What's going on guys got Kyle here with laden sports cards, and we are rip in 2022 2021 Penini prism multi-sello pack. This is four box break number 34 random teams did a randomizer for the break I'll show the results again here We had Ron R with the Lakers down to bogey abe with the Sixers Can always find the results of our random guys on our website laden sports cards calm Good luck on this one guys multi-sello Just three to go for the next one select H2 that is 2021-22 so we're hunting Evan Mobley Cade Franz No, it is there Josh giddy a really good crock class in that 2021-22 class So I'm gonna get all these out We'll get all these out of these main packs first and we'll start going through them these are a little bit of a hassle with Packs inside of a pack Does it remind you of Yeah, a little bit definitely does and have the red white and blue packs here will go through those second After we get the base packs opened up see some nice work. He's here guys. Let's see some Ant-Man some Tyrese Maxi some Halliburton Some Lamello all righty guys. We'll start with the base packs then we'll go on to the red white and blues Appreciate everybody getting some orders in today. I'm filling up pretty nicely for the breaks here Appreciate y'all. Let's get going on this multi-cellos. Oh That's a brick. Oh, you thought hockey cards were sticking. Well, guess what? Oh, dude, you're not wrong My goodness gracious. These are sticky got a silver clay Thompson for the Warriors there With the no background. We got a green Zion. Those are not number to green and dominance of Ben Simmons Daniel to root rookie Yeah, that's what Donnie said right away. So Donnie said right away.  We've got a green Darius Garland for the Cavs rookie Sadiq Bay and Pocoshesky rookie for the Thunder sticky break We've got silver Joe Ingalls. We've got green the Anthony Melton Didn't I do a rookie for the Wizards Pretty much Steve they answered him a lot of sets like that honestly the past couple years. There's a silver Tim Duncan We've got a green of Dennis Schroeder Dominance KD precious a Chua and Devin Vassel rookie for the Spurs.  Yeah smack. They really would They kind of feel that way now. I'm gonna try to get a little a little separation before we start That's the first one. There we go. Hey Bricks, man There's a silver rookie Kasha Stanley for the Pacers got a green Cody Zeller Denny Abdiya Trey Jones rookie Shaq got a silver Gary Harris got green Nicolay Yolkich Pokeshevsky insert got a Cole Anthony rookie magic John Isaac God silver Terence Davis for the Raptors. We've got a green Luke. Canard Zeke Najee got a rookie Emmanuel quickly nice one for the Knicks Isaiah Stewart and his cancer Enos by a charger. Yeah I didn't get you. I thought it was the one low here that the USB port was Hmm And a silver rookie Elijah Hughes Pacers or jazz sorry and LeBron nice one there on the green of horizontal These sell pretty well nice LeBron there on the green Pat Williams. Naysmith rookie Bruce Brown Yeah, they just take forever man Do all the pageantry There's a silver Devontae Graham. We've got green mobamba Lamello on the insert rookie Nick Richard Zach Levine Okay, yeah for about the inserts I got you There's a silver Josh a Kogi green DeMar de Rosen and inserts sophomore stars PJ Washington Robert Woodard rookie and Grant Riller Got silver Brandon Clark and green is Caruso Dominance LeBron Zeke Najee rookie Lonzo ball. All right now. We got some red white and blues. Good luck on these guys See some rookies. Maybe another LeBron Jeff Green Matthias Stiball and Zach Levine Ola depot Bagley and as a boogie rookie first pick is until 52.  Segu Dumboya Terry Rozier Terry Rozier He's been on the Celtics He got moved to the Hornets. He's been on the horns past couple years. So it's kind of been Hating life down there probably Bruce Brown Jared Allen. That seems stinks man Management's bad. Like it's just it's just all around bad Gary Harris Maxie Claver. There's an Aaron Naismith rookie red white and blue That's the wreckies. I'll just Might have missed one in that pile, but Or two Tim Duncan Lake Beasley Emmanuel quickly nice red white and blue their nicks. There's a clay Thompson Got Furkan Corkmaz and a Isaiah Stewart red white and blue Was it starting right now? Yeah, it's eight o'clock. Come on now Victor's already picked We don't even need to do that Donchich Aldridge and Booker Alrighty guys box two I felt draft when they all knew Jagdregg and Lawrence. Yeah, that's 15 minutes from the yeah, they still had to do the whole thing Yeah, that'll happen here for sure. Alrighty guys. Good luck box to See some ant-man didn't see any ant-man that first one Come on out to play ant-man level Unless he goes back in time again, that's true and you could do it The quantum around that's what I was going to come to me. I knew it was gonna come to me Hey, that's right. See that's right. That's colors on earth. I don't know Who's on the marvel but the first episode of secret invasion is actually really really good I figured you were gonna watch it last night. I definitely watch I'm down Disney Plus Plus yeah I'll find a way to watch Disney Plus. Alrighty guys. Good luck box to Furkan Corkmaz got a silver Aaron holiday got green Marvin Bagley Dominance Don Mitchell Vernon Kerry rookie got a Colt Anthony rookie for the magic John Isaac Silver Mubambo, we've got a green rookie on Yeko Kangwook nice one for the Hawks Insert Kendrick Nunn got a manual quickly rookie base. Isaiah Stewart in his cancer or in his freedom Wait, is the name now change it? Mm-hmm. It's like a world peace situation. Yeah, kind of There's a silver Markel Fultz. We got green Terry roger and a green sophomore stars John Marant insert Aaron Naysmith rookie Bruce Brown Silver rookie RJ Hampton for the nuggets and green JJ Borreia Got a quickly rookie insert base sticky carbs past couple dynats man They love you come and get into me There's a silver rookie Kira Lewis jr. Pelicans and green Jeff green Dominance Ben Simmons a Green green nice Desmond Bain there rookie for the Grizzlies Skyler Mays for the Hawks There's a silver of Frank Kaminski. We've got a green Norman Powell a Pressure to Chua rookie insert James Weisman rookie CJ Ellaby Got silver Fred Van Vleet FVV green of Paul Mill sat we've got a Kevin Garnett USA Grant Riller Nick Richards With the first pig You're all shocked Dude if it wasn't Victor be insane They were just they were just a They were just throwing us off the whole time There's a silver Ludort green Tony Snell and a silver KG USA insert Got Nick Richards Caleb Martin And I'm gonna be It's a rocket man There's a silver of Dennis Schroeder a green Sadiq Bay diamonds dented Let's send a box with this Sadiq Bay got a nice dent there. You can see at the top right It's in the box with the Sadiq Bay for the Pistons there's a ant-man nice instant impact rookie Robert Woodard. Yeah, we got it close enough. There's a real earth He's doing he looks so much like Elton John dude. That is crazy What a suit man, that's awesome. Paulo's suit look kind of wild last year too, so I mean season going to magic That's we need a new Taylor down here in Orlando, but we'll get him going Got silver auto porter got a green cow kuzma and we've got instant impact the Devon vassal To DeMar de Rosens back to back there freaking rocket man There's a silver of Eric blood. So and green is jaw nice jaw there Here a Lewis rookie instant impact Tyler Bay rookie and as a boogie I think no matter what team he goes to that just needs to be the big name the rocket man Yeah, I'm down. I'm calling him gritty Richard. So I just call him rocket Richard There's a silver Yoke itch nice one there nuggets Scott green Tobias Harris Isco Coro insert Killian Hayes rookie Langston Galloway. All right, you guys got the red white and blues here again Dorian Finney Smith norm Powell Kauai There's a Robert Williams Tony Snell rookie Aaron Naysmith Celtics on the red white and blue I don't know too many Elton John songs to be fair I know if I heard of them. Yeah, I saw the movie with the one guy for kind of cork moss and his cancer It's pretty good Elton John movie It's pretty decent I knew absolutely nothing about on John. So Good to get a little bit of a biography Royce O'Neill JJ Reddick. There's a Vernon carry rookie Hornets Cameron Johnson Joel and B. There's Cole Anthony on the red white and blue Go magic Pick is in the pick is in Rudy Gaye my Conley John Isaac gonna be a tough one guys who we're gonna pick here Don't want to be tough can't decide Aaron holiday Malik Beasley Isaiah Stewart red white and blue rookie There's a manual quickly nice one there nicks on the red white and blue Frank Kaminsky Maxie Claibor Bruce Brown Tobias Harris Toby Kyle Kuzma red white and blue Lakers Kuzma. That seems weird now Nerkich Daniel Thies and we have a red white and blue RJ Hampton for the Nuggets Select is sold out after this guys, so we'll get a go a random going Believe we're sold out all the way till crown crown is sold out. Never mind. We're sold out for a basketball guys Just got Star Wars left tonight and a 2022 Bowman Chrome sapphire last two breaks of the night can chase Jackson holiday or not Jackson holiday on Jackson Cheerio Christian Vecchero Good class there in the 2022 Bowman Chrome sapphire. It was a five box break All right guys, let's get box three going here J. J J. J. Why J billy J. J right actually they got all the J's up there a lot of J's a lot of J's Take us in What are who it's gonna be take us in Uh-oh excuse gonna start walking up like zoo lander I What what I didn't win Hansel I'm leaving it I'm leaving it. Alrighty guys. Let's get going on this one box three Multi-sello prism silver Lucanard. We got a green Dwight Powell Um Jaylen Smith on the rookie insert Nico mania Cassius Winston rookie. It's LeBron on the front of the pack LeBron on the horizontal Kobe tribute. Those are some popular cars, man silver Troy Brown got green rookie CJ Ella B Portland Isaiah Stewart Darius Badley Second tallest player behind Yao Ming Wow said seven six. That's big There's a silver Joe Harris. We got green Jeremy Grant's dominance and bead Bob Portis It's cool There's a silver rookie James Weisman. Nice one there warriors green Marcus smart. It's got to change his hair color now He's not on the on the Celtics anymore Malachi Flynn green Tyrese Halliburton rookie Jade McDaniels she'll sleep that jade McDaniels. He's pretty solid for the T wolves there got silver a D and Green rookie here Desmond Bain nice one there for the Grizzlies on the sharp shooter Precious a Chua Jaylen Smith rookie. There's Ant-Man. We found him there. Go T wolves came back for the quads and Edwards Yeah came back I'm trying to get big If you're a guy when he became a victor when If you were if you were in like someone like Victor's shoes were like you knew you're gonna be first overall Would that take away from the excitement probably wouldn't even go Our green Choy Brown, I think it would for sure Dwayne way, but like you're also So brandy I would almost like to think I don't know when I'm gonna be drafted. Yeah way if I'm like top It's like, oh It's like a shock, but I mean a guy like Victor. He's known for like five years. Yeah He's been he's been a talked about town for a long time. Yeah, he's huge silver de Rosent Green Ilya sova and we got an insert Kobe white and he can shoot. There's a mellow first rookie Lamello there Tyrell Terry also, what a ball crazy Right, you should not be seven six. What he does in there's seven five. Oh, he's short seven five I think seven six to shorty Silver is Lou Williams green miles Turner. We got dominance Kimba Kimba for the Celtics there Josh Green They're gross Jeremiah. We mean no surprise. I'm very surprised. I'm shocked Yeah, that may be the Most decided draft I've ever seen Like literally it was the the lottery was like the draft. It was like, yeah, that's true It's the wimby the wimby lottery silver white Chris Dunn Got Kira Lewis rookie emergent nice Pat Williams there for the Bulls I guess you're one be you're more excited for the lottery than you were for the draft Exactly like he figured out where he was going already That was probably yeah, what you're saying like he was probably more excited for that just seeing Where he's going like he he already knew he was going one. So Once he found out he probably got to Start house shopping all that silver Darius Garland green at Derek Jones dominant Zion Rodney Hood and a saving Lee Donny is shook it. That's correct Steve. I can't believe it. We got next guys. Is it scooter? Is it Brandon Miller? I heard woge says Brandon Miller.  He's going first. That's where he's going The same thing with Victor man.  Oh, sorry Peyton Pritchard Hero Lewis Red, white and blues now red, white and blues Bogdan Bogdanovich Howard Cassius Winston on the rookie red, white and blue Brooks Chris Dunn Tyler hero That's true. It MJ did just sell the other day. I was all that Jeff teague Nikola Yolkich Kelly Ubre. What seems to heal the whole Hornets Charlotte He sold like a his percentage which was like the controlling percentage I think there's a red white and blue coal second red white and blue coal for the magic It's still a minority owner. I got you legal. I got you There's burning Carrie rookie red, white and blue didn't know that Jeremy so Han likes it Says all right, bro. Let's get to work Joe Harris JJ Reddick. I'd probably leave honestly at this point I'm not gonna sit around for two hours. We already got this one. All right. Let's go party There's a butch of itch for the magic. Oh magic. Come on now, butch. Come back. There's a tail Maladon White bird Draft party. I think it's full. I don't see the spurs arena that full ever Bryn Forbes Niko manion rookie red, white and blue Yeah, what is this guy? They see a hype man because like he doesn't look very high But I reckon I don't recognize them Harold Mo Bamba. There's a Zeke Najee rookie red, white and blue on Iverson auto Porter John Isaac Hey, you guys got to get the get the predictions going here before the picks happen I'm thinking I'm thinking Brandon Miller. I'm just gonna go with woach Lonzo ball Alrighty guys box for prism cello. This is a dusty one Get a little thing going here halfway through. Good luck box for guys Got select H2 coming up next and then we've got mosaic all sold out And then we've got a case of crown Royale Alrighty guys. We'll get this one open again Get them all out Yeah, yeah, you guys just can't tell cuz he's always on camera, but he's always wearing George He's on the phone there. He is Brandon Miller. He's on the phone. It's got to be Brandon Miller He's on the phone with MJ right now Brandon Miller Ah, there it is There it is Brandon Miller pick to who's three now scoot got to be right Who even has three Portland Portland interesting like Portland was better than the three pick. All righty guys box for here Prism multi-sello Silver buddy healed. We've got green Matisse Thible and insert Anthony Davis team USA precious a Chua rookie Devin Vassel Caleb Martin Are you talking about a how about Jeremy Silhahn? He's got a little Dennis Robin in him and he paints his hair plays good defense. There's silver Evan Fournier green Joe Harris God Isaiah Stewart Denny Abdea rookie Russell Westbrook Yeah, that's something illegal. They've been talking about Blazers moving around a little bit should be interesting. We're uh, we're uh, we're up to that point if it is gonna happen Yeah, guys, so eight to go on stops chrome Star Wars get one full box the entire contents of one box in that break Bradley Beal green Daniel Gallin nice seven left. Sorry seven left in that Emergence or dominance Brad Beal Tyrell Terry Christian Wood Silver rookie this one's Jordan Nora for the Bucks we got a green Kobe white Zeke Najee insert Cassius Winston answer the calls until the until it big as in Interesting, I Mean you're basically trading scoot, right? So there's a silver job And green is Rodney Hood. He had a they had a printing issue on these cars. That's why it looks so weird It was all black on the top. So that is a green Rodney Hood Instant impact James Wiseman. They'll mall it on There's a silver of Norm Powell green and Jake layman got a Jalen Smith insert Hokushevski, I wouldn't mind the magic moving up, but I wouldn't want to pay the price to get just two or three spots up Honestly, I don't know that it would be worth it Right to get 6 and 11 and then Cole Anthony or someone Silver Chris Paul got a green Hassan Whiteside a dominance Paul George Daniel Ochu Roo Niko Manion rookie There's a silver Marcus Morris. We've got green Malachi Flynn rookie for the Raptors dominance jaw insert Obi-Toppen rookie Avery Bradley There's a silver Marvin Bagley got green rookie Sabin Lee pistons Devin Vassel Josh Green, there's a Pat Williams rookie base Grizzlies or Bucks the Pacers guy with the flamingos and stuff court side No, I've never seen that The flamingos is that you Jeremy? Are you the flamingo guy? There's a silver Jew holiday green Dame Lillard and silver impact of RJ Hampton Super like Parker.  Yeah, it looks pretty mean so I always have like shoulder pads on too, right? Oh Silver ant-man nice one here T wolves Silver ant-man he's second to last pack great hit T wolves Got a green clay Thompson Malachi Flynn rookie But then the house they got like yeah, he used to work with my dad Nice He's committed. Yeah, so how state fans can get a little crazy. Yeah There's a silver Kristaps porzingis got green a Lori marketing and Tyler hero To me is Ramsey and Lamello last rookie in the box there Alrighty last couple of red white and blues Okay going on select next ooh nice one there LeBron James on the Horizontal Kobe tribute great one there Harry Giles There's a Kenny Martin, Jr. rookie red white and blue window Carter Scoot Number three now, let's get the six now not worry about the rest. Let's get the six. There's Malachi Flynn rookie red white and blue What's that? Again, what's this first name? Grady Richard Grady. Okay. Yeah, Jake. Jake layman Brady John Grady Richard John Collins maxi Kleber got precious a chew a red white and blue rookie. There's a Devon vassal red wine blue rookie spurs Scoot Scoot Caleb Martin. I Feel like that's gotta be a champ when you like squirt big bucket I'm down There's obi top and red wine blue nice one for the Knicks April Bradley red white and blue two packs left guys. I sit on that silver ant-man right at the end a Couple LeBron tributes Aaron Baines Kemba Walker Bradley Beal Last pack got to Montess a bonus Shabazz Napier and Rodney hood Alrighty guys that will do it for a prison multi-sello. No hit recap there. We'll get right on to Select H2 appreciate you guys


This is your host to welcome you through the creaking door into the Inner Sanctum. Come in, come in. Tonight we're inaugurating a quiz. It's a cut-throat session called, Take It or Drop Dead. If I just tear off the top of your neighborhood mortician and send it to us by hair mail. This is our terror tune. If you could guess the correct title of our morbid Miss Erker, in one scream or less, here are the prizes you'll win. A brand new 1949 stainless steel, just a thing for whittling, and a handsome hand-tooled Florentine dagger, the knife without a conscience, and the Take It or Drop Dead grand prize. Inner Sanctum mystery, The Deadly Dummy, was written by Ed Adamson and Robert Sloan, and stars Mason Adams in the role of Steve with Elspeth Eric S. Clare. Let's get to tonight's... Oh, by the way, let me warn you, all references to ghosts living or dead is anything but coincidence. This is what happened to a guy named Steve Pearson. Why do you keep asking me the questions? Why don't you ask Marlowe? Ask him, Inspector, he'll tell you everything. I told you before, Pearson, Marlowe isn't dead. He is, he's in this room sitting right there in that chair. That's just a ventriloquist dummy in the chair.  You don't understand, the dummy is Marlowe. I can prove it to you, the dummy is alive, real. All right, all right, so he's alive. You think I'm crazy? Go ahead, Pearson. Let's hear the story, all of it, from the beginning. It began when I went to work as Marlowe's assistant. He was billed as the great Marlowe. The great Marlowe. His audience has always thought he was a wonder, but they didn't know him like I did. You couldn't please them no matter how hard you tried. There wasn't a meaner man alive than Fred Marlowe. I would have quit him right at the start of it, I hadn't been for Claire. I only stayed because of her. Claire, she was warm and wonderful. And she was Marlowe's wife. Ah, Steve. Claire, Claire, you gotta come away with me. Wouldn't do any good, Steve. He'd follow us wherever we went. You know him, he'd make our lives miserable. Oh, we can't go on this way. How much of this can we stand? We don't have to go on this way. What do you mean? You really love me. Claire, we couldn't do a thing like that.  We're doing a thing like that. It isn't hard when you really hate. When you really love... Somebody will find out. They always find out. Not the way I've planned it. Ground glass. You'll drink it. But how? He'll know. No, you'll never suspect. He'll be during his act. That part where he drinks the water while the dummy whistles. You handle his props. All you have to do is put the powdered glass into the water pitcher before he goes on. He'll pour the drink himself. Yeah. After he goes off, you can wash out the pitcher and the glass. There'll be no evidence. You do it, Steve. When? Giving his last performance at the Lido on Tuesday. Tuesday? It'll be Marlowe's last performance anywhere. Everything set, Steve? Yes, Mr. Marlowe, everything is set. You made sure the water in the pitcher last night. You almost forgot about that. It's in there now. I made doubly sure this time. All right, P.D., let's go. Ready, Marlowe? There. Yes, friend? My last performance here. Aren't you coming out to watch? I'll be along in a moment. I wouldn't want you to miss it. We're going to be really great tonight. How do we, P.D.? You said it, Marlowe. Tonight, we're going to knock him... In the wings while Marlowe went through his act. It seemed like ages. Like it never gets to the part we waited for. Then finally... He ain't talking about drinking. I'm a little thirsty myself. That was the cue. Now he was coming to it. Do you want to join me? Oh, why you damn... A silent scream shook in my throat. Suddenly, I didn't want it to die. Hating of me, it wasn't enough reason for killing him. I wanted to stop him. There's a scream in my throat begged for release. And then I felt Claire's hand written right. I turned to her smile, smothered the cry within me. Her hand tightened and pulled, and we walked away from the stage. Sent your wife for one, Marlowe.  It won't bother you. I'm dying. Yes, Marlowe, you're dying. A person helped me. Nothing can help you now.  The doctor will save me. He won't let me. There won't be any doctor. What? Claire didn't go for one. Hey, she hates me. You and Claire... Drank that water back at the Lido tonight. There was ground glass in it. Ground glass, so finely powdered. You couldn't see or feel it. P.G.  B.A.M. at heart. What? A real... What is this? Oh, that death bed scene of Marlowe's. Right off the cob. I thought it was quite good, B.D. Oh, strictly amateur night, strictly. Marlowe. Marlowe, you... B.B.D., I had beers and believing. But it can't be. You drank that water. I saw you. Yes, I drank that water. But you're all right. Marlowe, you're killing our friend Steve with suspense. Come on, give him a break. Somehow, he had switched the container of ground glass I had bought. He let me leave his hotel room without another word. I didn't know what to do or what to expect. I waited. Three days went by. Then he sent for me. Sit down, Pearson. I'll be busy packing a trunk. I sat there waiting. The dummy, P.D., was popped up on the table as perpetual grin, marking my fee. Our friend looks kind of uncomfortable, Marlowe. Really, P.D.? Why did you send for me, Marlowe? Clara, our sailing for South America tonight. I suppose you're curious. All right. What are you going to do? Nothing. Nothing. I just wanted to tell you about Claire, Steve. She's poison. P.D. never did like Claire. Marlowe's a sucker for that, Dame. I guess she never told you that she tried to have Marlowe knocked off before. There was another guy had the job before you. Claire fed him the same line. She's a basket. She'll be back soon. Claire wants Marlowe's money, but not Marlowe. Just using you.  She'd give you the go-by so fast.  You're out of her class. She wouldn't want you in a minute.  Remember?  I couldn't stand it. I had to stop it some way. I felt along the table behind me. The hand came across the heavy glass ashtray. I gripped it tightly, then brought it up from behind me. He slumped to the floor. The grin was still on his face. I bent down over him. He was breathing. I hit him again. Marlowe was dead. You shouldn't have done that, Steve. It was the dummy talking. I heard him. He lay on the floor. I had crushed him into a hundred pieces. But they were his words, his voice. You can't get away with murder. You'll see, Steve. He did talk. Steve, it couldn't be. But I heard him. He talked to me. Claire, he talked to me. Steve, get hold of yourself. You shouldn't have done it. If you'd only waited, we would have found a safe place. Someone's at the door. We can't open it. Got? His body on the floor. They'll see it. Here, help me. I come for the trunk, lady. Oh, there must be some mistake. Well, that's a trunk, ain't it? That's what I come for. Mrs. Marlowe said you're mistaken. Look, Mr. I got an order here. See? One trunk, number 3468. That's the number on the tag of this hit trunk. Now listen. The order says this trunk goes to state room 3D on the Tragania. That's what it says. Tragania sales tonight. Now do I take this hit trunk or don't I? Yes, yes. I'm sorry. That was our mistake. But, Claire. Please, take the trunk. Okay, lady. Forget it, Mrs. Giseke. How about one of your two holo... See, Steve? See what? That is a way out for us. Your body won't be found here and we're safe. Now he's gone forever. Nobody will ever know. It's him. Now you can believe me. Steve, what? Tommy was prompted against the closet wall. He looked at me with the same evil grin as the one I had crushed to pieces. Locked in fiber of him. I'll burn him to a... Believe me, he didn't talk. It's just your imagination. I'm not crazy. I heard him. So did you, only you're too afraid to admit it. He couldn't talk without Marlowe. Marlowe would have to be alive for that. Tell me, just speak. What? Marlowe would have to be alive. Do you know that? Yes, yes, that's right. What's the matter with me? Yes, he would have to be alive. You see, it was just your imagination. Then Marlowe isn't dead. Oh, now Steve, please. He wasn't dead before you put him into the trunk. He just wanted us to think he was. Steve! I didn't kill him. He wasn't dead. That's why the dummy talked. Marlowe can do tricks like that. Come on, Claire. We've got to hurry. No, wait, wait. We've got to get there fast. Claire, Steve, what are you talking about? Marlowe stayed room on the boat. He'll be there in the trunk. I've got to make sure he's dead. 3-D, there's Steve. Steve, we shouldn't have come here. I said give me the key. Don't, Steve, please. Don't open it. He is dead and there I know. Give it to me. I was in there motionless. When I touched him, he was cold. Marlowe was dead, all right. But there was something else in the trunk with him at his feet. And the same grin was on his wooden face. Hello, Steve. I knew you'd come. I was waiting for you. Here, Steve, drink this. You fainted. You are right. Marlowe is dead. Dummy, I heard him speak. No, Steve, it's just as I told you. You only heard it in your mind. He didn't really talk. Oh, Claire, Claire. Well, those things happen, and now it's over and you'll never hear it again. Can you get out? Yeah, I'm all right now. We've got to get off this boat before somebody sees us. I ruined everything. No, we're still safe. Nobody knows we came here. You go first. That'll be the best way I'll follow in a moment. Yes, I'll meet you on the pier. All right. How do you do, ma'am? Oh!  My name is Igginsman. I'm your steward. Just stop by so we'd know each other. You were too late in getting out of that stable. That steward would remember Claire. Steve, what are we going to do? There was only one chance. With Marlowe's body in that trunk, there was only one thing we could do. I had Claire ring for the steward. Have the porters come for our trunk and take it to the pier. Oh, I'm sorry, Mrs. Marlowe, but that won't be possible. What? Well, in the excitement, ma'am, you probably didn't notice. What are you talking about? Our departure. We sailed 20 minutes ago. We had walked into a trap of our own making. A trap that was snapped closed on us by a dead man. Marlowe was a cold corpse in that trunk, but we were held by his invisible grip. Steve, there's still a chance we can get out of this. You mean if his body isn't found in that trunk? I'll arrange it so his body will never be found. We'll do it tonight when the deck outside is dark and deserted. You'll see, Steve, we'll be really rid of Marlowe this time. You'll see. Early in the evening, a storm came up and grew worse with the passing hours. About 11 o'clock, I made a careful check of the promenade deck outside the state home. It was completely deserted. We supported Marlowe's body between us and carried it toward the darkened space at the end of the deck. In the morning, I'll report my husband is missing. I'll ask a lot of questions. I'll have all the answers to the way we planned it. I'll tell him how he often gets up at night to go for a walk. And the dizzy spells. Yes, now that it is dizzy spells, that's how it must have happened. Now, the terrible dizzy spell, it fell overboard. Meantime, Steve, you'll have to hide. I found a place I'm one of the lifetimes. We'll meet every night. Wait, wait. What is it? I thought I saw somebody down that way. I don't see anyone. It was probably just a shadow. Come on, let's get this over with. You can help me lift him to the rail. He's gone, Steve. Yes, Claire. That's the end of Marlowe. Now he can live, really live.  Will I kiss you? Come here. Oh, Steve. Oh. I beg your pardon. I'm sorry to interrupt. I'm looking for someone. I thought he might be with you. There was no one with us. No, we're alone. I see. I thought I saw three people walk over here. No. It's so dark. I must have been mistaken. Yes, it is dark. The man I'm looking for is Mr. Marlowe. What? You haven't known him? My name is Marlowe. Then you're the gentleman I'm looking for. My name is Ralph Kramer, Mr. Marlowe. Are you all right, Mr. Marlowe? Yes, yes. I'm fine. Why? I just wanted to be sure. By the way, I received your letter. Letter? Don't you remember? Uh, no, not exactly. Oh, I can understand.  Well, just to refresh your memory, I'm in charge of entertainment here on the boat. I found out last week that you had booked passage. So I wrote you asking you to consent to be one of these features in our theatrical. It's about a night. And I replied... You've got to keep trying. There isn't much time left. It won't work, Claire. Well, it will. You know Marlowe's act. You've understudied him, remember? I know, but I can't... Come to you, darling. I'll just keep trying. Go on, Steve. Please, try again. All right. Tell me, Petey, don't you and your girlfriend, Phoebe, ever have a difference of opinion? Sure, Marlowe, but I wouldn't dare tell her about it. Oh, you see, Claire, it's no good. Are you doing fine? Don't tell me. I know it's rotten. Tell him I'm not going on. Steve, it means our lives. You've got to go through with it. Sure. You can do it, Steve. I'll see you through. Claire. What's wrong? What is it? The dummy just talked, and I didn't do it. You can do it, Steve. I'll see you through. You heard him, didn't you? No.  Mary said something again. You didn't hear that either. Oh, now, Steve, don't. You've got to pull yourself together. Dame can really play angles, can't she, friend? Yes, she really can. Who are you talking to? You know who I'm talking to. You know all about it. Go ahead, Steve. You tell her. You were making that dummy talk, Claire. It was you all the time. You don't know what you're saying. You're trying to drive me crazy. That's why you're doing it. You know what Marlowe said about you was true. You were just using it. No, Steve. You wanted Marlowe dead. You wanted his money.  Steve, don't look at me that way. No, I can see you for the first time. What you're really doing. Don't you come near me.  Because that's what you are. Something inhuman. No, stay away. Something mean and vicious and bad. Please. Please. Tighter and tighter. Nails digging deep into the salt brush. The color slowly drained out of her face. Gas, but then she stopped moving. She was like a rag doll in my hand. I stood there holding her lifeless body. Then after a while I heard a knock on the door. Miss Marlowe. Miss Marlowe, it's Ralph Cramer. Mr. Cramer? It was Marlowe. I tried not to look at them. Come on, Steve. The dummy whispered to me. Come on. I want you to meet the folks. I am folks. Talking about her, we've got to get back. You give us a lawyer's name and we'll call her. I don't think the lawyer would do me much good now. It's up to you, Pearson. Okay, Robert, just take him downstairs. I don't suppose you'll need me any longer, Inspector. Just one question, Cramer. What is that? Why don't you hear the dummy say that night when Pearson tried to go through with Marlowe's act? Oh, the dummy didn't say a word. Pearson was up there on the stage talking to himself. He just couldn't help double talking himself into a knot. The kind of hangman ties. Now he's in a grave condition. But it's his own fault, you know. His dummy done told him. Because he figured two dead heads are better than one. Well, anyway. Yes, as we say here in the Inner Sanctum, the end always justifies. Ha ha ha ha ha ha! The film is heard each week in the United States over CBS, the Columbia Broadcasting System. And has been rebroadcast for servicemen and women overseas through the facilities of the United States Armed Forces Radio Service, the voice of information and education.


We've been tricked into buying useless cold medicine, at least since 2006. That's when the FDA said the ingredient that made cold medicine actually work couldn't be sold over the counter. So drug companies put this one in its place. Now people have been suspicious for years about its efficacy, but recently a committee of experts voted unanimously that it's completely ineffective. So what happens now? Essentially nothing, at least not until the FDA officially decides that manufacturers have to pull them from the market, which could take a while. In the meantime, if you need decongestion medicine that's actually effective, you can find it behind the pharmacy counter.


You too team keep it clean what's going on is engraving here with another video and in this video We're here to talk about the game versus the Packers and the Cowboys and a big fact in this game Big fact in this game Somebody when I did my Cowboys and Packers prediction and I picked the Packers to win and this was way before this news came out But somebody in the comments section they say engraving One thing that you forgot to mention something that's gonna be huge for the Cowboys in this game Is that they're gonna be getting Sean Lee back now? It just came out a couple of minutes ago that Sean Lee will not be in this game So that I already felt like the Cowboys were gonna lose this game, but I feel like not having Sean Lee another week Is gonna just bring it brings their chances down even more. They said Sean Lee is still gonna be sitting out this week Due to his hamstring injury. So that's very Unfortunate for Dallas Cowboys fans because he is a dude is nice the dude is nice But that's one thing about Sean Lee that has been with him throughout his entire career He's always hurt. He's always hurt always hurt heck of a player heck of a linebacker nice tackler He got some nice hands to he got a nice set of hands very aware Great on the field sideline sideline Everywhere. He's a great player great linebacker But his only his downfalls that he just can't stay healthy for nothing in the world man He can't stay healthy for anything in the world and that's that continues to be his problem Over and over season after season after season after season after season after season And it's unfortunate it's unfortunate. This is obviously a big game in the NFC We got two potential playoff teams. These two could end up facing each other at some point In the playoffs, you never know you never know and depending on this game This game could end up being a tiebreaker You never know because the winner of this game could end up getting homefield advantage If these two teams do play each other again in the playoffs, you never know But the Cowboys not having Sean Lee it doesn't help their chances at all It doesn't help their chances at all now while I still think they do have a shot I mean it's any given Sunday any team that steps on the field has a shot at winning but I feel like the This just helps and Rogers and that packers offense keep going especially with them getting um Devonte Adams back to They are gonna probably be without time on gummary because his ribs still messed up or whatnot But I think this definitely helps it opens up the middle of the field that much more because you don't have Sean Lee patrolling the middle of the field like he usually would since he's gonna be out so Sorry Cowboys fans. I know not having Sean Lee is a tough tough blow man That sucks and trust me as a Ravens fan We know all about injuries all about injuries but anyway look forward to still watching the game and hope that it's a good one and Again, I appreciate you all watching. Thank you Make sure you leave a like on a video if you haven't subscribed to the YouTube channel if you haven't already too And I know I didn't introduce myself But let me do that while I'm on my way out me I'm engraving vids and this is my YouTube channel engraving vids and I'm a Ravens fan And you even though I'm a Ravens fan We talk about each and every NFL team on this YouTube channel So if you're a Ravens fan if your Cowboys or Packers fan if you're just a fan of football period Make sure you subscribe because we talk about your team at some point or another Make sure you subscribe to the YouTube channel leave a like on a video if you haven't done so already and turn your notifications on So every time we go live like this and anytime the videos go up like they will Then you can be notified first and come through anyway appreciate y'all happy Sunday. It's football day, man I see you all in the next video. I'm out


Boilermakers, control the tip. They swing it. Side, and birds right hand. Oh, that in. Excellent execution, and you see the mantra force. One guide, and the net's always there to support each other. Excellent view through to possession. It's at 3, and he rips it. From a coaching perspective. Nate follows, checked in for Butler, number 51. Deeland Martin coughs, didn't jump hook. Baseline rattled it in. One time, you see the hook? You see the hook, the rubble. He came out of the womb with that shot. Now Hoss posts it up. Got Fowler on his hip. Drops down. Glass head in, the big man with the soft touch. And the nine of the pants. First basket for the George Washington transfer. Baseline, Carson Edwards, and it's good. Joy Brunk is checked in, number 50. Baldwin, mid-range. And this time, he finds the bottom of the net. This one. About to die. Nathan. Matthias. Got a nice jet. David crosses over to the whole edge. Checked it out of bounds. Arm says, not in my house. Chris and David, that time was unsure. Really, what he wanted to do. Pass it, shoot it, get by. It's a reason why. Edwards up top. Boom. Vinnie. First time. Carson Edwards may try to do this by himself. If he can get it back, climb to three. Man. Fowler, makers. Thompson down the lane, the kick. And it's Edwards with the offensive rebound. Quick turn to the button. Well, knocked away Thompson. We'll track it down. Watch out. Two-hand jam. Time out. 44 to 25. Now, Jorgensen. Inside, Nate Fowler. And the first layup goes down. That's what someone from us, and that's the thing, because if the guy beats you over the top, you can test each other. Dias. It's got a quick trigger. Edwards deep. Pure. He didn't pass it five times, Mom. Side line diminishes a little bit more, because you trust the guys who report. Inside, Haas. Great position. Beautiful. Big jump. Games, including a season best, 59% against Youngtale State last Saturday. Jorgensen with the steal to the hole. Off the glass, and in. He's making the right calls, and he's not domineering. You know the airwaves, you know what I mean? Here's Haas. On fire. Jorgensen spinning. Kicks it. On the move. Done by Butler. Creating opportunities. Off the turnover. 63 to 46. Basketball brought to the great state of Indiana from Springfield. Jorgensen. Wideman. Butler fans on their feet. 67-55. We know who you call it, right? Jimmy Jackson. And a steal. P.J. Thompson's pocket. And look at the bulldog. Seven. A lot of time left. Jorgensen. Jorgensen has exploded in the second half. He had two at the break. He's got 15 now. Guarded by Baldwin. Be careful, Baldwin. Fourth in the Conference and steals. Haas just pinned his man and jammed it down. A foul in the fourth. Listen. What a luxury. See that little bump right there? Final in the Crossroads Classic. 82 to 67. Perdue defeats Butler. All right. At one point you were up by 26. So there's always learning lessons. So what's the learning lesson of that comeback that you were held from? We just got careless. I thought they picked up their intensity. And their pressure was much better. And we just got careless with the basketball. But give them credit. They're a good program, a good team. They had a fight to them there in the second half. And it is a good learning lesson. When you get a lead, you've got to be able to maintain it so the game doesn't get close. It's obviously not ideal with Isaac Haas getting in foul trouble. What's the dynamic of him trying to find a rhythm playing without him? Well, he just had such a careless foul to start the game. You know, he's got to be able to stay on the court for us. Just stay big if they score over and they score over him. But he's so hard to guard. And it really spreads the court for us. So we need him on the court. Finally, five guys in double figures. What did you see from Carson Edwards to point him out here today? Well, I thought he did a good job of picking the spots. He had a couple of opportunities where he got a little bit too aggressive with them. But he did a good job of picking the spots. And that's what we need him to do. Just stop. We're on the defensive end. And then be aggressive on offense. Thank you.


Good afternoon everyone. I hope everyone is enjoying the conference as much as I am. My name is Ramito Gonzalez. I'm with the Center City Development and Operations Department with the City of San Antonio. We have the luxury and privilege of being tasked with the redevelopment and activation of downtown San Antonio. And for everyone who calls this place their home, you know how great our downtown is. The fantastic assets that we have, the Alamo, the Riverwalk, our fantastic cultural assets, our beautiful historic building stock, it makes it a fantastic place to visit. Our goal, our mission is to make it a fantastic place to live, to make it a fantastic place to work, to spend time with your family downtown, not just for our visitors, which we're always happy to see. But we want to bring the residents back. We want to bring the locals back. And so we've made some great strides in the past few years at that mission. The challenge though, which will be discussed in this segment, is how do you make a place that is that livable, that walkable, and make it accessible to everyone? Make it a place that is affordable. Too many times we find that it is a kind of either or set scenario. It's either walkable or it's affordable. And so I have the pleasure of introducing today a man who's figured it out. For over 20 years, Robert Chapman here has been developing exactly that kind of concept, mostly in the southeastern part of the United States and Arizona. He's the founder and managing director of traditional neighborhood development partners, as well as a number of other enterprises that are focused on real estate development and finance. He's also one of the original signers of the Charter for the Congress of New Urbanism. He still serves on the board today as well as a number of other boards and commissions that are focused on the principles of new urbanism. So with that, help me welcome Robert Chapman. Thank you, sir. It's really great to be in Texas, really one of my very favorite places. I guess I've been here 15 or 20 times, but my ancestors are from Texas on both sides of the family. And at one point I went to the state capitol in Austin to research one of my ancestors who had served in the legislature. And I wanted to know what he tried to do when he was there. And they didn't have a lot of information, but they showed me that he had introduced two acts or two bills. And the first bill that he introduced was that workers in Texas had to be paid in money, meaning they had to get paid in money. I don't know how else they were going to get paid, but I guess it could have been store credit at the mill or something like that. And the other law that he introduced was that merchants had to have scales that were accurate. And I went on and looked in the record and both bills were almost unanimously voted down. Nobody voted for those in that day. I guess it was just too liberal. But being here today, I'm totally encouraged. You guys are completely on the right path. I mean, I've heard everything that I believe about new urbanism and smart growth and walkable urbanism. And you've got the right information. It's really a matter of implementing it. One of the first things I heard when I visited Texas the first time was if a Texan allows you to entertain them, you have a friend for life. Well, it's going to be hard for me to entertain you more than what I'm doing now. And I think they were really talking about inviting you to a barbecue or having dinner or something. But if you ever get to North Carolina, we're in Durham and we'd love to see you. There's nothing I enjoy more than touring people in our town, which is really bounced back from pretty... Well, I don't want to be critical of my own town, but it's very alive now. It is one of the hot places to be. And it's fun to be working there. I reworked my slideshow a little bit in the last three hours because I was very impressed by the first speaker who was talking about the bikeways and greenways in Seattle. And I wanted to share a little of my belief and experience in that regard before I got into the hardcore development. And before that, even I wanted to talk about something which we'll go ahead and put it up, which is called tactical urbanism, which is what can individuals do now to begin the process of creating change. And tactical urbanism is short-term actions for long-term change. And they're applied to what William H. White described as the huge reservoir of space yet untapped by imagination. Imagination is really the limiting factor. And here's some great examples of tactical urbanism that have happened around the country. These are all in a book which is called tactical urbanism published by Island Press, turning a parking lot into a town square, closing a city street. This is Harold Square in New York City and making it car-free. The first effort at Build a Better Block in Dallas. And actually getting out at night, and you saw some other examples of this from Seattle with your paint line marker and fixing your street. Paint's pretty cheap. This all leads to something called the walkable city. And a friend of mine named Jeff Speck wrote a book called The Walkable City. And he talks about the benefits of a walkable place. And I'm going to, if you'll bear with me, I'm going to really switch over and read something that I put together about this. The economic advantages of a walkable city are described by Jeff by saying that many cities ask the same question. How can we attract new jobs, new residents and entrepreneurial talent? And how can we keep our children from leaving? The answer, of course, is to provide the sort of environment that these people want. Recent research clearly shows that the two largest generations in American history, the baby boomers, 51 to 69 years old, and the millennials, 18 to 34 years old, have a growing and significant preference for walkable urban places where today the demand exceeds supply. Cities offering walkable urban places will be at an advantage by attracting millennials and baby boomers to live, work, walk, shop, play and become citizens. Building walkable places is better for our economy. Epidemiological. I saw a display outside from the Robert Wood Johnson Foundation, which has been running a project for about the last 10 years. It's headquartered in Chapel Hill, North Carolina called Active Living by Design. And their mission as a company is to improve the health and healthcare of all Americans. And they think a huge part of that is the way we've built our cities. Quite simply, walking in walkable urban places are healthy for us, and suburban drive-only places are unhealthy for us. Evidence from the Center for Disease Control and many other research groups is clear.  If the trend continues, the youngest generation of Americans will likely live shorter lives than their parents for the first time in our history. Living in walkable places is better for our health. Environmental. The carbon footprint per capita in walkable urban places is lowest, and in suburban and ex-urban places the highest, according to the EPA and other studies. Living in walkable places is better for our environment. When will people choose to walk? According to Jeff in walkable city, only when the walk is one useful. What makes a walk useful? Ample housing, offices, shopping, entertainment, schools, churches, recreation, parking price correctly, and other walkers. Two, safe. When crime sometimes is a concern, for most pedestrians, the bigger safety threat, excuse me, while crime is sometimes a concern, for most pedestrians, the bigger safety threat is motor vehicles, often speeding. The key to making a street feel safe is keeping cars, trucks, and buses at reasonable speeds and protecting pedestrians from them. This is achieved by meeting the following ten criteria. One, a network of many small blocks. Two, the proper number of driving lanes. Lanes of proper width, 10 feet or less is safest, avoiding one-way streets. Limited use of turn lanes, avoiding swooping street geometries, including bike lanes, parked cars between traffic and pedestrians, continuous shade trees, and replacing unnecessary signals with four-way stops or roundabouts. Three, comfortable. Pedestrians feel comfortable when there is a sense of enclosure created by the buildings on both sides of the street. Urbanists refer to it as an outdoor room. Ideally, buildings are at least as tall as the width of the space between them. This comfort is created by streets shaped by buildings, no exposed surface parking lots, parking behind the buildings along an alley, street trees, and rare curb cuts. Number four, interesting. There needs to be something interesting to look at for people to find walking rewarding and entertaining. How did you achieve this? Through windows and doors that open retail storefronts displaying activity, no blank walls, no exposed parking garages, avoiding repetition, no single architectural solution should occupy more than 100 feet of sidewalk if possible. Here's another list. I collected this about 15 years ago from a traffic engineer named Rick Hall, who does a lot of the new urbanist projects around the country, starting with Seaside. And he presented this as a David Letterman Top 10 list, but I'll just present them all at once. Number 10 on the list is narrow streets, nine street trees, eight low traffic volume, seven sidewalks, which really surprises a lot of people. Most people would have put sidewalks first. But I think Rick has a good argument that sidewalks are not the most important thing. More important would be interconnected streets, on-street parking, lower traffic speed, mixed land use, buildings, fronting streets, and the most important is small blocks. I know that's a problem for a lot of towns in Texas. I've seen some towns here where the blocks are 1,000 feet or 2,000 feet on the side. I think they were designed so that everybody could have a full-size farm behind their house or something. This is a study that you can download from the, you can Google it. It's a really interesting study that was done by Peter Swift, who's a new urbanist traffic engineer out of Longmont, Colorado. He analyzed 20,000 traffic accidents and correlated them to two other types of events. One was the number of injuries, the relationship between the number of injuries and the widths of the street. The other was the time saved by the fire department and emergency responders because their streets were wider. And what was determined was that a 40-mile-an-hour street had twice the number of injury accidents as a 20-mile-an-hour street, that on a roadway with an average travel speed of 40 miles-an-hour, a reduction of 2 miles-an-hour, 5%, reduced crashes by 10%, serious injury crashes by 14%, and fatal crashes by 19%. This is an even scarier chart, and this is something that was talked about by the first speaker, is what happens if you get hit by a car going 40 miles-an-hour. You have an 80% chance of dying.  And at 20 miles-an-hour, you've got a 95% chance of surviving.  According to the international fire code, there's no such thing as a street, or an avenue, or a boulevard, or a lane, or an alley. The only thing that exists is a fire equipment access road. And all fire equipment access roads in the world must have 20 feet clear within the parking zone for fire trucks. This particular graphic shows that, in fact, you can get away just fine with parking on both sides and 24 feet clear. And actually, if it lives for its sake, I don't think anybody would have any problem with the fire truck putting its outriggers out and crushing those two cars. But we can't build a 24-foot street. Our minimum is now 34 feet. And we will have twice as many fatal crashes on a 34-foot-wide street as we will on a 24-foot-wide street, based on all the research that we've seen. The CNU has made it one of its main objectives this year to reform the fire code. And I know they've worked with the fire chief in San Antonio and gotten good results. But a lot of the other fire chiefs are not in any way interested in narrow streets. They want big, wide streets. And unfortunately, as the lady from Seattle was saying, they're the ones who have to go to the, often are the first responders, to these terrible accidents that happen because of high speed. This is something real quick I want to run through, road diets. These are some animations done by a friend of mine named Steve Price, who shows what you can do to a really crummy old four-lane or anywhere in the country to turn it into a place and make it safer for cars. And I'm just going to run through these one at a time very quickly because they're all animations of how you turn a high-speed thoroughfare into a boulevard or a street or a place that people want to be in. This is the kind of thing that good zoning, good development regulations makes possible and even causes. And later on I'll show you some examples of where it's been causative. But these are all street diet programs where you're turning four-laners into two-laners or three-laners, adding bike lanes, adding transit across the country. And you end up with a place that's more delightful and safer and more desirable and the real estate is more valuable. And people want to be there instead of fleeing to go somewhere else. So, I mentioned CNU. I'm on the board of the Congress for the New Urbanism. We had our annual Congress this year in Dallas. And next year or this spring it's going to be in Detroit. I highly, highly recommend that everyone here log on to CNU.org. As soon as you can, look at the new website. I've taken some screenshots from the new website. But it is a wealth of information. And the thing that CNU has going for it is that it really is the only national organization that involves all the disciplines. The point of CNU is the common good. Unfortunately, to some extent, the point of the AIA is to promote the architectural and profession and protect it. Certainly the point of the ULI is to help developers make more money. The engineers groups are to promote the interest of the engineers. The APA, the Planning Association, which many of you are involved with, is focused on its profession. But CNU includes members of all these professions. It's got about nearly 2,000 members now. And typically between 1,500 and 2,000 come to the annual Congress. And I very much invite you to come. The picture there is of a project that I was involved with in North Carolina. My partner, Bob Isner, was the developer called Southside. And it is an amazing turnabout. It was an abandoned vacant land near a railway switching yard. And it has now not only become desirable and affordable, to my knowledge it's the most racially integrated community, new community ever built in America. It's right at the same demographic as Guilford County, North Carolina, which is 50-50 between white and African American and other minorities. So these are from the CNU website. Please look at it now to the main thing we came to talk about, which is being a developer. Here are the things I've been involved with. We built a new neighborhood for Duke University. It was affordable. We sold houses for $99 a square foot and $101 a square foot and $140 a square foot market. There were no limits on the resale appreciation of those houses. And so those houses are now worth $300 or $250 a square foot because we didn't have enough. We were only able to build 65 units. People go there. It's right next to Duke's East Campus. And they say, well, I went where you asked me to go and I got there and there weren't any new houses. And that really made me feel great because that was our whole goal. I have a theory which nobody else in the world, I think, agrees with, but I think it's true, which is good architecture is free. Putting the window in the wrong place costs exactly the same amount as putting it in the right place. It's about balance and harmony and proportion. Having a bad detail on a house uses the same amount of material as a good detail. So it's a knowledge-based development. This is a project we did out in Arkansas for a small college called Hendricks College in Conway, Arkansas. They wanted to have a college town next to their campus and we were able to talk the state of Arkansas into building the first two roundabouts on a U.S. highway that they'd ever done. Now there are hundreds of roundabouts in Arkansas. They've gone roundabout nuts out there. One of the things on this picture at the lower roundabout was to get from the campus to the gym. The mayor insisted that we have a tunnel. Generally, I hate tunnels because they generally are scary and they generally smell bad and people just don't like being in them. But I was out in Denver for the CNU that was in Denver a few years ago and saw a tunnel that an artist named Christopher Janney had created an experience called the Harmonic Passage. We hired Christopher Janney to come in and with sound and light create a puzzle that you can solve by pushing buttons. So far, 124 people in the last eight years have solved the puzzle. It has something to do with a nearly extinct woodpecker in Arkansas. I don't know the exact answer to the question, but anyway, our project made the front page of the New York Times above the fold. Those are student dorms. But downstairs we have a Panera Bread and a really great pizza place and a bank and a bookstore. One of the challenges was to hide a super wallmark that was on the edge of the property and restore a creek. And we were lucky enough to get Southwestern energy from Houston to put their regional headquarters here, build a building which ultimately the college will own, and then have them restore what was going to be, according to the original engineering plan, an LA River, a 100 foot wide concrete lined ditch. We turned it back into a wetland with native species and it has two classrooms in the wetland. Good detailing, reclaimed wood from the... reclaimed cypress from the bottom of the Arkansas River, native stone, recycled brick. Houses where you can stand on the sidewalk and speak with somebody sitting on their front porch. This is something we did in Durham. It's now called the Innovation District. The first building has been built. This is one in Chapel Hill which is called Windmore and we had the only low-income housing tax credit financed apartments in a high-end neighborhood ever done. We had 100 apartments right inside the development. You can't tell which ones are the low-income or the affordable units. We also had about 60 units which are small houses which the town had the idea that that was their contribution to affordability was to require a certain number of houses that were 1,000 square feet or less, and that turned out to be very popular. I have a friend who lives there and I said, what do the people who bought the expensive houses there think about living in the neighborhood with the people who are occupying the low-income housing tax credit units? He said, well, you know, Bob, we call them neighbors. That was a pretty good answer as far as I was concerned. This is a project I did in Florida. It was all affordable, 100% affordable to people making below 60% of income which was made possible by being able to issue tax-exempt bonds. Our first phase, which is the phase I did, was 434 units. We set the all-time record for the Orlando area with 65 move-ins a month, and we had a 90% retention rate at the end of the first year in a market which typically had to replace every tenant every 11 months. And so it was about a better house for less money in a better location. This is some student housing out in Arkansas at a university called Harding. And this is the project I mentioned in Greensboro called Southside. Those are live-work units where you can have your own business in the apartment. You can live on the upper two floors. You can live on all three floors and not have a business. Or you can live on the top floor and rent the second floor, whatever you want. This is called a flex house. It's a very good idea, except for people who want a business that depends on walk-in traffic. Because they're typically in the core of a neighborhood and you don't have the volume of traffic to support restaurants, but it's great if you have an insurance company or an advertising agency. And for some reason, they end up being incredibly popular with hair salons. This is a new project we're doing in downtown Greensboro called Union Square at South Elm. This is a master plan that we did for Duke University for 120 acres between their two campuses. Duke has a West campus, which is, when I was at school there, was all men and an East campus, which used to be all women. They're now fully co-ed, but the in-between was an old mill village. And gradually they put some very substandard student housing there and a few other leftover odds and ends. And so our idea was to build a whole new city town there. This is something Duke has asked us to do recently, which is to do a pocket neighborhood on their campus. This is designed by Ross Chapin of Whitby Island, Washington. And Ross talks about something called the Scale of Sociability, which is 12 to 15 units facing a common green, which is all about neighborliness and walkability. This is the most fun thing that we've been involved with lately is buying old properties in downtown Durham that were, well, when we got started, they were all abandoned. Now we can't afford to buy them anymore. But this was a little Sinclair station. It became a coffee shop called Coco Cinnamon, which somewhere ranks coffee shops. I don't know who it is, but they were ranked the eighth best coffee shop in America by the coffee shop ranking website. And anyway, it's a great thing. Rain or shine, people are there. Across the street was another gas station. This was a golf station. This was recently listed in Southern Living Magazine as one of the 10 coolest places in the South. I guarantee you that nobody who ever went here, ever looked at Southern Living Magazine. But anyway, they wanted to be affiliated with this place. This is a... It started out as a 7-up bottling company, and it's become Full Steam Brewery, which has started a brewery avalanche in our town. They were the first. We now have, I think, six or seven. And we just got our first two distilleries, one of which is in our neighborhood here. We're trying to counteract that. Here's another bar. This is a music hall in an old Chrysler Plymouth, in an old Lincoln Mercury dealership called Motorco. A 1930s hotdog stand was revived and reopened, and people love it. This is a building that we have that is used for events. And we try to counteract all these distilleries and bars and breweries in the neighborhood by having a very successful CrossFit gym. And so people can stand around drinking, watching the people running up and down the streets. Anyway, yoga, a pottery kiln and display store, a legitimate theater, which does mostly new plays that are never, they're usually premieres, and a pretty amazing place. A recording studio and guitar sales shop. And the thing that got this all started was my wife, who is in the back, started a charter school, and most of the parents were very leery of coming to this part of Durham. But having those 300, or initially was 150 parents a day come in to pick up their kids and drop off their kids, created traffic, which helped the first restaurant get started, and once that happened, it just took off. This is a group that I'm a member of called the National Town Builders Association. There are about 40 developers. We have a couple of people from Texas Senate. And we travel all over the country visiting other projects. I took these pictures a year and a half ago in Chattanooga, our fall roundtable, and this was a master plan that a company called Dover Colon Associates did on the west side or east side. My Chattanooga geography is not very good. Away from the river, and they brought out the master plan and then we walked around and saw that everything on the master plan had been built in about a 12-year period. Just an amazing turnaround. In fact, that's Victor Dover right there who had not come back to Chattanooga since the charrette, and he was blown away. And the most important thing, the thing they wanted more than all was a neighborhood grocery store, and that had just opened the day we were there in Zo's Market. And it was focused on fresh food and locally sourced produce and locally sourced healthy food. But these are some of the first units there. These are some other ones, all different architectural styles, very cool restaurants. This was up in Louisville, just a couple of pictures in a part of Louisville called Nulu. And our group was meeting with the developer there, and we saw this sign that said, before I die, and our group said, before I die, I want to build towns. So I know that was one of our guys wrote that. And the other one said, before I die, I want to finish Midtown Bryant, Arkansas, which is a new urbanist development there. They were into the gas station thing, just like we are, and this was a pizza place in an old gas station. And they had one of the oddest things I've ever seen in front of it, which was two cars that were hooked up to hydraulic jacks that were involved in a head-on collision at the rate of one millimeter per day, or hour or something. So after three or four years, these things were going to be completely crushed into two cubes. But you could sort of hear them creak a little bit as you watch this. This is a sort of an interesting idea. This is down in Atlanta, a two million square foot warehouse called Ponce Center, now called Ponce City Market. Sears and Roebuck built this warehouse, and they wanted to convert it into a neat place. And the very first thing that was done in the process, which I thought was amazing, was to build a community living room in a screen house, no air conditioning, just fans, with free Wi-Fi and really good coffee. And the neighborhood completely adopted this Ponce Center project. That's a model of Ponce Center when it's completed, and the little corner in the lower left is where we showed a picture. And it's done. I don't particularly like the style of it. I've got a friend who's an architect, and he said, well, they did a really great job of post-apocalyptic grunge. They're getting the highest rent in all of Atlanta. So, anyway. I'm switching gears now. This is something that's meaningful to me as a developer, which is why is it so hard to raise money for walkable urbanism. And Chris Lineberger came up with an analysis a number of years ago that there are 19 standard real estate products.  You really ought to think about places people live or places people love or places people want to be. But Chris said 17 of them are fundamentally sprawl producing, and these are the standard real estate products. Offices build a suit, industrial build a suit, industrial speculative warehouse with 20-foot, 8-foot clear span, hotel limited service, et cetera, et cetera, et cetera. And I put in yellow the ones that are not fundamentally sprawl producing, which would be high-density infill apartments, and then miscellaneous urban entertainment centers. Those didn't really go over, but nothing else is eligible for pension fund or REIT investment. And that's one of the reasons we have to have a fine-grain, organic approach to walkable urbanism. This is a neat chart. It's a total rethinking of the planning world, which used to be focused entirely on use, use-based zoning. This is the transect, which is based on compatibility, context, things being harmonious and working together within these transect zones. Here's some examples of very low-scale walkable urbanism that had been done by my friends in the new urbanist movement, ION in South Carolina. This one is, I have forgotten. I think this is Baldwin Park in Orlando. This is more of ION. This is Habersham in Buford, South Carolina. This is Vickery in Cumming, Georgia. More of Vickery. This is Hale Village in Gainesville, Florida. This is Burkdale in Cornelius, North Carolina. Now, leading from that, let me just stop for a second and focus on affordable. There are three ways. I'll go to the next picture. How do we create affordable development? I think there are just three or four things that need to be done. One is, we need to reduce the cost of entitlements. We need to make it possible. In California, the impact fees alone add $400 a month to the cost of a house. $40,000 impact fees. That translates into $400 and either certainly does in rent, and you can say that it does in mortgage payment. The point is, create affordable housing by building more housing. Pretty simple. The second thing is to reduce land cost. Sometimes zoning has unintended consequences. The city of Durham, where I live, just upzoned the entire downtown core to no height limit. You can build a, I don't know, what's the tallest building in the world? You can build that now there. Guess what the person who owns that lot now thinks their lot is worth? It's no longer a four-story walkable urbanism opportunity because they're thinking, well, I could put a 30-story building on this land. So it's a tricky process. The third and also very significant is reducing the cost of financing. We shouldn't be using expensive money to build long-term affordable assets. We should be using inexpensive money, and when the government can borrow money for less than 2%, the government could credit enhance loans for 2%, which would cut the price of occupancy by a couple of hundred dollars a month on a typical rental unit or a typical house. So if you had no cost land by turning, let's say, a city surface parking lot into affordable housing, that would reduce your cost of construction or delivery by $20,000 in our town where a pad for a multifamily unit is now worth $20,000. I don't know what it is here. I'm guessing it's probably 10. It's more of a normal number. So that would reduce your monthly rent by $100. If you could get lower cost financing, you could knock another $100, $150, $200 off of it and then use intelligent approaches to design and make it possible for people to walk and not need cars and not need structured parking. I think just by tweaking the system, you can deliver houses and places to live for $300 or $400 a month less cost. And if you look at what that would do in terms of percentage allocated to housing costs, plus if you put it in the center of the town where people could walk or take Uber, I have two employees now who don't own cars. They use Uber for everything and bicycles and walking. So if you did those things, you could solve a lot of the affordable housing problems without resorting to complicated things like low income housing tax credits, which seem to me to be better at creating billionaires than they are at really creating quality housing. And there probably are eight or nine or 10 billionaires in America now who got it all from that program, which is basically free money from the government. So if you learn how to do it, why not take it, I guess is their idea. More power to them, I guess. But I think it could be much more efficient if we had low interest rate direct loans that got repaid. Okay, these are some more examples of what could be done in places like places that we were shown pictures of this morning that are right here in San Antonio. It starts with the road diet. It starts with a quality form-based code zoning program that makes it of right to do good things and hard to do bad things. So I'm just going to scroll through all of these pictures because it's the same message in each one, which is that none of this is rocket science. It's all about figuring out what kind of places you really enjoy being in and taking a tape measure and copying them and then doing the same thing in the place that you're working with. This is the Berkeley Unified School District Transportation Yard. This is their other transportation yard. Turning these from bus parking lots where they had to put 10-foot-high chain link fences around them, which is not very friendly place to be into a place that people love being in a town that's terribly constrained for affordable housing. This is one I really like. This actually happened if you've been to Miami lately. It's called Wynwood, and all of these one and two-story warehouses have become very cool art galleries and restaurants and hip places. Now, here's a real place in Mount Pleasant, South Carolina called Johnny Dodds Boulevard. The city there adopted a form-based code and a completely new zoning set of requirements, and this is what they were shown would end up happening, and it is already happening. In the very far distance, you might see the new bridge over to Charleston, and in fact, I'll get to my last picture here, that's the same street. I took that picture a year and a half ago after that form-based code was created and they've achieved what they set out to do, so it's a matter of knowing what you want and making it easy for people to do the right thing. That's my presentation. I'd like to go to questions at this point, if any. I read an article recently in The Economist that said instead of taxing improvements as much, we should tax the land to keep people from sort of hoarding it in the cities. That's an idea that's been around a long time, and as far as I know, there is one city in America that does it that way, which is Pittsburgh, and there are very good results. It has a lot of benefits because it does not discourage people from developing. It encourages people to develop, and it discourages keeping beautiful, great locations as vacant surface parking lots, and Pittsburgh is totally sold on it. There is an institute in Cambridge Mass that promotes that. There's a philosopher, maybe somebody here knows his name, who came up with this idea. Anyway, I'll think of it in just a minute, but the idea has been around about 150 years, and we all could just talk to Pittsburgh and see why they think it's such a good idea. Anything else? Sir? I think it was Wynmore that had the low-income housing tax credit component. Can you talk a little bit about what drove the inclusion of those apartments within the larger master plan? Was it mandated? Was it a business decision? No. Wynmore was developed under a, I said Chapel Hill, and it's in the Chapel Hill mail post office zone. It's actually within the jurisdiction of Carborough, North Carolina, which is a little town that touches Chapel Hill. They had adopted an ordinance which was wonderful called the Village Mixed Use Ordinance. It was based on a book written by a man named Randall Arendt called Crossroads Village Town City or something like that. And it talked about placemaking, and it was wonderful. And we thought, well, this is what we want to do. And we were the first people that ever followed that ordinance, and it turns out nobody else has done it since. Because it took about three years to get it approved. Right next door to us, somebody went to their surveyor and said, I'd like you to draw a plan that will be approved of right immediately. And before we even started the first houses there, the other developer was under construction and made us feel like we must be really stupid. But we were trying to do the right thing, and so we proposed as part of the Village Mixed Use Plan that we should have inclusionary housing. It was not a requirement. We sold the property to a large developer from Charlotte named Crossland. And then they went to the North Carolina Housing Finance Agency and got the allocation for the 100 units of low income housing tax credit. They followed our architectural code which had become law as part of that Village Mixed Use Ordinance. In fact, our architectural code, people Google it and I get phone calls from people asking me questions about interpreting things, which is sort of funny. But it was a voluntary thing because we believed that we could do it and we could make it work, and we did. I personally think the whole problem is trying to make people do the right thing rather than encouraging and rewarding for doing the right thing. And I think most of our thousand page zoning codes are based on the idea that you would do something totally awful unless we forced you not to. And there are some people out there. In fact, probably everybody in America was in that group up until about 19, we always use the date 49, when all these zoning codes and so forth took real firm hold. I guess they'd go back to the 20s. So I think it really ought to be a matter of making it easier to do the right thing rather than preventing people, trying to prevent people from doing the wrong thing.  Thank you. You mentioned Randall Arendt, so I'm assuming you might be familiar with conservation developments? Yes. And I was just wondering if you had ever done one where you had an enormous amount of land and you kind of did high concentration in a portion of the property and then left the rest in a natural state and then put it into conservation easements? We have planned three projects in North Carolina that would be conservation developments and luckily for me, all three of them came to the point of being ready to go in 2008. And we did not pull the trigger because we would have been bankrupt just because the whole country fell off the cliff. But one was a thousand acre farm down in Edenton, North Carolina and another was a thousand acre farm in Pender County, North Carolina. And the idea was it's sort of a perverse system because what you have to do is you have to get it zoned for all of the units. So we had to get the thousand acre zone for 6,000 units of housing and then we had to agree not to build on half of it, which would have given the landowners, it did not happen because of the crash of the economy, it would have given the landowners a tax deduction up to 40% of their adjusted gross income for the value of those 3,000 units that were not built. And so it's sort of a game kind of thing that I wish it weren't so tied up in that. The conservation fund is a big part of that in big parts of the West and I know they've done great work. But sometimes it's more tax motivated than other things. Yes ma'am. Good afternoon. Someone mentioned earlier the importance of educating people about the benefits of living close to where you work. And I wondered, and I may just be ignorant on this point, but I wondered if that same type of education was occurring in the financial industry or when we talk about financing of homes. So you mentioned governmental monies and being able to knock a couple of hundred dollars off. So is that something that is occurring now or are there plans or where are we headed in that direction? I think that's a great question because I think that's the weakest link. I don't think that the banking industry or the real estate investment trust industry or the pension funds or the college endowments of America have a clue about the importance of making investments that have long term compounding benefit for the country. And I was actually involved in a group called the TND fund and we called on CalPERS and we called on big pension funds and when it came right down to it, they were only interested in internal rate of return. And if you know how an internal rate of return works, it's based on compound discounting. You sort of reverse compound discount and see what percentage of interest you could have paid if you paid all your money out in interest. And the way that compound interest discounting works is nothing that lasts longer than about seven years has any value and that's the problem. It doesn't work with them. I got my cue that the one minute was over. Thank you very, very much.