Tuesday, December 8, 2020
MARKET THEORY & "CHARDONNAY" LIBERALS
Monday, November 23, 2020
BUYER BROKERS
In response to consumer pressures, the real estate brokerage industry has lately tried to develop a system whereby real estate BUYERS may be represented by their own agents or brokers who supposedly will not share any “divided” loyalties with the Sellers.
Yet, the created system that seems rigidly in place continues to compensate those “buyer agents/brokers” with them sharing a percentage (commission) with the listing agent/broker based on how MUCH the Buyer is paying for the property! That is a blatant conflict of interest, yet none with whom I have spoken about that issue is willing to back down from it. If an agent or broker creates a fiduciary relationship with a Buyer, and that agent or broker is going to be compensated with a commission that is a percentage of the selling price, then where is the incentive for the buyer agent to try to push the selling price DOWN?
The Seller of a piece of property intends to get AS MUCH money as possible for the sale. The Buyer, on the other hand, seeks to pay AS LITTLE as possible for the property. Is that not obvious? If so, then why should not a Buyer’s agent or broker be compensated on the basis of how LITTLE the Buyer pays? There is a fairly simple way to do exactly that!
Consider, first, that MOST residential real estate is listed with a broker under a listing agreement, so these provisions ought to be contained therein. A listing agreement is a legally enforceable contract, so prospective Sellers OUGHT to get competent legal advice from a lawyer before they sign ANYTHING! Most listing agreements traditionally provide that a Seller will pay a sales commission of six percent of the SELLING price, even though the listing (“asking”) price might be higher. And, if an “outside” agent or broker is involved, most listing agreements provide that the specified sales commission will be evenly split with the “selling” agent or broker.
I have proposed the following compensation structure instead: that the “buyer” agent or broker be compensated, first, by getting THREE percent (“half”) of the initial LISTING price, so that the “buyer” agent or broker is not penalized at all by how “low” the actual sales price might go. THEN, I would add on top of that a further provision that the buyer agent or broker be paid, ADDITIONALLY, TEN PERCENT of all dollars by which the actual selling price is UNDER the listing price! That would build in a positive incentive for the buyer agent or broker to try to PUSH the actual selling price DOWN!
AND, I would add to that a further provision that the buyer agent or broker be compensated at a fixed rate of $25 per hour (to be credited against the final commission due) for all time spent “searching” for desirable properties and viewing them, so that there is minimal DISincentive for the agent or broker to slight the Buyer’s needs in that regard. And, if the Buyer walks away, his/her agent is still compensated for all the time spent without needing to put any pressure on the Buyer to accept something less desirable.
And, it should be worth it to prospective Buyers to know that the “buyer” agent or broker is totally in one’s corner.
By now, the reader knows that I have spent a lot of my time thinking about ways to avoid Conventional Wisdom. Doing something because it’s always been done that way is absolutely the WRONG reason to do something! In my discussions with most agents and brokers, I get the feeling that they resent my implications and that their “good intentions” should be sufficient to allay such concerns. Yet, the rancid conflict of interest under the conventional system is still present and most agents and brokers just can’t see it. Why tolerate any of that?
TIRE TAX
The increasing use of electric vehicles is certainly beneficial to the environment, especially in urban areas. The environmental costs of individual 3500+-pound automobiles idling at traffic lights and parking places is staggering, not to mention (but briefly) the FACT that the internal combustion engine is woefully inefficient as a means of transportation.
HOWEVER, those electric vehicles are, arguably, not paying their “fair share” of highway costs, which are funded primarily with taxes on hydrocarbon fuel sales. This electric vehicles are not consuming hydrocarbons, yet they are using the highways. To be sure, they are putting a much lower burden on those highways than fueled cars, but that electricity has to be generated somewhere, and if it’s generated with hydrocarbon fuels, then we are back to where we started.
And more and more vehicle types (including heavier trucks) will be converting to electricity as time passes. Many vehicles are powered by propane, too, which may or may not have highway taxes imposed thereon. And some Diesel-powered vehicles can run on used cooking oil. The singer Willie Nelson brags about his Diesel-powered bus running on used cooking oil! The exhaust supposedly smells like french fries! What’s not to like about that?
Anyway, I think it’s time to take the highway taxes COMPLETELY off fuels and impose them on TIRES instead, because EVERY vehicle uses tires, even if it runs on electricity or even sea-water, as the “hydrogen” crowd likes to say. (They don’t ever explain how that “sea-water” might be converted to hydrogen using lots of ELECTRICITY generated somehow! There is no free lunch!)
And, those tire taxes can be imposed in a graduated fashion based on tire size: heavier vehicles use larger tires, while lightweight vehicles can use smaller tires. Highway wear and tear is usually a function of vehicle weight. Heavier vehicles create the need for more highway maintenance.
But, no politician I know of wants to pick up that cudgel and go to war. Advocating ANY taxation is usually punished by voters. It does not matter whether or not it makes any sense. I have written to both my state and federal representatives about this issue, and I have NEVER gotten any reply at all!
Honestly, I cannot find anyone who will even take issue with my thinking. I have never even seen this issue discussed anywhere. But, I think I am right.
Wednesday, November 18, 2020
THE BILLY-GOAT AND THE TROLL
Fear. Real Fear. Five years old and pure terror!
I was five years old and enrolled in Foster Jennings’ kindergarten in Weldon, North Carolina in the fall of 1951. I loved going to that first “gathering” of kids, just like me. Every day. We had a great time coloring with crayons, playing games, singing songs, reciting our ABC’s, and listening to great stories that Miss Jennings would read to us out loud.
One of those great stories was the tale of “Billy-Goats Gruff,” about the troll who lived under a bridge that the three goats central to the story needed to cross. I vaguely recall that the troll wanted to eat the goats! He was really evil and dangerous! It was exciting!
However, one day Miss Jennings announced that THE TROLL was coming to see us! I could not believe my ears! The fucking TROLL? ARE YOU KIDDING ME? (I didn’t really think “fucking.” I didn’t know words like that at age 5, but if I had known them, I would have DEFINITELY thought “fucking”!) I was terrified, but I said nothing.
A few days or weeks go by. I can’t remember how much time it was. Then, one day, Miss Jennings says, “The TROLL is coming next week!” Fear. There is nothing like Real Fear to get one’s attention, especially if five years old and consumed by pure terror!
God-DAMN it! (I didn’t know that word, either!) The abject fear gripped my little five-year-old body like a monster and shook me to my core! But, I said nothing. I really was terrified though, yet no one else seemed at all disturbed by this coming disaster! I never said a word.
Then, the following week, Miss Jennings reminds us that “the TROLL is coming tomorrow!”
Jesus Christ! (I knew those words, but not in that context.) I went home and brooded about the coming disaster about which NO ONE ELSE seemed to worry! How DARE my parents expose me to such dangers? But, again, I said nothing. I don’t know if I seemed distracted or worried, but my parents did not comment. I was sure that TROLL would eat me alive since there were no billy-goats around. If that bastard (I did not know that word, either!) was hungry, he was surely gonna chew on ME! I dreaded going to kindergarten the next day.
THE NEXT DAY: I am sitting at my little desk. My friends are all around me, seemingly unconcerned about the coming blood-fest! Miss Jennings goes to the window: “Oh, children,” she says, “the TROLL has just arrived!” Oh, my GOD! I am gonna DIE!
I catch my breath, almost quivering! The door slowly creaks open, and in walks a North Carolina State Highway PaTROLman!
Saturday, November 14, 2020
DIALECT
After years of thinking about it, I am now starting to write about “what I know,” as the well-worn injunction to new writers goes. So, I have lived in the American South my entire life, most of it in rural areas or small towns nestled in rural areas. I have been surrounded by “bubbas” most of my life, and I can emulate their persistent, shared “dialect” pretty closely, I think.
Monday, October 26, 2020
NOTES ON "CLIMATE CHANGE" (NOT "GLOBAL WARMING"!)
Is mass transit THE “answer”?
Saturday, October 3, 2020
THE TWELVE L-O-O-O-O-NG DAYS OF CHRISTMAS
My True Love bailed on me last year. Christmas was the last straw.
I thought I’d try to do something really romantic and nice for her for Christmas. I decided to replicate “The Twelve Days of Christmas” by giving her all the wonderful gifts as recited in the song. Duh.
Twelve days each of “a partridge in a pear tree.” I picked up some pear tree saplings last fall at a nursery and stored them in my garage. I found a source for live partridges (“bobwhites”) and arranged to have them shipped to me in December.
Eleven days each of “two turtle doves” (whatever they are). I got some live doves from the same source as the bobwhites. I used to shoot both! And eat them! Damn, they tasted good! Especially wrapped in bacon!
Ten days each of three French hens. Do you have any idea of how hard it is to find FRENCH chickens? But, I got ‘em! At least they LOOK “French”! I can’t tell if they cluck in French or not. Do those clucks translate as “Pardon my French, but …?” But I don’t think My True Love will know the diff! I like fried chicken anyway!
Nine days each of four “calling birds.” I had no clue what KIND of “calling birds, so I got 36 mynah birds that chattered up a storm! And they weren’t “fowl-mouthed” like those gray parrots in Florida!
Eight days each of five golden rings per day. Not real cheap, but not too bad, either. Well, I thought they LOOKED like gold!
Seven days each of “six geese a-laying,” and six days each of “seven swans a-swimming.” I’ve got a pond in my back yard, so I could keep them nearby and let the swans and geese hang out there. I bought a couple of bales of hay and about 18 softballs to make it LOOK LIKE the geese were sitting on eggs!
And then I had to buy a bunch of cages for all those birds. I got a bulk deal because I needed a lot of them! I stashed them in my Barn.
Five days each of “eight maids a-milking,” which meant that I had to arrange both the maids and the cows. I hired some college gals to dress up and pretend to be milk-maids (aprons and Dutch caps), and a buddy of mine who’s a cattle farmer brought in some steers to stand by and munch on the hay. They didn’t care, and thankfully they didn’t need to be milked at 3 AM! My True Love would not know the diff!
Four days each of “nine ladies dancing.” I hired some women from the local Arthur Murray Studio to come in and swoop around. They meshed nicely with the “ten lords a-leaping” who came in for three days. It was kind of bizarre, though, watching them all jump and swoop around in the back yard. It was pretty nippy out there, so I had to pay extra for them wearing the skimpy costumes!
Two days each of eleven pipers piping! How annoying! Thank goodness it was only for two days, and only for a little while each day! They were playing Irish jigs for the ladies and lords to dance by. I dreaded the possibility that they would be playing that dreary, atonal, pan-pipe Indian-music crap! It was bad enough, so thankfully it was only two days!
FINALLY, on the last day, January 5, twelve frigging drummers drumming! I got them from the local high school band. What a RACKET! They were outside, too. You’d better believe it! I told them just beat the Hell out of those drums for an hour and don’t worry about it. They furnished their own uniforms, AND they brought some folding chairs, so I didn’t have to worry about any of that.
By that time, though, My True Love was rather put out. I think it was when the bird “doo” started piling up around the back door, and we could not walk in the yard for all the poop! It was EVERYWHERE, and the sloped edge of the pond looked like a paved concrete boat ramp, where the geese and the swans were going in and out of the pond. It was tough on the dancing ladies and the leaping lords, too! Those birds had been there for several days BEFORE the ladies and lords got there! The pipers and drummers didn’t care much, as they were sitting in the chairs they brought (pipers, too). No marching required, which suited them.
When I thought about it and totaled everything up, I realized that I had set up a numerical “palindrome,” which is normally a word or phrase that reads the same, backward or forward, like “RADAR” or “A TOYOTA”:
12 partridges in pear trees and 12 drummers drumming!
22 “turtle doves” and 22 pipers piping!
30 French hens and 30 lords a-leaping!
36 calling birds and 36 ladies dancing!
40 golden rings and 40 maids a-milking!
42 geese a-laying and 42 swans a-swimming!
That’s a lot of bird poop! I should have had sense enough to just make all that crap (pun intended) disappear every day and bring the same stuff back again the next day.
Another thing I noticed is that as each equivalent pair increases in total number, the DIFFERENCES between those total pairs reduce by “2”—10, 8, 6, 4, 2. I thought it was a fascinating mathematical presentation, but My True Love simply did not care, as I vainly tried to explain it. I was obviously boring her.
She just walked out the door, and I haven’t seen nor heard from her since.
And then the coyotes started eating all the birds.
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Friday, September 25, 2020
PATRIOTISM
I’m not sure I measure up.
What does it mean to be “patriotic”? To “love one’s country”? I daresay that judgment is mostly in the eyes of those who already consider themselves “patriots,” and they will surely decide who else qualifies. Whether we ask them to do so or not.
Must we sing the “National Anthem.” Recite the “Pledge of Allegiance”? “My country, right or wrong”? Defend the “Flag”? Pray to God, in whom we must trust? Do those markers all define “patriotism”? Or is it just the last refuge of a scoundrel, as Samuel Johnson supposedly said?
Article VI of the US Constitution recites that every federal, state and local official (including ALL judges, police, and US military officers) MUST make oath to support the Constitution itself, but NO religious tests for public office shall EVER be required. That’s all. So, if one is sworn to support the Constitution, but won’t recite the Pledge, is (s)he not a “patriot”?
I won’t recite the Pledge. Not anymore. I haven’t in a long time. I was sworn in as a lawyer on October 6, 1973, making oath to uphold and defend the Constitutions of the United States and Virginia. I have not recited the Pledge ever since because I simply cannot pledge (or swear) my allegiance (loyalty) to an image or piece of cloth. Those are “graven images,” much like the Israelites’ “Golden Calf.” They mean too many different things to different people.
My loyalty is to the abstract concepts contained in the Constitution, and that is the only oath or pledge I will ever take. Things like the prohibition against double jeopardy; the freedom of expression; the right to peacefully protest; the rights to have a lawyer, and juries; the right to practice religion—or not; the right to NOT be taxed to support the religious activities of others; freedom from shariah law or other such stuff, etc. And, most importantly, the RIGHT to expect ALL public officials to honor all that. Explicitly.
Speaking of patriots, Supreme Court Justice Ruth Bader Ginsburg died this past week. Before she became a federal judge she had practiced trial law, aggressively defending people’s civil liberties, which is the essence of “patriotism” in my book. She won most of her cases. Probably lost a few, too. Nevertheless, she was the LAST true civil libertarian to be on the Court. The late Thurgood Marshall is the only other one who comes to mind.
Donald Trump is expected to replace Ginsburg with a “patriot” of his own choosing. One of the leading candidates is Amy Coney Barrett, age 48, Phi Beta Kappa, a supreme honors graduate of Notre Dame Law School (first in her class), law review editor, and a judge on the federal 7th Appeals Circuit, nominated by Donald Trump in 2017. She was born the year before I graduated from law school.
Since graduation, Barrett has clerked for the late Justice Antonin Scalia and, until 2017, she was a law-school professor. However, just after her clerkship with Scalia, she was in private law practice for only one year. Nevertheless, she is certainly “well-qualified” for the position on the Supreme Court, but her obvious lack of experience in representing real human beings bothers me. I am somewhat biased in my belief that only those who represent actual human beings are REAL lawyers! Those whose liberty or rights are at stake must be defended by the best counsel possible, and that is what makes “America” different from ANY other country! Lots of countries are “democracies,” but only America seeks to put a leash on run-amuck majority rule! That seems to be the essence of American “patriotism.” Certain corporate shills, professors and “activists” may have law degrees and may have passed bar exams, but I don’t regard them as “real” lawyers! I assume my patriotic biases are not shared by many.
So, I’m not sure that Amy Coney Barrett qualifies as a “real” lawyer under my exacting standards. She seems quite deferential at times to her fervent Catholic beliefs, and I daresay that is probably a major element for Trump’s consideration. But I hope that she will honor the solemn patriotic declaration in Article VI (to which she is already sworn) that our Constitution, and not her God’s “law,” is and shall always be “the supreme Law of the Land.”
Saturday, August 29, 2020
SUCCULENT
The cold steel blade jabs hard, the skin;
The juices leak from deep within,
Surging hot, like fresh-drawn blood!
You shove the knife down to the wood.
Deep-red slabs flop on the plate;
Two bread slices “emanate”!
Blobs of mayo smack them hard—
It’s no time now to fear the “lard”
Piling thick upon the waist!
There’s only time to smear, in haste,
The waiting mayo on the bread.
Blithely cast aside the dread
Of increased weight from eating well
That mayo, while drooling swell
The juices running down your chin,
And then consume it, yet again!