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Split Concession
A startling thought?
Everybody whines about the immigration issue.Everybody gripes about our government not doing anything.Everybody has an opinion on what should be done.But yet nobody is ready to give an inch on the issues.I don't know if anything will ever get resolved with that type of thinking.Anti's think they are a majority and so do Pro's.Guess what?Neither are the majority.This is a very split issue.To resolve it BOTH sides are going to have to make concessions they may not want.Isn't time to put the 3 year old bull headedness aside and start thinking along the lines of adults?Or do you just want to have something to gripe about while our country falls apart?
I'm talking US CITIZENS. Pro's are citizens too.
I agree. I wouldn be willing to give on some things if the reform was made. But I will never agree on deport all. That is something that I will never agree on.
Here is prove of what the US is thinking...this is a sample of
N = 1,000 Registered “likely” voters
Field Dates: July 15-18, 2007
SPLIT SAMPLE A/B
Still thinking about things here in the U.S. --
4. What do you think is the number one problem facing this part of the country today -- that is, what is the
problem that you and your family are most concerned about? (DO NOT READ RESPONSES, JUST
RECORD)
NOTE TO INTERVIEWER: After completion of interview, double check this question for proper
coding. Try to fit "Others" into a pre-existing category.
Abortion .................................................. 1%
Agriculture/farming/ranching........................
AIDS .............................................................
Auto insurance...............................................
Budget deficit ..............................................*
Bush (President George W.).................... 2%
Campaign finance reform..............................
Child care ......................................................
College/affording ..........................................
Congress.................................................. 1%
Cost of living........................................... 1%
Crime....................................................... 2%
Cuts to government programs .......................
Deficit..........................................................*
Democrats ...................................................*
Drugs....................................................... 1%
Economy ................................................. 6%
Education................................................. 2%
Energy costs (gasoline for automobiles) . 4%
Energy costs (home heating) .......................*
Environment............................................ 2%
Foreign affairs ......................................... 1%
Gangs...........................................................*
Government/size/regulation .................... 1%
Government spending ............................. 1%
Growth/overdevelopment..............................
Guns ............................................................*
Health care (cost/quality of) .................... 9%
Health insurance (cost/lack of)................ 2%
Homeless/poverty.................................... 1%
Housing (costs/lack of)............................ 1%
Immigration............................................10%
Inflation ................................................... 1%
Interest rates ................................................*
Jobs ......................................................... 3%
Job training....................................................
(ISSUE)
Lawsuits/Litigation........................................
Loss of Industry.............................................
Medicare/Medicaid......................................*
Moral/religious concerns......................... 2%
National Defense ..................................... 1%
Pensions.........................................................
Politicians/incumbents ............................ 1%
Pollution ......................................................*
Prescription drugs........................................*
Property taxes..............................................*
Racism...........................................................
Republicans ...................................................
Retirement ...................................................*
Roads/highways ............................................
Schools/school choice ...................................
Senior citizens ...............................................
Social security ......................................... 1%
Stock Market .................................................
Taxes ....................................................... 2%
Tax increases........................................... 1%
Television/violence & sex.............................
Terrorism................................................. 5%
Tobacco.........................................................
Trade ...........................................................*
Traffic............................................................
Unemployment ............................................*
Unions ...........................................................
Values...................................................... 1%
Violence ........................................................
Wages............................................................
Welfare (reform) ...........................................
Water (shortage/quality)................................
War in Iraq .............................................23%
OTHER .........................................................
UNSURE.......................................................
only 10 percent of the people said illegal immigration was the most important issue....
Now, thinking for a moment about things in the country--
1. Do you feel things in the country are going in the right direction, or do you feel things have gotten off on
the wrong track?
___________________ Right direction/strongly...........................................13%
IF CHOICE MADE, ASK: And Right direction/somewhat .........................................8%
do you feel strongly or UNSURE (DNR) ......................................................9%
somewhat about that? Wrong track/somewhat ...........................................12%
Wrong track/strongly...............................................58%
58% said we are on the wrong track strongly...
Now, even though the 2008 elections are a long way off…
2 . If the election for PRESIDENT were being held today, and you had to make a choice, would you be voting
for -- (ROTATE) --
• the Republican candidate or
• the Democrat candidate?
Republican...............................................................33%
IF "UNDECIDED", ASK: And Lean Republican........................................................5%
which party's candidate do UNDECIDED (DNR).............................................14%
you lean toward at this Lean Democrat ..........................................................4%
time? Democrat .................................................................45%
Most people are leaning toward the democrats
Still thinking about who would be better to handle these issues…
Please tell me who would do a better job of handling this issue-- (ROTATE) • President Bush or the
Democratic Party. Here is the first one:
(READ LIST & ROTATE)
PRES.
BUSH DEMS NONE UNSURE
(DNR) (DNR)
52B. Terrorism 51% 41% 3% 5%
53B. Moral values 47% 43% 5% 6%
54B. Illegal immigration 33% 50% 10% 7%
55B. Healthcare 31% 59% 5% 5%
56B. Corruption in Washington 34% 47% 12% 7%
57B. Wasteful government spending 33% 51% 11% 5%
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Ice Cream Banana Split Soft Serve Concession Decal 12" | |
|
US $11.99 | 10d 3h |
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Concession Decal BANANA SPLIT - 24 W X 12 H | |
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US $15.95 | 19d 23h 4m |
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Ice Cream Banana Split Concession Fast Food Decal 12.5" | |
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US $11.99 | 16d 15h 57m |
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Banana Split Decal 10" Ice Cream Soft Serve Concession Food Truck Cart Stand | |
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US $12.95 | 28d 2h 25m |
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Banana Split Decal 14" Ice Cream Soft Serve Concession Food Truck Cart Stand | |
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Concession Banner BANANA SPLIT - 48 W X 24 H | |
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US $49.97 | 20d 4h 38m |
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Concession Banner BANANA SPLIT - 36 W X 18 H | |
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US $44.95 | 20d 4h 38m |
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US $19.95 | 20d 4h 37m |
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Concession Magnet BANANA SPLIT - 48 W X 24 H | |
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US $94.94 | 20d 1h 34m |
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LP: No More Heroes [23] Split Decision
Agent Conflict of Interest
Agent Conflict of Interest
How can a commercial agent represent both landlord and tenant?
It is quite common for the agent representing the landlord, the listing agent, to suggest that a tenant prospect use their full service firm because they know the property and the owner well. What is usually not mentioned is that the listing agent has a fiduciary responsibility to the landlord. That means that he must not disclose information detrimental to his principal, the landlord, and has a duty to look out for the best interests of that principal. It is very difficult, if not impossible, to represent a tenant with a similar promise.
For example, say there was a similar property nearby from a different landlord with more favorable terms. If the landlords agent becomes a dual agent there is a responsibility to the tenant to act in the tenants best interest. He is supposed to act on behalf of the landlord. How can the agent show the tenant prospect all the available properties on the market and not be in conflict with the listing agreement?
There are other areas of potential conflict. Confidential information disclosed to the agent must not be passed to another. Conversation between agents and tenants usually cover a wide range of topics, some of which could have a detrimental influence on the negotiating position of the tenant. With the possible discovery of sensitive facts about either the landlord or tenant, which party does the landlords agent protect?
Tenant concessions that may be offered by some landlords could include items such as free rent, tenant improvements allowances, signage, and other inducements to get them as a tenant. The landlords agent likely will not offer anywhere near what you should get. Without a tenant rep, the tenant may not be aware of concessions currently being offered locally and thereby miss valuable components that should be included.
Particularly challenging is the negotiation of the language in each lease paragraph. The tenants attorney will represent the tenant on legal issues. Where does the tenant get meaningful support for business questions? Business advice may be required from a licensed commercial real estate professional.
Tenant representatives do not represent landlords. They perform site searches that include all available properties, filter out the best properties that meet the tenant requirements, negotiate letter of intent offers to the benefit of the tenant, and assist in the development of favorable business points of a tenant lease agreement. The tenant has a much better shot at reducing occupancy costs and getting a fair and balanced lease agreement by using a tenant rep rather than a landlords agent.
Avoid conflicts of interest when leasing San Jose, Santa Clara, and Sunnyvale, California office, retail, and industrial property by using a tenant rep rather than a landlords agent. You get a commercial real estate professional acting as a fiduciary in your best interests. Best of all, the tenant rep usually splits a built-in listing commission paid by the landlord, so theres no additional cost to you.
process early.
About the Author
Don Kinney of Silicon Valley Land Company specializes in office, retail, and industrial tenant representation for San Jose, Santa Clara, and Sunnyvale, California. Our goal is to help tenants get a better building and reduce occupancy costs, often by 20%, or more. http://www.SiliconValleyLandCompany.com
