Can’t C me
- Slick Rick, Children’s story
- 2 Live Crew - Coolin’
- Snoop Dogg, Tha Shiznit
- Run DMC, you talk too much
- Grandmaster Flash and the Furious Five, Message
- Ice-T, 6’ n the Mornin’
Viceland’s Country Radio (VLCR) Hosted By Derrick Jones
VLCR Logo- https://imgur.com/a/VwZ1jw3
- George Jones, he stopped loving her today
- Kenny Rogers, Islands in the stream
- Dolly Parton, 9 to 5
- Alabama, Tennessee River
- Restless Heart, I’ll still be loving you
- Alabama, feels so right
- Ronnie Milsap, Cowboys And Clowns,
- Johnny Cash, A boy Named Sue
GSC-EDM FM ( Gulf Shore City EDM Fm ) Hosted By Gulf Shore City FM.
GSC-EDM FM Logo- https://imgur.com/a/2zAlvsR
- Jetta, Matstubs, Take It Easy
- Whethan, FT, Flux Pavilion, MAX. - Savage
- EAUXMAR, Sundown
- Julian Jordan, Need You,
- Diplo, Express yourself
- Nghtmre, GUD VIBRATIONS
- Rick Ross, Ft Skrillex, Suicide Boys, Purple Lamborghini.
- The Chainsmokers, Hope
The Sunrise Fm ( Reggae music ) Hosted By Marshall Peters
The Sunrise Fm Logo- https://imgur.com/a/ea639SV
- Shaggy, Boombastic,
- Mutabaruka, Pass the kutchie
- Sister Nancy, Bam Bam
- Bob Marley and The Wailers,- Waiting in vain
- Blood Sisters, Ring my bell
- UB40, Red Red Wine
- Ken Boothe, Everything I own
Vice Rap Radio ( VRR ) ( modern florida rap ) Hosted By DJ Josué Da Kidd
Vice Rap Radio Logo- https://imgur.com/a/F6qeX0U
- Kodak Black, Codeine Dreaming
- Kodak Black, Transportin’
- Lajan Slim, Haitians
- Rick Ross, Hustlin’
- Ace Hood, Ft Lil Wayne, We Outchea,
- Plies, Ran off on da plug Twice
- Plies, Drip 4 sale
- 9lokkNine, Crayola
- Foolio, Legacy
- City Girls, Act Up
- YNW Melly, Murder On My Mind
The Groove 109.2 Hosted By Vaughn Harper
The Groove 109.2 Logo- https://imgur.com/a/vuon14i
- Eurythmics, Sweet Dreams (Are Made Of These)
- Earth, Wind and Fire, Let’s Groove
- David Bowie, Let’s Dance
- Prince, Purple Rain
- Grover Washington, Jr, Bill Withers, Just the two of us
- Kool and The Gang, Celebration
- Toni Braxton, Breathe Again
- Daryl Hall and John Oates, I can’t go for that (no can do)
- Earth, Wind, and Fire, September
- War, Low Rider
- Supertramp, Give A Little Bit
- Rupert Holmes, Escape (The Pina Colada Song)
Baila Ahora Radio (modern spanish station) Hosted By Amada Abrantes
Baila Ahora Radio Logo- https://imgur.com/a/TpBFTTd
- DJ Snake, Loco Contigo, (with J. Balvin, Tyga)
- Maluma, 11 PM
- Daddy Yankee, Snow, Con Calma
- Wisin and Yandel, Romeo Santos, Aullando
- Maître Gims, Maluma, Hola Señorita
- J Balvin, Jowell and Randy, Bonita
- Prince Royce, El Clavo
- Becky G, Bad Bunny, Mayores
- Daddy Yankee, Pitbull, Lil Jon, Noriega, DJ Buddha, Gasolina
- Alex Sensation, Gente De Zona, La Mala Y La Buena
- Los Del Río, La Macarena
Interesante Musica Radio ( modern and old spanish music ) Hosted By Selená Martinez * Los Hermanos Rosario, La Dueña Del Swing * los reyes del merengue, El Baile del Beeper - Versión Merengue * Celia Cruz, La Vida Es Un Carnaval * INDIA, Marc Anthony, Vivir Lo Nuestro * Felipe Muñiz, Marc Anthony, Deje de Amar * Ivy Queen, Dime * Monchy and Alexandra, Alexandra
Musica de Clásico FM ( Salsa ) Hosted By Pedro Simmóns
- Oscar D’Leon, Lloraras
- Orquesta los Adolecente, Me Tengo Que Ir
- Andy Montañez, Casi Te Envidio
- Mon Rivera Y Su Orquesta, A Papá Cuando Venga
- El Gran Combo De Puerto Rico, Brujeria
- Grupo Niche, Sin Sentimientos
- Sonora Ponceña, Papo Lucca, Ramona
- Willie Colón, Señora Lola
- Machito and His Orchestra, Soy Montuno
Flash FM ( 2000’s and 90’s pop) Hosted By DJ Toni
Flash FM Logo- https://imgur.com/a/iWIYd8s
- Gwen Stefani, Cool
- The Black Eyed Peas, My Humps
- Kelly Clarkson, Walk Away
- Britney Spears, Toxic
- Rihanna, SOS
- Kesha, We R Who We R
- Rihanna, Disturbia
- Maroon 5, This Love
- Chumbawamba, Tubthumping
- Will Smith, Miami
- Britney Spears, ...Baby One More Time
- Mariah Carey, Fantasy
- Ashlee Simpson, L.O.V.E.
- Beyoncé, JAY Z, Crazy In Love
- Britney Spears, I’m a Slave 4 U
Ocean Beach Classics FM (80’s synth pop) Hosted By DJ Teri
OBC FM Logo- https://imgur.com/a/5C1JVGJ
- Men Without Hats, The Safety Dance
- Erasure, A Little Respect
- Simple Minds, Don’t You ( Forget About Me )
- Tears For Fears, Shout
- The Fixx, Stand Or Fall
- New Order, Bizarre Love Triangle
- General Public, Tenderness
- The Psychedelic Furs, Heaven
- A Flock Of Seagulls, Wishing ( If I Had a Photograph of You )
The Wave 103 (Slow/Vocal Synthwave + Indie Synth) Hosted By Adam First, Trish Camden
The Wave 103 Logo- https://imgur.com/a/Ku0amCT
- Timecop1983, The Bad Dreamers - Back to You
- Timecop1983, SEAWAVES - Girl
- Wayfloe, Firefox AK - Neon West
- Violette Wautier - Drive (Wayfloe Remix)
- The Midnight - America 2
- Ollie Wride, The Night Hour - The Driver
- September 87 - Bad Dream Baby
- Trevor Something - Fade Away
- Trevor Something - Miami Nights
- Trevor Something - Forever
- Brothertiger - High Tide
- Ladyhawke - Wild Things
- NINA - 80's Girl
- KFDDA - WAVE (Panda P.I. Remix)
- Paradise Walk - Stranger
- Jessie Frye - Fantasy
Centura County Country Hits ( newer country ) Hosted By Rick Hanson
Centura County Country Hits Logo- https://imgur.com/a/wppVRMu
- Zedd, Maren Morris, Grey, The Middle
- Jon Pardi, Head Over Boots
- Chase Rice, Lonely If You Are
- Luke Combs, When It Rains It Pours
- Sam Hunt, Kinfolks
- Lady Antebellum, Boots
- Miranda Lambert, Tequila Does
- Florida Georgia Line, Jason Derulo, Women
The Keys Rock Radio ( mix of rock) Hosted By Gerald Ritsky
The Keys Rock Radio Logo- https://imgur.com/a/JpWpA8x
- Queen, Under Pressure
- David Bowie, The Man Who Sold The World
- Elton John, Sad Songs (Say So Much)
- Free, All Right Now
- The Doobie Brothers, Long Train Runnin’
- Chicago, 25 or 6 to 4
- The Who, Who Are You
- Metallica, Enter Sandman
- AC/DC Hells Bells
- Whitesnake, Is This Love
- Queen, Fat Bottomed Girls
- Led Zeppelin, Ramble On
Viceland Lithium Radio ( Hardcore Rock, Heavy Metal ) ( VLLR ) Hosted By VLLR.
VLLR Logo- https://imgur.com/a/wOsEIlj
- Pantera, Walk
- Accept, Fast as a Shark
- Anthrax, Madhouse
- Wild Child, W.A.S.P.
- Testament, Practice What You Preach
- Alice Cooper, Poison
- Led Zeppelin, Immigrant Song
- Avenged Sevenfold, Shepard of Fire
- Scorpions, No One Like You
Trap House Radio ( Trap Rap ) Hosted By DJ BlueBandz
Trap House Radio Logo- https://imgur.com/a/lyG3FGA
- Shoreline Mafia, Band Gang Lonnie Bands, OHGEESY, Homicide
- Shoreline Mafia, Musty
- Gucci Mane, Making of a Murderer
- Gucci Mane, Nobody
- Future, I serve the Base
- Lil Wayne, 2 Chainz, Rich As Fuck
- Future, Stick Talk
- Lil Uzi Vert, Money Longer
- SOB x RBE, DaBoii, Yhung T.O, Slimmy B, Shoreline Mafia, Let em Have It
Anarchy Radio 98.5 FM ( Alt Rock, Punk) Hosted By Jason Lavigne
- blink-182, I Miss You
- Green Day, Holiday / Boulevard of Broken Dreams
- Evanescence, Bring Me To Life
- Green Day, Wake Me up When September Ends
- Authority Zero, Mexican Radio
- Rancid, Salvation
- Assorted Jelly Beans, Rebel Yell
- The Implants, Once Was I
- Face to Face, Walk the Walk
- Pennywise, Fuck Authority
- Strike Anywhere, Refusal
Chatterbox Vice City Talk Radio
CBVCTR Logo- https://imgur.com/a/FKko1f1
- host, Larry Donald, Don Feldsman
CTR Corlado Talk Radio
-host, Lazlow - Fernando Martinez
Viceland News Network VLNN
VLNN Logo- https://imgur.com/a/yaBucdY
Host- Vanessa Hopkins, Weazel News. - Updates on weather and Weazel News
Ignore this below.
Legal Disclaimer: This post is not affiliated with Rockstar Games or Take-Two Interactive, or its subsidiaries, In any way, shape or form, and should be taken as satirical. Ignore this below.
Legal Disclaimer: This post is not affiliated with Rockstar Games or Take-Two Interactive, or its subsidiaries, In any way, shape or form, and should be taken as satirical.
Along with the No phone, No photos policy, It will be very difficult to get OFFICIAL screenshots. Here is a official, accurate sketch of the GTA VI Minimap and cores design https://imgur.com/a/ghyoRb4
Here is the sketch of the mini map on computer. https://imgur.com/a/D0Qj0EP
I will be uploading more sketches soon.
FOLLOW ME FOR MORE INFORMATION COMING SOON Here’s my Rockstar badge / ID. it is dirty, apologies. The rockstar logo, imprinted on the card itself, along with my photo, blurred out, my name below it, and the expiration date, years 2019-2020.
this is only an ID to get into the building. since i have released a bit of proof, stop spreading misinformation https://imgur.com/a/eenWmAR
You can still trust my leak, but here is a legal disclaimer so I cannot be targeted.
Ignore this below.
-legal disclaimer. this is fictional and not proven, this post is not associated with taketwo or rockstar games in any way, shape, or form.
I would like to just point out this is just my opinion using the facts I was giving. I figured that finding Francis' location in Alabama was the easiest. I concluded that Francis most likely was in Birmingham, AL because he was five hours away from New Orleans for the episode where he went to Mardi Gras with his friends (S2E15 Grandparents: 3:32). From there I looked for what places where 5,000 mi away from Alaska because Malcolm said their house was 5,000 miles away from Alaska (S3E2 Emancipation: 11:10). Since Alaska is a huge state I concluded that he was most likely in Anchorage, AK because Francis said they would get cruise ships (that is farthest north cruises go) and the rest of the state is not that accessible. Also it was in wooded area which Anchorage has. Most people say that it's in California or even Texas but those are only 3,000 miles away. I figured the state had to be south because it doesn't snow often (S6E3 Standee: 2:00). Also their lockers were outside in high school which is more common in hotter states (S4E4 Stupid Girl: 2:20). From their I tried South Carolina which still was too short so I tried Orlando, Fl which ended up being 4,753 miles which is almost 5,000 miles. To make sure that was accurate I saw how long it would take from Orlando to Birmingham which was a little over eight hours which fit with what Hal said it took to drive to Francis after Hal lied to Commandant Spangler (S2E12 Krelboyne Girl: 16:14). So in conclusion I believe they live somewhere in Flordia near Orlando, possibly. This fits with being able to visit Lois' half sister in Manitoba Canada (they say 21 hrs but it is about 29 so it's little off but it works better than other ideas) (S5E20 Victor's Other Family: 2:30) and when they go to an Indian Casino (S2E5 Casino) which could be in Arkansas, Oklahoma or Texas. The only true thing that doesn't go with my prediction is that Malcolm goes to Harvard which he stated is 2,000 miles away, it's 1,281 miles, which is more consistent with Texas (but that doesn't go with the other information) (S7E22 Graduation: 1:15). Since this is more of an outlier than other given information I concluded it was a random number (as most of these could be). Of course everything depends on where in Alaska Francis was which was more of a prediction of mine (even though it fit with the cruises) as well as the Canada thing. Though some things are inconsistent, this is the most reasonable conclusion. As I would like to say again this is only my opinion with the facts that were given to me. submitted by
Catch the full episode: https://www.wealthformula.com/podcast/224-multifamily-macroeconomics-in-the-twilight-zone/ Buck: submitted by
Welcome back to the show everyone. Today my guest on Wealth Formula Podcast, he's been on the show before. He's economist Ryan Davis. He actually joined us at one of our last Wealth Formula meetups. Of course, the last one we had was canceled but Ryan was at the one before that. He serves as a chief operating officer at Witten Advisors and provides fact-based research analysis and discussion to help clients like us formulate their apartment strategies and these insights and for investment decisions for multi-family development and buy/sell opportunities which as you can imagine we're all looking for some of this advice these days. Ryan has a PhD in economics from the University of Texas. Ryan, welcome back to Wealth Formula Podcast. Ryan:
Thank you. Glad to be back. Buck:
Yeah it's been like a pandemic ago when we last talked right? Listen, you know I want to kind of jump into the whole you know what the heck is going on, I mean the overall, if you would, you know kind of give me your overall assessment of the economy. I mean obviously we know these huge drops in GDP etc which were expected last quarter. How is this all affecting real estate asset prices especially you know apartments which is you know is our interest and something that you specialize in? Ryan:
Sure so yeah the great unknown is the pace of the recovery. So we had that big drop through April in terms of employment and then we got a bounce back in May and June and the hope was that it was going to be a V-shaped recovery. But then we saw virus cases ramp back up in the second half of June into the early part of July and the local economy started rolling back some of their openings and so with that, we've kind of stalled out recently. So we'll get the July numbers this Friday for overall payroll gains and that could I think the consensus is anywhere between one, one and a half million jobs it could be negative so who knows but it looks like the hope for a v-shaped recovery in the economy has kind of stalled out after the first two months of optimism. And so we think that going forward we won't see any the worst is behind us really and so we won't see you know the big losses that we experienced in March and early into April so kind of what we're calling for right now is for the national economy to continue to add jobs for the remainder of the year and then beginning next year a recovery should emerge and that would sustain demand for housing and ultimately apartments going forward. In the near term as far as multi-family goes we expect some pain through the end of this year and then into the early part of next year. In terms of pricing power, if we had to boil it down to one number it's rent growth so year over year effective rent growth we think that declines to eight percent rent cuts this year and into the early part of 2021. That varies considerably on a local market basis I think our worst-performing market is Metro New York City probably no surprise there but then also many of the other gateway markets such as Boston, LA, the Bay Area, etc. We expect rent declines to be lower than that eight percent across the board, however many of the inner west, Texas, southeastern market should outperform still see rent declines but not closer to five/six percent range at the depth and so we expect near-term pain but then as we get out into 2021 and afterward and the economy begins to add a lot of jobs we would expect rent growth to return to multi-family. And then what that means for pricing in terms of apartment assets for right now in the second quarter hardly any deals trade at hand so it's really tough to get a sense of where pricing is and with the deals that have traded though the cap rates have remained relatively stable which is a good sign. We've heard from some of our merchant builder clients where they had assets they had constructed and were going out to the market to sell in the early part of April they were saying 10 discounts in terms of the compared to pre corona levels but that has since come back in the last 45-60 days and maybe it's only one to two percent in terms of the haircut that they're seeing out there right now. And there's a just a ton of capital that wants to get back into multifamily at the same time there's hardly any distress out there right now so there's a lack of available to you know supply to buy and so everyone is just kind of in this standstill there's a big ass gap because buyers aren't willing to pay yesterday's prices for assets but sellers aren't willing to give any you know deep discounts right now and so it's kind of a standstill and we’ll see how all this plays out. Buck:
Yeah you know it's really interesting we're obviously you know through, you work with Western Wealth Capital, one of my partners and you know it's funny because we were kind of thinking well maybe there'll be some real buying opportunities but you know we've seen a little bit maybe just you know from buyers who are sellers who just are just wanting to get out while they're ahead maybe they made some money you know maybe they and at this point you know they're just thinking let's just cash out and maybe they're willing to take a little bit less but for the most part you know if you look across our own portfolio and it might be because it's largely again Texas and Arizona, etc that and maybe it's because it's mostly working-class B and you know high C class apartment but our portfolio you know the numbers are just as good as they've ever been in terms of you know occupancy in terms of even our we're still raising rents. And so when you look at that you're like well I mean how do you expect there to be any you know smoking deals out there if the sellers really aren't feeling any distress. So is there a difference you know when you look at something like a B and C class apartment scenario versus A right now or have you been able to break that down a little bit because I think the people I know who are in the A-class and new build are you know they're certainly feeling things a little bit more than we are. Ryan:
Yeah so what we've heard from some of our clients in terms of early on so may June in terms of rent collections class A's were actually from a nationwide perspective actually exceeded the class B and C product. Now we don't think that will continue going forward and the main reason is that new deliveries that are coming online they will compete with the existing top of the market product and so we think that it will be short-lived in terms of the top of the market outperformance and another part is due to just the nature of this downturn where low-wage sectors were hit extremely hard in April, got some bounce back in May and June but the leisure and hospitality sectors lower-paying positions those have been the most impacted so far. But going forward we don't think that this downturn would be any different than prior recessions in terms of the class A leading the way down in terms of jobs and occupancy and also rent growth or rent cuts in the near term. So class A’s will lead the market down but then as we get out into the later part of next year and into early 2022 then class A's would outperform the broader market. So yeah we think through the end of this year until early next that B's and C's will hold up relatively better but that's mainly a function of just the competition that it takes to get these new projects they will get leased up it's just a matter of the market-clearing price and so those have to compete those could be mostly with the top end of the spectrum and so we see big rent declines and concessions in the class A space going forward. Buck:
You know there's this thesis that's going around in the multi-family space and you know I've been sort of you know looking at it this way too for a while though I'm starting to you know feel like it's maybe not gonna happen is this idea that there's going to be a potentially before we really rebound and start heading up again that there’ll potentially be a you know big tsunami of defaults and things like that. Right now at least what I'm you know seeing and hearing about in terms of the lending markets and in terms of these properties, there really isn't much indication of that right now is there I mean what do you think? Ryan:
No at least not in the short term I mean again there's it goes back to my earlier comment there's been no distress really and so that is due mainly to the huge stimulus packages that have been passed those from a fiscal standpoint and a monetary standpoint which is it's crazy to think that GDP declined at an annualized rate by 32 however incomes soared and so that's all due to the stimulus that we saw and so that's helped prop up renters incomes and allow them to pay rent. Now going forward I think some of these the number of defaults I don't think there will be a tsunami, at least that's how we view it right now, ask me again in a week and it could change, but I think that the defaults will be very market specific and so those geographies that have been hit harder we'll see a larger number but many of the Texas markets, Phoenix, Denver, southeast high growth markets where you've got this short-term tailwind in terms of folks at the margin more and the trends that have been in place for years of folks moving from gateway markets into these inner markets will be kind of you know given a stairway shot really in the near term and so that would help to prop up multi-family fundamentals and so yeah if you're expecting a tsunami of defaults in any of those markets that I've mentioned again it kind of gets a little bit granular in terms of you know potentially Orlando might have some problems just with the amount of supply and then the you know low-wage in tourism industries being impacted more dramatically and that would lead to some weakness in Orlando but out outside of that maybe Houston you could argue you know somewhat but outside of those two and those those areas of the inner west Texas, southeast Florida should be but hold up you know relatively well and I would think that the main stress points will be out you know on the coast in California potentially portland we do think seattle holds up relatively well and then northeast in terms of you know New York and Boston as well so I think it's very locally market driven. Buck:
Yeah it's interesting you know we did we were a little worried about Houston too but our you know Houston portfolio is actually doing awesome it's not having any problems at all which is which was you know again, knock on wood that’s what it's been so far. Let me ask you another question you mentioned the pent-up demand of you know money on the sidelines waiting to get back in and you know and in many situations, they have to get back in right they're mandated to deploy capital and that sort of thing do you the one thought that I've had through this is you know multi-family and well multi-family in general has held up so well during this period of time does that potentially create a situation where you know the big money that's coming in starts looking at this even harder as potentially a little bit of a hedge or a little bit of safe haven. What what do you guys think is going to be the effect of that you know the relatively stable performance and then ultimately you know having all of this money on the sidelines,? Do you see paradoxical even further compression of cap rates over the next couple years? What's your thought on that? Ryan:
Yeah and so kind of pre-corona our forecast was for cap rates to continue to decline and you know taking a step back it was mainly driven by global factors with the aging populations across the globe that have built wealth up and all that investment needed to be placed somewhere. And so those trends were driving returns lower for longer and so those are the demographic that have not been affected by the pandemic. And so just from a global standpoint, we're expecting returns across all assets whether stocks bonds you know all classes of real estate whether it's multi or industrial retail office, etc those returns would continue to head lower. Now we've had the pandemic and we've seen multi-family and industrial hold up exceedingly well and who knows what to make of retail office and lodging just lots of pain and in those sectors and so if you need to be allocated to real estate then multifamily and industrial or where you want to be at least in the short term and especially if you're looking for consistency of returns and you know risk-adjusted on a risk-adjusted basis you know multi-industrial or have outperformed other asset classes and so really to get into the lodging office retail space probably more opportunistic mindset in terms of those assets may need to be repositioned etc and so I think a lot of that money that's out there is not looking to get there's a lot that's looking for that type of asset turnaround story but there's also a lot of money out there that needs the stability. And so that should continue to compress cap rates or put a really put a cap on that cap rates and so it would be no surprise if cap rates on an aggregate basis hold steady and maybe even decline despite a deterioration in short-term fundamentals and part of that is due to the long-term belief in apartments going forward and so yes there's a short-term dislocation where we expect some move-outs that you know this year actually there are a lot of move-outs that we expect and so there's going to be a lot of doubling up folks moving back in with their families but then there's going to be pent up demand as we as that recovery takes hold next year and that will be released and so we see leasing to be through the roof next year and then out into 2022. Then at the same time as that demand story improves in the short term we see starts decelerating dramatically so we've we're going from a 400,000 unit run rate to about 200,000 units by the early part of next year. And so new production is going to get cut in half now that we don't get any benefit of that immediately so we have to wait till later part of 2022 and 2023 before we see that slowdown and production really lift fundamentals and so I think everyone is seeing that yes there's some short-term disruption in the multi-family market right now, but the long-term drivers are there and if you have the capital to wait out this very painful period in the short term then there will be major benefits after that we should see after next year. Buck:
Now one of the things you said I think earlier is that the worst is behind us do you believe that's the case in terms of rent growth and you know rent cuts and that sort of thing right now? Ryan:
I think the worst is behind us in terms of the economy. I think that going forward we should continue to produce job gains on a monthly basis, though this next report could see some layoffs we'll see the consensus is one million one and a half. In terms of multi-family we do not think the worst is behind us we think that fundamentals will continue to deteriorate into the early part of next year we think that you know kind of right now in terms of year over year rent growth in the early part of this year let's call it three, three and a half percent we've since gone down to zero percent in the second quarter. So on a quarterly basis we've seen some dramatic rent cuts, again this is on a national basis and then as we move forward we see occupancy dropping by about three percentage points into the early part of next year, rent declines of about eight percent through the remainder of this year into the first quarter of next year and so no we do think that there will be some deterioration and fundamentals going forward. On the flip side of that might present some opportunities and so any assets that were purchased specially in your space in terms of if they were bought at the top of the market at the end of last year in the early part of this year and now that value-add story isn't there where you might not be able to get the rent bumps that you were expecting so some of those assets will have to be recapitalized and so that might present some opportunity as the year progresses but again like you said we haven't seen that materialized so far. Buck:
Yeah that's the tricky part right I mean it's sort of like I think when you're on the buy side here you're saying well I mean these prices that we're seeing right now you know with prolonged you know low-interest rates which we can pretty much guarantee at this point for a period of time and then the pent-up demand. It's sort of like okay well I mean this actually might be one of the better times to buy if you consider what could potentially happen in the next you know 18 to 24 months in terms of you know explosive growth. When you look at those indicators that you're you know that you're talking about that may lead to some of the more explosive growth metrics what markets come to mind the most for you? Buck:
Now one of the things you said I think earlier is that the worst is behind us do you believe that's the case in terms of rent growth and you know rent cuts and that sort of thing right now? Ryan:
Yeah so our general geographic areas that we like we like the southeast, parts of Florida, Texas and the inner west. We really like Atlanta, we like South Florida though there's a little more pain in the short term some of our clients are saying it kind of in terms of you know rent collections you know northeast but also yeah LA but then South Florida is outperforming those two areas but still lagging some of these other markets. So we like the Texas markets long term the interwebs you have Phoenix, Denver, Salt Lake as well. We like Seattle that's an outlier on the west coast but then the other markets whereas in the Bay Area we expect those you know rent growth numbers to average four, four and a half percent which stack up really well across the nation but for those markets that's a recession pretty much and so compared to what's normal and the cap rates you have to pay the rent growth numbers there kind of you know lackluster. So the midwest the markets they won't be hit as hard but still they don't get that explosive growth going forward and so we really like the inner West Texas, southeast of Florida markets and you know part of that has been driven being driven by the migration flows. So domestic migration numbers have really helped out all of these markets we've seen outflows from the northeast boston new york the bay area Southern California we've seen migration outflows from those markets into the you know inner west you know Las Vegas the inland Phoenix, Denver you know people moving from the coast into those markets and then you know also parts of texas as well but then in terms of the northeast the flows that are coming in to the Nashvilles the Charlottes, Raleighs, Atlanta, Florida markets we and then also Texas as well and so those trends have been accelerated at least in the short term, but it's important to remember that those have been going on for a decade at least even more and then other markets and so it's not anything new but at the margin that will support many of these other markets. Buck:
Yeah on the west coast I mean there's that flight to Arizona as well right from California. One of the things that you know is worth talking about is what effect this has had you know the pandemic and the recession on the lending market, with Fannie and Freddie and you know how that might be playing into any of the growth or lack of growth. Ryan:
Yeah I think on the financing side you know debt for stabilized assets it's there and it's cheap you may have to you know have higher reserves than you've had typically but for the most part it's there and so that's part of the appeal of buying assets right now with these record low interest rates. So I think for stabilized assets yeah it's there for new construction it is dried up considerably and this is a change in the last 30 to 60 days and so the fed does a survey each quarter of banks and their tightening of multi-family construction lending standards and that the latest report shows 70 percent of banks tighten their multi-family construction loans last quarter which we haven't seen those levels since 2008/2009. And so I think part of it's the lenders are trying to make sense of what they have in terms of all these other asset types in terms of real estate or retail, lodging, office loans, they're trying to you know spend a lot of time working those out and so then you add on the uncertainty in terms of the economic recovery etc, they've pretty much put a halt on new construction loans. And so that's been a big change here in the last two months call it. Then on the equity side I think returns have been increased but still available and interested but you know a lot of you know equity and especially focusing in on the new starts pipeline if all the deals that have been started are continuing and it's kind of a mixed bag from our clients in terms of are you seeing delays or actually some other clients that reported these they were able to speed up the timing in terms of getting able to get trucks into sites very easily and then also the construction workers that were on you know working on hotels motels those have come into the apartment sector and so that's provided more manpower in terms of getting these deals done. And so those that were under construction are continuing to proceed, those that were capitalized I think that but haven't begun those have been they haven't pulled out completely they just said let's press pause to see let's say can we get any break in construction costs over the next several months and so the equity and banks they're still willing to do it move forward on those deals that have been capitalized but are you know slow playing it. And then you get to the others where there's land sites and they hadn't been entitled and haven't been capitalized those deals we think have been shelved for right now and so it kind of where some opportunity could be is on the land side of you know potentially purchasing some land sites that might be teed up for development as we get further along in this recovery. Buck:
Again one of the things that you're saying though in terms of construction loans not being there again it helps us for those of us who have apartment portfolios already that are already there that that again goes to the issue of a simple supply and demand issue which we can benefit from if there's not a whole lot of new builds. You know this is a major driving variable in in apartment buildings nationally can you give us a little bit of the idea of you know just not being able to keep up with you know population growth in various parts of the country, can you give us a little bit of you know sort of a thousand-foot view on the perspective on how big of an issue that actually is? Ryan:
I don't know if it's that big of an issue you know on on the whole and I think that you know some of these higher growth markets in terms of where we've you know call it the Atlantas and North Carolina markets, Central North Florida, Texas, the inner west regions where we've seen large population growth statistics you know high growth markets but they're also they also tend to be the highest in terms of supply for housing and so it's more easy to build in those markets especially you know out as you get away from the know central cities etc and so where we've seen the the biggest barriers to supply are out on the coast and so we've seen you know job growth be pretty good in those markets but the supply hasn't kept up at all and so that's why you're seeing you know these big you know rent affordability you know problems in the coastal markets and so we think that supply not keeping up with the population dynamics is more of a coastal problem but then you know as you get into the markets that are more accepting of new development then you know we've seen housing supply increase at a rapid clip in many of these other markets I think you know Austin you know even through the June of this year permit activity for multi-family continued to set it reached big big levels and so I think year to date in Austin it's already pulled permits on almost 10,000 units already which is you know huge numbers. And so I do think that while these population growth numbers and some of these markets are you know off the charts especially compared to you know some of the coastal markets, that supply has been able to keep up there and so yeah you see pockets of where you know rent growth you know bumps up to you know five, six percent levels, it's especially that was the case in Phoenix and Las Vegas over the past two to three years where those markets were leading in terms of rent increases but they tend to you know be markets that you know will accept more new supply and so that will tend to even out over the long term. Buck:
How's Vegas doing out of curiosity because that one was just crushing it. It seemed it seemed a little dangerous you know it seemed like one of those markets where it's like wow is it real or is it one of those things that's just gonna go back to Vegas. Ryan:
Yeah exactly and yeah kind of thinking that you know before kind of goes back to your comment earlier about people moving from the coast to getting in their car and driving to the riverside and then Las Vegas and Phoenix and so it was benefiting from a real out-migration from expensive coastal California. That said that just the nature of this pandemic crushing leisure and hospitality and the conference circuit that the job losses in Las Vegas I think you know through April into May led the nation. We've seen some a bit of a bounce back there but really the question is you know how fast does the the conference you know a circuit come back, how fast are people willing to travel to casinos, I know they have already, but I think that pre-corona the growth was real and yeah absolutely now it's a little bit different you know market in terms of the cost and you don't want to go in there and if you're a developer you don't you know want to build a high-rise there and so your strategy is a little bit different but so far it's held up relatively well, all things considered, but still a lot of weakness that is materializing in Vegas. Buck:
Interesting stuff. Well listen I don't want to keep you all day long, Ryan, but it's been great talking to you. Where can we learn more about your work? Ryan:
Sure. Probably the easiest is wittenadvisors.com you can go there, all our contact information is there, feel free to reach out with a phone call or send me an email anytime and I'll be happy to give you more details on the services that we provide and how we add value to many clients that are in either owner, operators, developers, equity or lender clients. Buck:
Fantastic thanks again and we'd love to have you again you know in a few months to reassess where we are at. Ryan:
All right. Sounds good. Looking forward to it. Buck:
We'll be right back
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*Each guest must provide valid medical, firefighter, or police identification. Offer does not apply to guests staying under a current government contract and all rooms are subject to availability. Pet accommodations policy may vary at some Home Towne Studios by Red Roof locations.
RED ROOF INN MONTGOMERY - MIDTOWN 2625 Zelda Road Montgomery, AL 36107 HOMETOWNE STUDIOS PHOENIX - WEST 4861 W. McDowell Road Phoenix, AZ 85035 RED ROOF PLUS+ PHOENIX WEST 5215 West Willetta Street Phoenix, AZ 85043 RED ROOF PLUS+ TEMPE - PHOENIX AIRPORT 2135 West 15TH Street Tempe, AZ 85281 RED ROOF INN TUCSON SOUTH - AIRPORT 3704 East Irvington Road Tucson, AZ 85714 RED ROOF INN TUCSON NORTH - MARANA 4940 West Ina Road Tucson, AZ 85743 RED ROOF PLUS+ SAN FRANCISCO AIRPORT 777 Airport Boulevard Burlingame, CA 94010 HOMETOWNE STUDIOS DENVER - GLENDALE/ CHERRY CREEK 4850 Leetsdale Drive Glendale, CO 80246 RED ROOF PLUS+ JACKSONVILLE - SOUTHPOINT 6969 Lenoir Avenue East Jacksonville, FL 32216 RED ROOF INN JACKSONVILLE AIRPORT 1063 Airport Road Jacksonville, FL 32218 RED ROOF INN JACKSONVILLE - ORANGE PARK 6099 Youngerman Circle Jacksonville, FL 32244 RED ROOF INN PENSACOLA - WEST FLORIDA HOSPITAL 7340 Plantation Road Pensacola, FL 32504 RED ROOF PLUS+ GAINESVILLE 3500 Southwest 42nd Street Gainesville, FL 32608 HOMETOWNE STUDIOS ORLANDO - UCF AREA 12350 E Colonial Drive Orlando, FL 32826 HOMETOWNE STUDIOS FORT LAUDERDALE 3031 W Commercial Blvd Fort Lauderdale, FL 33309 RED ROOF PLUS+ WEST PALM BEACH 2421 Metrocentre Blvd. E West Palm Beach, FL 33407 RED ROOF INN TAMPA FAIRGROUNDS - CASINO 5001 North US Route 301 Tampa, FL 33610 RED ROOF INN TAMPA BAY - ST PETERSBURG 4999 34th Street North Saint Petersburg, FL 33714 RED ROOF INN ST PETERSBURG - CLEARWATEAIRPORT 3580 Ulmerton Road Clearwater, FL 33762 RED ROOF PLUS+ & SUITES NAPLES DOWNTOWN-5TH AVE S 1925 Davis Boulevard Naples, FL 34104 RED ROOF INN ELLENTON 4915 17th Street East Ellenton, FL 34222 RED ROOF INN FT PIERCE 3236 South US-1 Fort Pierce, FL 34982 HOMETOWNE STUDIOS ATLANTA NE - PEACHTREE CORNERS 7049 Jimmy Carter Blvd Norcross, GA 30092 RED ROOF INN ATLANTA - KENNESAW STATE UNIVERSITY 1460 George Busbee Parkway Kennesaw, GA 30144 RED ROOF INN & SUITES NEWNAN 590 Bullsboro Dr Newnan, GA 30265 US RED ROOF INN AUGUSTA - WASHINGTON ROAD 3030 Washington Road Augusta, GA 30907 RED ROOF INN INDIANAPOLIS SOUTH 5221 Victory Drive Indianapolis, IN 46203 RED ROOF INN ELKHART 2902 Cassopolis Street Elkhart, IN 46514 RED ROOF INN RICHMOND, IN 2525 Chester Blvd Richmond, IN 47374 RED ROOF INN LOUISVILLE EXPO AIRPORT 4704 Preston Highway Louisville, KY 40213 RED ROOF INN LOUISVILLE FAIR AND EXPO 3322 Red Roof Inn Place Louisville, KY 40218 HOMETOWNE STUDIOS LOUISVILLE 4540 Taylorsville Road Louisville, KY 40220 US RED ROOF INN & SUITES CAVE CITY 807 Mammoth Cave St. Cave City, KY 42127 US RED ROOF INN SLIDELL m 1662 Gause Boulevard Slidell, LA 70458 US RED ROOF PLUS+ SOUTH DEERFIELD - AMHERST 9 Greenfield Road South Deerfield, MA 01373 RED ROOF PLUS+ BOSTON - FRAMINGHAM 650 Cochituate Road Framingham, MA 01701 RED ROOF INN BOSTON - SOUTHBOROUGH/ WORCESTER 367 Turnpike Road Southborough, MA 01772 RED ROOF PLUS+ BOSTON - LOGAN 920 Broadway Saugus, MA 01906 RED ROOF PLUS+ BOSTON - MANSFIELD/ FOXBORO 60 Forbes Boulevard Mansfield, MA 02048 RED ROOF INN WASHINGTON DC - LAUREL 12525 Laurel Bowie Road Laurel, MD 20708 RED ROOF PLUS+ WASHINGTON DC - OXON HILL 6170 Oxon Hill Road Oxon Hill, MD 20745 RED ROOF INN WASHINGTON DC - COLUMBIA/ FORT MEADE 8000 Washington Boulevard Jessup, MD 20794 RED ROOF PLUS+ WASHINGTON DC - ROCKVILLE 16001 Shady Grove Road Rockville, MD 20850 RED ROOF PLUS+ BALTIMORE-WASHINGTON DC/BWI AIRPORT 827 Elkridge Landing Road Linthicum Heights, MD 21090 RED ROOF INN ST LOUIS - FLORISSANT 307 Dunn Road Florissant, MO 63031 RED ROOF PLUS+ ST LOUIS - FOREST PARK/ HAMPTON AVE 5823 Wilson Avenue Saint Louis, MO 63110 RED ROOF INN ST LOUIS - ST CHARLES 2010 Zumbehl Road Saint Charles, MO 63303 HOMETOWNE STUDIOS KANSAS CITY - INDEPENDENCE, MO 14800 E. 42nd Street Independence, MO 64055 RED ROOF INN MERIDIAN 2219 S. Frontage Rd Meridian, MS 39301 US RED ROOF PLUS+ RALEIGH NCSU - CONVENTION CENTER 1813 South Saunders Street Raleigh, NC 27603 US RED ROOF INN ASHEVILLE WEST 16 Crowell Road Asheville, NC 28806 US RED ROOF INN SALEM 15 Red Roof Lane Salem, NH 03079 US RED ROOF INN PARSIPPANY 855 US Highway 46 Parsippany, NJ 07054 US RED ROOF PLUS+ SECAUCUS - MEADOWLANDS - NYC 15 Meadowlands Parkway Secaucus, NJ 07094 US RED ROOF INN TINTON FALLS - JERSEY SHORE 11 Centre Plaza Eatontown, NJ 07724 US RED ROOF INN BATAVIA 8204 Park Road Batavia, NY 14020 US RED ROOF INN BUFFALO - NIAGARA AIRPORT 146 Maple Drive Bowmansville, NY 14026 US RED ROOF INN ROCHESTER - AIRPORT 155 Buell Road Rochester, NY 14624 US RED ROOF INN COLUMBUS - GROVE CITY 4055 Jackpot Road Grove City, OH 43123 US RED ROOF PLUS+ COLUMBUS - WORTHINGTON 7480 North High Street Columbus, OH 43235 US RED ROOF INN ST CLAIRSVILLE - WHEELING WEST 68301 Red Roof Lane Saint Clairsville, OH 43950 US RED ROOF INN CLEVELAND - MENTO WILLOUGHBY 4166 State Route 306 Willoughby, OH 44094 US RED ROOF INN CLEVELAND - WESTLAKE 29595 Clemens Road Westlake, OH 44145 US RED ROOF INN CANTON 5353 Inn Circle Court Northwest Canton, OH 44720 US RED ROOF INN CINCINNATI - SHARONVILLE 2301 Sharon Road Cincinnati, OH 45241 US RED ROOF INN CINCINNATI EAST - BEECHMONT 4035 Mount Carmel Tobasco Road Cincinnati, OH 45255 US RED ROOF INN DAYTON - FAIRBORN/ NUTTER CENTER 2580 Colonel Glenn Highway Fairborn, OH 45324 US RED ROOF INN PERRYSBURG 3555 Hanley Road Perrysburg, OH 43551 US RED ROOF INN OKLAHOMA CITY AIRPORT 309 South Meridian Avenue Oklahoma City, OK 73108 US RED ROOF INN & SUITES MEDFORD - AIRPORT 2111 Biddle Rd Medford, OR 97504 US RED ROOF PLUS+ PITTSBURGH EAST - MONROEVILLE 2729 Mosside Boulevard Monroeville, PA 15146 US RED ROOF INN WASHINGTON, PA 1399 West Chestnut Street Washington, PA 15301 US RED ROOF INN GREENSBURG 111 Sheraton Drive Greensburg, PA 15601 US RED ROOF INN PITTSBURGH NORTH - CRANBERRY TOWNSHIP 20009 US Route 19 & Marguerite Road Cranberry Township, PA 16066 US RED ROOF INN NORTH CHARLESTON COLISEUM 7480 Northwoods Boulevard Charleston, SC 29406 US RED ROOF PLUS+ MT PLEASANT - PATRIOTS POINT 301 Johnnie Dodds Boulevard Mount Pleasant, SC 29464 US RED ROOF INN FLORENCE - CIVIC CENTER 2690 David McLeod Boulevard Florence, SC 29501 US RED ROOF INN GREENVILLE 91 Vision Court Greenville, SC 29607 US RED ROOF INN HILTON HEAD ISLAND 5 Regency Parkway Hilton Head Island, SC 29928 US RED ROOF INN NASHVILLE - MUSIC CITY 2407 Brick Church Pike Nashville, TN 37207 US RED ROOF PLUS+ NASHVILLE AIRPORT 510 Claridge Drive Nashville, TN 37214 US RED ROOF INN CHATTANOOGA - LOOKOUT MOUNTAIN 30 Birmingham Hwy Chattanooga, TN 37419 US RED ROOF INN CARYVILLE 276 John McGhee Blvd Caryville, TN 37714 US RED ROOF INN KNOXVILLE NORTH - MERCHANTS DRIVE 5334 Central Ave Pike Knoxville, TN 37912 RED ROOF INN DALLAS - DFW AIRPORT NORTH 8150 Esters Boulevard Irving, TX 75063
HOMETOWNE STUDIOS DALLAS - MESQUITE 2544 US Highway 67 Mesquite, TX 75150
HOMETOWNE STUDIOS HOUSTON - WEST OAKS 2130 Highway 6 Houston, TX 77077
RED ROOF INN LAREDO 1006 West Calton Road Laredo, TX 78041
RED ROOF PLUS+ AUSTIN SOUTH 4701 South I-35 Austin, TX 78744
RED ROOF PLUS+ WASHINGTON DC - MANASSAS 10610 Automotive Drive Manassas, VA 20109
RED ROOF INN WARRENTON 6 Broadview Avenue Warrenton, VA 20186 US
RED ROOF PLUS+ WASHINGTON DC - ALEXANDRIA 5975 Richmond Highway Alexandria, VA 22303
RED ROOF INN CULPEPER 889 Willis Lane Culpeper, VA 22701
HOMETOWNE STUDIOS SEATTLE - KENT/ DES MOINES 25104 Pacific Highway S Kent, WA 98032 US
RED ROOF INN SEATTLE AIRPORT - SEATAC 16838 International Boulevard Seattle, WA 98188 US
RED ROOF INN CHARLESTON - KANAWHA CITY, WV 100 Trueman Circle Charleston, WV 25304
RED ROOF INN CHARLESTON W - HURRICANE, WV 500 Putnam Village Drive Hurricane, WV 25526
RED ROOF INN HUNTINGTON 5190 US Route 60 East Huntington, WV 25705 US
RED ROOF INN FAIRMONT 42 Spencer Drive White Hall, WV 26554 US
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