tag:blogger.com,1999:blog-7588496932754350322.post4409551308453607054..comments2023-09-10T03:39:48.166-07:00Comments on Alberta Bubble: Inflation or DeflationUnknownnoreply@blogger.comBlogger198125tag:blogger.com,1999:blog-7588496932754350322.post-6874573668699692382008-04-26T00:51:00.000-07:002008-04-26T00:51:00.000-07:00This comment has been removed by the author.pierre le pewhttps://www.blogger.com/profile/02855244188324428291noreply@blogger.comtag:blogger.com,1999:blog-7588496932754350322.post-51347123484343834212008-03-27T19:02:00.000-07:002008-03-27T19:02:00.000-07:00Edmonton ListingsData Last Updated March 27, 2008,...Edmonton Listings<BR/><BR/>Data Last Updated March 27, 2008, 1:34 pm<BR/><BR/>http://tinyurl.com/3dzqod<BR/><BR/>Total Properties 12604 - Res 6255 - Condo - 3244 Acreage - 1166<BR/><BR/><BR/>http://tinyurl.com/38ykwv<BR/><BR/>Comfree say they have 30% of Edmontons listings so add another 4000+ listings.<BR/><BR/>Now your at 17,000 listings in Edmonton and growing daily.Dalihttps://www.blogger.com/profile/04369213400076173427noreply@blogger.comtag:blogger.com,1999:blog-7588496932754350322.post-10424263558897649872008-03-27T18:47:00.000-07:002008-03-27T18:47:00.000-07:00The amount of new SFH and Condo listings just keep...The amount of new SFH and Condo listings just keeps increasing daily. SFH listings in Calgary is at 6000 now, don't know what Edmonton is at but it's got to be the same or worse. Comfree is the size of a telephone book in Edmonton, I know that. Driving down the street in Sherwood Park and there are a lot of For Sale signs.Dalihttps://www.blogger.com/profile/04369213400076173427noreply@blogger.comtag:blogger.com,1999:blog-7588496932754350322.post-57747621142349603182008-03-27T18:17:00.000-07:002008-03-27T18:17:00.000-07:00I am noticing a spike in Rental listings on edmont...I am noticing a spike in Rental listings on edmonton Kijiji. Not so long ago that number was in the 600's, now it is 893 and climbing. It will be interesting when it surpasses 1000 listings. Mind you, some of those are duplicates, but the trend is still there.<BR/><BR/>I have also never seen so many of these Rental listings on Kijiji below $1000/mo ... I believe the rental market is cooling as well. I know some of the listings are crappy, but even those used to all be above $1000/mo. This will increase the competition amongst Investor turn Landlords.<BR/><BR/>Luckily the Edmonton Journal and Calgary Herald have assured us that prices will continue to go up!!!<BR/><BR/>I guess I better run out now before I "get priced out of the market."<BR/><BR/>Maybe I will hold off...even Best Buy is noticing a cooling effect in their consumer spending. Fewer Plasma's for fewer home sales? Wonder how the Brick is doing now too?<BR/><BR/>Very entertaining stuff. I like the jingle posted above too, heheh.Anonymousnoreply@blogger.comtag:blogger.com,1999:blog-7588496932754350322.post-13355649624869174632008-03-27T16:42:00.000-07:002008-03-27T16:42:00.000-07:00Is the market stalling and on life support as CREB...Is the market stalling and on life support as CREB crams every deal from next month into this month to smudge the figures ??<BR/><BR/>Calgary will be lucky if they even hit last months anemic sales figures........we are supposed to have sold TWICE as many houses and condos already this month......and we're not even half way there with 3 days to go.......<BR/><BR/>A 50% drop !!!<BR/><BR/>"In my best Lawrence Welk voice....."Everyone please sing along with the "Bitter Renters" choir.......follow the bouncing mortgage payment cheque......<BR/><BR/>Where have all the buyers gone ?<BR/><BR/>Long time paying.....<BR/><BR/>Where have all the buyers gone.....<BR/><BR/>Broke long ago.....<BR/><BR/>Where have all the buyer's gone.....<BR/><BR/>Can't afford a single one....<BR/><BR/>When will they ever learn ?<BR/><BR/>When they crash......and burn.Carioca Canuckhttps://www.blogger.com/profile/13560054096545858201noreply@blogger.comtag:blogger.com,1999:blog-7588496932754350322.post-86903106466936739862008-03-27T13:18:00.000-07:002008-03-27T13:18:00.000-07:00... if you want to learn from history, first make ...<I>... if you want to learn from history, first make sure the parameters are the same. This time there not, so history will NOT and I repeat NOT repeat itself.</I><BR/><BR/>Are you talking about housing busts or business or both? I think you're talking about both. What you say about the business part is true. You're definitely more informed than I am and can see what is <I>different</I>. <BR/><BR/>But for the housing part, I personally think the trick is to be able to see what is the <I>same</I>. So what's the same or what <I>will be</I> the same? I mean let's not argue about how many angels can dance on the head of a pin. In other words, never mind some details. <BR/><BR/>I think it's simple what's the same in housing busts. People owe more on their house than it's worth. And/or people won't be able to afford their house. They decide it's not worth hanging on to their house even if they can afford it and they use their imagination to find a way to walk away. Now the law has changed since the last bust so it's harder to walk. But people have good imaginations. So maybe we won't see the days where you would "dollar your house". Maybe now it'll be "twoonie your house". People will walk and the prices will go off a cliff.<BR/><BR/>I can't remember for sure but think that there are more sales of bank-owned properties in some parts of the US than there are regular sales. Not saying it will but it can happen here.Anonymousnoreply@blogger.comtag:blogger.com,1999:blog-7588496932754350322.post-1649938646451754572008-03-27T12:09:00.000-07:002008-03-27T12:09:00.000-07:00ceearteaSo there is corporate greed, so what, it's...ceeartea<BR/><BR/>So there is corporate greed, so what, it's been going on forever and will continue forever.<BR/><BR/>You should watch "The Corporation". This documentary may give you an idea on why Corporations have to act the way they do and why you have to conform to work within them.<BR/><BR/><I>So how many issues that need serious attention are just swept under the rug by people simply wanting to keep their job?</I><BR/><BR/>LOTS....Again watch that documentary.<BR/><BR/>PS: This not only happens in a Corporation, but also in real life. Most people would rather keep quiet than speak out for fear of being alienated by friends or family.<BR/><BR/>And I also lived through that time and if you want to learn from history, first make sure the parameters are the same. This time there not, so history will NOT and I repeat NOT repeat itself.BGMRAhttps://www.blogger.com/profile/13034877059119778629noreply@blogger.comtag:blogger.com,1999:blog-7588496932754350322.post-22069707308694194222008-03-27T11:55:00.000-07:002008-03-27T11:55:00.000-07:00Canada West Foundation's new report.http://tinyurl...Canada West Foundation's new report.<BR/>http://tinyurl.com/25h8alcrthttps://www.blogger.com/profile/11090290749972573771noreply@blogger.comtag:blogger.com,1999:blog-7588496932754350322.post-49360929278265386222008-03-27T11:27:00.000-07:002008-03-27T11:27:00.000-07:00Jim_SFor one thing those links I gave are not gove...Jim_S<BR/><BR/>For one thing those links I gave are not governemnt spending but 95 percent private industry. You seem to have mis-understood where those numbers come from. Only about 5% of those numbers are government, the rest are private industry. The total <A HREF="http://www.gov.ab.ca/budget2007/" REL="nofollow">Alberta budget 2007</A> is $33 billion, not quite enough to fund all those projects and pay for all those government services.<BR/><BR/>You seem to not understand how projects are intiated in Alberta.<BR/>In Alberta you have to get permits, approvals, etc from government agencies. When you apply for a permit or approval you have to submit a detailed prospectus which includes a estimated project budget. This is where the Alberta Government gets it's data. Then it releases it to the general public. Again those figures in the links I provided are not government spending, but mostly private industry spending.<BR/><BR/><I>BTW.... don't you think that Alberta gov't spending should be higher? Last time I checked, I believe we are the only debt free jurisdiction in NA that has more than 2MM residents.</I><BR/><BR/>NO!!!!!!!!!!!!!!!!, NINE, NETT, never....with a caveat, read following.<BR/><BR/>Here read <A HREF="http://www.deanschmale.com/2ABPreBudget2008_WEB.pdf" REL="nofollow">this</A>. The Alberta Government is spending more than enough... The only way I would agree to more spending is if they spent it all on infrastruture. Because at least then most of that money would get to the average joe, instead of getting taken by Government Bureaucracy or their close friends. This is not the way to share the wealth.<BR/><BR/>Spending on government services is like trying to fill a black hole, which as we all know is impossible. Most of the money spend on these services is not spend on the service itself but on empire building in the government bureaucracy or buddies of said bureaucracy/government. And yes I know, I was a consultant to the Alberta Government in my younger days.<BR/><BR/><I>Sounds to me like you were born with a silver foot in your mouth. Did you inherit property? A business already proven that Dad started? A lump sum of cash?</I>. <BR/><BR/>I wish.....my dad was a barber, and not even the more elite hair stylist, so the only thing I inherited was his straight razors. Growing up we lived in a 600 sq/ft house, my current garage is bigger. My parents bought the house in 1959 for $2500 and they had to take a 25 year mortgage to pay for it. Why so cheap well we never had indoor plumbing, ie toilet/water, until I was 10 years old. And yes this was in a town, a small town but a town none the less.<BR/><BR/>PS: sure you're not Joseph Stalin's long lost son. Maybe that's what the S in Jim_S stands for... LOL.....☺ pierre you may be right about the Comrade Jim_S comment. LOLBGMRAhttps://www.blogger.com/profile/13034877059119778629noreply@blogger.comtag:blogger.com,1999:blog-7588496932754350322.post-58825334088827086052008-03-27T11:07:00.000-07:002008-03-27T11:07:00.000-07:00Curious...roflmao. great story.Curious...roflmao. great story.crthttps://www.blogger.com/profile/11090290749972573771noreply@blogger.comtag:blogger.com,1999:blog-7588496932754350322.post-76037754372595982732008-03-27T11:03:00.000-07:002008-03-27T11:03:00.000-07:00Anyone here that can help me install a marble coun...<I>Anyone here that can help me install a marble counter-top in the city of Nuuk this weekend?</I><BR/><BR/>Pierre has a Kalaallisut phrase book you could borrow. It would be a good start.Anonymousnoreply@blogger.comtag:blogger.com,1999:blog-7588496932754350322.post-78864219335198676242008-03-27T10:59:00.000-07:002008-03-27T10:59:00.000-07:00I knew we should have invaded Greenland!!This remi...<I>I knew we should have invaded Greenland!!</I><BR/><BR/>This reminds me of a story I read many years ago about our friend Pierre. Everyone knows he speaks a lot of different languages. Anyway, he was there to check out the stories about oil seeping out of the rocks and had a suitcase full of Alsace Francs because he wanted to make big investment. A friend of his from Edmonton had given him a Kalaallisut phrase book and when he was going through customs he greeted the locals with what he thought was "Alsace and Greenland will always be friends" but his friend was a practical joker and the phrase book was actually a copy of the famous Monty Python Dirty Hungarian phrase book. Pierre didn't know that he was actually speaking Hungarian and also didn't know the customs officer was multilingual. Pierre barely escaped with his life and left all his Alsace Francs behind. He went to Edmonton to get vengeance on his friend but ended up liking it there and is now a successful think-tanker.Anonymousnoreply@blogger.comtag:blogger.com,1999:blog-7588496932754350322.post-17727426209139036112008-03-27T10:57:00.000-07:002008-03-27T10:57:00.000-07:00Neil...I guess I could have made myself a little m...Neil...I guess I could have made myself a little more clear. My point was not about interest rates, it was about the general business climate of the time frames being similar. When financial deals in big business start to go south all us little folks should pay attention.<BR/><BR/>http://tinyurl.com/35ddfe<BR/><BR/>"Collected Woes<BR/><BR/>They mesmerized their followers in the business world with their brilliance—until a brush with the law broke the spell. What became of these fallen titans? Our investigative reporter works his way through the entire set..." <BR/><BR/>That being said I lived thru that period. The only thing that saved my bacon and other like minded folks was the fact that we all were realists. <BR/><BR/>In todays world I would bet that very few if any head honcho's actually know what the real deal is in the company where they are employed. IMO most middle management is happy to put some lipstick on the pig and pass it on. A person who makes waves or seems negative, no matter how right their comcern is are soon shown the door as they have been singled out as not being positive and upbeat.<BR/><BR/>So how many issues that need serious attention are just swept under the rug by people simply wanting to keep their job?<BR/><BR/>How stable and well managed any of the companys trading on the market today are is anyone's guess but I am willing to bet it will all surface when the blame game starts.crthttps://www.blogger.com/profile/11090290749972573771noreply@blogger.comtag:blogger.com,1999:blog-7588496932754350322.post-53049826943042898802008-03-27T10:52:00.000-07:002008-03-27T10:52:00.000-07:00HOLY!!! I'm already looking at buying condos in G...HOLY!!! I'm already looking at buying condos in Greenland ....hurry up you guys!!! <BR/><BR/>Anyone here that can help me install a marble counter-top in the city of Nuuk this weekend?ronniehttps://www.blogger.com/profile/08647402568132078965noreply@blogger.comtag:blogger.com,1999:blog-7588496932754350322.post-86979466331651329092008-03-27T10:35:00.000-07:002008-03-27T10:35:00.000-07:00I knew we should have invaded Greenland!!I knew we should have invaded Greenland!!West Coast Easyhttps://www.blogger.com/profile/05721412724175995348noreply@blogger.comtag:blogger.com,1999:blog-7588496932754350322.post-37376616224365682582008-03-27T09:16:00.000-07:002008-03-27T09:16:00.000-07:00I'm the first to admit I don't know spit about oil...I'm the first to admit I don't know spit about oil, so is this as significant as I think it is?,<BR/><BR/>From Bloomberg on the Internet,<BR/><BR/>"Greenland Thaw May Replace Dog Sleds With Oil Drills (Update1)<BR/><BR/>By Tasneem Brogger<BR/><BR/>March 27 (Bloomberg) -- In Greenland, locals hunt reindeer for food and use dog sleds to traverse the ice sheet. Soon they may be working on offshore rigs and counting their money.<BR/><BR/>Oil companies have begun looking for crude deposits off the west coast and Joern Skov Nielsen, deputy director of Greenland's Bureau of Minerals and Petroleum, said <B>there may be more oil there than the entire past production of the North Sea. That's about 50 billion barrels,</B> according to figures from Norway and the U.K., the region's biggest producers."<BR/><BR/>and <BR/><BR/>"While geologists have known that Greenland had crude reserves since <B>oil was discovered seeping out of rocks along the coast in the 1990s</B>, the ice surrounding much of the world's largest island made getting to it unfeasible."<BR/><BR/>All thanks to global warming?<BR/><BR/>The story is here,<BR/>http://tinyurl.com/2r43bgAnonymousnoreply@blogger.comtag:blogger.com,1999:blog-7588496932754350322.post-82563980991097278302008-03-27T09:10:00.000-07:002008-03-27T09:10:00.000-07:00Sorry Neil. You and I differ.I don't base my opti...Sorry Neil. You and I differ.<BR/><BR/>I don't base my optimism on the market solely from Alberta gov't spending. If you do, oh boy. The gov't is a lagging indicator for spending. I would think '08 should be the highest year ever for cap ex spending by the gov't, wouldn't you? That is because this years budget is based on '07 - which saw highest property assessments in history, highest provincial population in history, tons of credit available, etc...<BR/><BR/>Show me private cap ex among firms not in the O/G sector, then I'll banter.<BR/><BR/>BTW.... don't you think that Alberta gov't spending should be higher? Last time I checked, I believe we are the only debt free jurisdiction in NA that has more than 2MM residents.<BR/><BR/>No, I am not envious of a kid who knows nothing of financial responsibility. I make very good money. As I said, I see a social problem going forward. It is expectations now that are out of line with reality.<BR/><BR/>And, BTW, you are wrong again. Most businesses don't fail because they lose a large client, most fail in the first 2 years (85%, last time I saw stats) due to "expectations" and how people set up a business on the 11th floor with 4 assistants before even having a client or enough capitalization to carry through the lean times.<BR/><BR/>Sounds to me like you were born with a silver foot in your mouth. Did you inherit property? A business already proven that Dad started? A lump sum of cash?<BR/><BR/>That would explain your ignorance.<BR/><BR/>Give'er..... let's see how this unfolds!<BR/><BR/><BR/>-Jim_shttps://www.blogger.com/profile/00994819826572974422noreply@blogger.comtag:blogger.com,1999:blog-7588496932754350322.post-56229491940167992342008-03-27T08:21:00.000-07:002008-03-27T08:21:00.000-07:00Jim_SI am also self employed so I know all about C...Jim_S<BR/><BR/>I am also self employed so I know all about Companies pulling investment at the last minute and leaving me high and dry. So what! If you know it can happen, like I do, plan for it. Like my Mom used to say "Don't put all your eggs in one basket".<BR/><BR/>The majority of small business fail for this exact reason. One client syndrome. Don't forget "Shit happens", so learn how to deal with it.BGMRAhttps://www.blogger.com/profile/13034877059119778629noreply@blogger.comtag:blogger.com,1999:blog-7588496932754350322.post-75522972037745621822008-03-27T08:12:00.000-07:002008-03-27T08:12:00.000-07:00Jim_SWhere do you see investment Neil?HereorHereEv...Jim_S<BR/><BR/><I>Where do you see investment Neil?</I><BR/><BR/><A HREF="http://www.alberta-canada.com/economy/economicResults/investment.cfm" REL="nofollow">Here</A><BR/>or<BR/><A HREF="http://www.alberta-canada.com/statpub/albertaConstructionProjects/mp0802.cfm" REL="nofollow">Here</A><BR/>Everywhere Jim_S... Everywhere.... Take a drive and look around, investment everywhere.<BR/><BR/>When they start cancelling projects then I'll join you on the darkside. We can sit in our rocking chairs on the porch of our mortgage free houses and mumble "I told you so.... I told you so.... dumbass's".<BR/><BR/>Jim_S - are you pissed because some 18 year kid is making more money than you? Don't forget our generation raised these little bastards that think there entitled to everything and if they can't get it quick enough, Mommy and Daddy will get it for them. So we can only blame ourselves, not Capitalism, cheap credit or anything else. Your kids become what we teach them.<BR/><BR/><BR/>ceeartea<BR/><BR/><I>I am not so sure about that. In the late 70's I remember million plus dollar property deals being written on napkins in resturants and the property flipped in 24hrs by the the movers and shakers in Alberta and B.C who put the capital "E" in entrepreneur.<BR/><BR/>The rules then were very much the same as today as no real money was involved. IMO the banks were able to get a handle on the run away credit easier in the early 80's as the financing was not as convoluted as it is now.</I><BR/><BR/>I'm sure they were making lots of money with <A HREF="http://www.bankofcanada.ca/pdf/annual_page52_page53.pdf" REL="nofollow">these cheap interest rates</A> back then.<BR/><BR/>If your going to use history as an example at least check your facts first.BGMRAhttps://www.blogger.com/profile/13034877059119778629noreply@blogger.comtag:blogger.com,1999:blog-7588496932754350322.post-48292904466482458342008-03-27T06:58:00.000-07:002008-03-27T06:58:00.000-07:00Did approximately 800 houses really get sold in Ca...Did approximately 800 houses really get sold in Calgary over the last day? According to MLS, yes. Could this be due to a lot of delistings?<BR/><BR/>Sigh. Tinfoil hat time again.Jackhttps://www.blogger.com/profile/02014573541992390155noreply@blogger.comtag:blogger.com,1999:blog-7588496932754350322.post-55542845467580707382008-03-26T22:13:00.000-07:002008-03-26T22:13:00.000-07:00Marvinmee I read that three times and I still am n...Marvinmee I read that three times and I still am not sure what the hell they are saying.<BR/><BR/>That kind of crappola drives me nuts. If the housing market is in the toilet they should just come out and say so. Give people a heads up to what the real deal is.crthttps://www.blogger.com/profile/11090290749972573771noreply@blogger.comtag:blogger.com,1999:blog-7588496932754350322.post-49427045214961296692008-03-26T22:01:00.000-07:002008-03-26T22:01:00.000-07:00Niel said..."Those same reasons that collapsed the...Niel said..."Those same reasons that collapsed the Alberta economy back then don't exist today."<BR/><BR/>I am not so sure about that. In the late 70's I remember million plus dollar property deals being written on napkins in resturants and the property flipped in 24hrs by the the movers and shakers in Alberta and B.C who put the capital "E" in entrepreneur.<BR/><BR/>The rules then were very much the same as today as no real money was involved. IMO the banks were able to get a handle on the run away credit easier in the early 80's as the financing was not as convoluted as it is now.<BR/><BR/>Same game...different times<BR/><BR/>High flying speculators will always be among us. The game usually ends when someone stands up and demands to see some real cash.crthttps://www.blogger.com/profile/11090290749972573771noreply@blogger.comtag:blogger.com,1999:blog-7588496932754350322.post-7485908104081879762008-03-26T21:47:00.000-07:002008-03-26T21:47:00.000-07:00But of course what sort of an article would it be ...But of course what sort of an article would it be without having someone from the Real Estate industry put a happy spin on a pretty gloomy set of numbers "it's more balanced", and "anticipate stability".<BR/><BR/><A HREF="http://www.canada.com/calgaryherald/news/newhomes/story.html?id=0bc0aec3-8b80-4bed-91d6-98e9a8db5ab5" REL="nofollow">Calgary's resale market suffers deepest decline</A>Marvinmeehttps://www.blogger.com/profile/07214540255903096670noreply@blogger.comtag:blogger.com,1999:blog-7588496932754350322.post-15061801414361832252008-03-26T21:34:00.000-07:002008-03-26T21:34:00.000-07:00The markets today seem very similar to those leadi...The markets today seem very similar to those leading up to the 1982 recession as to the prices of oil and gas<BR/><BR/><BR/>tinyurl.com/ysqo3d<BR/><BR/><BR/><BR/>"Sharply rising oil prices have always been followed by recessions and rising unemployment. The first oil shock in the 1970's brought about the 1974-1975 recession. The 1982 recession followed on the heels of the peak in oil prices surrounding the Iranian hostage crisis in 1979-1980...."<BR/><BR/>"Gold and oil are often inextricably linked. If oil rises then gold rises as well. Over the years though this indicator has been mixed where there has been periods where oil is favoured over gold and others where it is gold that is favoured. But generally they tend to go up together...."crthttps://www.blogger.com/profile/11090290749972573771noreply@blogger.comtag:blogger.com,1999:blog-7588496932754350322.post-44935215595271550852008-03-26T21:11:00.000-07:002008-03-26T21:11:00.000-07:00Where do you see investment Neil?Synenco?Dell?Intu...Where do you see investment Neil?<BR/><BR/>Synenco?<BR/><BR/>Dell?<BR/><BR/>Intuit?<BR/><BR/>These are just a few. The truth is, as "bear or bull" stated above, doesn't matter what these big corporations are doing. Doesn't matter that Dell brings their call center to Edmonton. They could, just as easily, shut it down.<BR/><BR/>And they did. You are associating the common Albertan with "big corporations" and there cap spending. What you fail to understand is that cap spending is money that came from either profits or borrowed from investors.<BR/><BR/>Well, profits are cyclical, as is market financing. Todays investment community and other credit facilities are tightening up. Unless you own a utility company that has a reliable monthly revenue stream, good luck!<BR/><BR/>I was doing work for a large company a few years ago and they told me to ramp up and get ready for major production. A week before it was a go, they pulled the pin, left me hanging. They decided that their cap spending budget was "modestly optimistic".<BR/><BR/>I'm convinced that many bulls on here simply haven't had the opportunity to be hosed good. Once you fall victim to this great "capitalist" market we have, then you realize... "holy shit... I'm vulnerable." It does happen, and it can happen.<BR/><BR/>I'm not saying AB will end up in the dump. And no, I'm not a socialist. I am self employed, which affords me the ability to see the markets weeknesses. I'm simply saying I see alot of denial in todays market. I see kids out of school getting $40/hour, not knowing what it is like to "apply for a job". I see them driving brand new trucks, going yearly to Cancun, and saving or investing NOTHING.<BR/><BR/>There is a real social problem in this province going forward. I actually don't care what housing does. I know for a fact that whatever downturn there is, many will wake up and not know what hit them. Many will try to sell there house, thinking that's the way out. Well, when you've used your house as an ATM machine for the last 5 years, and everyone else tries to sell at the same time, guess what? Illiquid.<BR/><BR/>If there was big corporation cap spending on housing, I'd probably buy your bs. But, we have deficit financing on housing now, which is something completely different.<BR/><BR/>Once value falls, the deficit financee faces a solvency problem. This chain of events is more likely to happen in todays economic environment than the opposite.<BR/><BR/>Sorry to yank you out of the closet ☺<BR/><BR/>-Jim_shttps://www.blogger.com/profile/00994819826572974422noreply@blogger.com