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The balance of approximately $40,000 was satisfied with cash on hand, including cash from the proceeds of the sale of a 50% interest in existing properties to Crestpoint. This was financed from the proceeds of a 50% interest in approximately $148,000 of new fixed-rate mortgages. As part of the JV transaction, which is expected to be immediately accretive to earnings, the REIT and Crestpoint each acquired a 50% interest in 21 primarily industrial properties owned by a third party, for a total purchase price of $228M (before closing costs). The portfolio contains nearly 3.1 million square feet of GLA. On August 4, 2022, the REIT closed its JV transaction with Crestpoint to jointly own an industrial-focused portfolio of 42 properties located in Atlantic Canada, including 41 properties in Dartmouth, Nova Scotia, and one property in Moncton, New Brunswick. The good times have carried over into 2022. Case-in-point the REIT has locked in very attractive rates at less than 4% relative to the ~6 cap rates realized.Ģ021 was indeed a year of explosive growth with total assets, revenues and AFFO increasing YoY by 56%, 11%, and 14% respectively. The REIT took advantage of generous capital markets by refinancing $71.4M in mortgages at lower rates and extended terms, eliminated an expensive alternative lender, and expanded the credit facility from $45 to $60 Million in availability for 3 years on improved terms. The acquisitions were financed by disposing of $276 Million in non-core assets which were sold above carrying value. 34 institutional quality industrial assets were acquired for $297 Million at very attractive capitalization rates of at least 5.9%. In 2020 the acquisition activity was quite low but the dividend was reduced from $0.55/share to $0.37/share and net debt was paid down by 1.5%.Ģ021 was where the REIT really took off with an influx of acquisition activity at very attractive cap rates. The REIT navigated the COVID years of 2020-2021 quite well. The rising market rents makes this less scary and 71.1% of base rent from investment grade national and government tenants The only thing worth fretting over is the WALT at 4.2 years which is very low for a portfolio primarily invested in industrial assets as lease terms are typically over 5 years. The portfolio of the REIT is fairly strong with 98% occupancy and a well staggered lease maturity profile with 42% of leases not maturing until after 2027. and by 2018 was up to $500 Million in assets and 84 properties with 3.7M sq. It began with one $6 Million property at 397K sq. Lawlor, with the goal of building a mid-cap commercial REIT in Canada. The REIT was co-founded in 2013 by CEO James W. They tend to be low rise buildings less than 100,000 square feet. The office portfolio is suburban and mixed use flex office buildings, outside large metropolitan areas. The retail portfolio is high-quality community service centers with about 67% from national grocery stores, pharmacies, financial institutions, government and medical offices. Recent acquisitions were completed with under market rents which I will get into more later on. Industrial properties are multi-tenant and single-tenant properties in high-demand industrial nodes with embedded annual rent escalations. The majority of the properties in the portfolio are high-quality properties, located in prime locations along major traffic arteries benefitting from high visibility and convenient access. PRV has 131 properties located in 10 Canadian provinces, with a strong presence in the Maritime Provinces and Ontario. The REIT is primarily industrial focused but would technically be considered a "diversified" REIT with 14% and 7% of its portfolio in retail and office properties respectively. Pro REIT ( TSX: PRV.UN:CA) is an internally managed Canadian unincorporated, open-ended real estate investment trust. The speed with which Tekken 3 is played has to be the game’s best feature. You’ll have to learn how to use the controls at first, but after a few tries, you’ll be able to move between combinations like you would on an arcade. Left-hand joysticks are used as well as for left-hand controls on the mobile screen. Experienced gamers who are new to the game will be blown away by the speed and convenience with which they can play Tekken 3 on their Android smartphone. The procedure for selecting players and starting an event is identical to that of the PlayStation and has not been altered. Tekken 3 for android is sure to gratify those who have been playing for a while. 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The following are common high-level steps for setting up the OAuth 2.0 application and related parameters in Gmail. To add google as a new integration for OAuth 2.0, please review the below steps: Optionally, check the Microsoft doc on how to get the Client ID and secret. If the connection is successful, proceed with the following steps. Go back to Jira and complete the configuration by inserting the following details: You’ll use it as the Client secret in Jira. In the left menu, select Certificates & secrets.Įnter a description and select an expiration date. Under Redirect URI, select Web and insert the URL from step 5. Under Supported account types, select Accounts in any organizational directory (Any Azure AD directory - Multitenant) and personal Microsoft accounts (e.g. The work in Azure is outside of Jira’s support scope. Please reach out to your MSFT administrator or their documentation and support if you need additional assistance or have questions. The following are common high-level steps for setting up the OAuth 2.0 application and related parameters in Azure. Scopes - this is the level of the authenticated user data that you allow your service provider to share with the application. You will need the following data for the integration: Microsoft: Go to to learn how to generate the required data. Google: Go to to learn how to generate the required data. Go to the service provider to generate the data to enter on the plugin’s site to complete the integration.Make sure you provide an external URL (for example a load balancer for the Data Center). For example, Google does not allow it to be a private IP address. Copy the generated redirect URL, which you’ll have to provide at the service provider’s site to obtain the client ID and client secret.ĭifferent providers might have additional requirements related to the redirect URL.However, if you are using a custom service provider, you need to get this data from the service provider and fill it in yourself. For Google and Microsoft, we will auto-fill the authorization and the token endpoint data.Go to Jira administration > System > OAuth 2.0.Configure OAuth 2.0 for Google, Microsoft, or your own custom serverįor Detailed steps to configure OAuth 2.0 integration with Microsoft Azure check this KB. Next, you need to configure your mail server to use this integration. You first need to add OAuth 2.0 integration for your mail server to use. This is important as the redirect URL you’ll need to provide is based on Jira’s base URL. Your base URL needs to be configured correctly. If it doesn’t you will not be able to configure OAuth 2.0. Once you save your configuration, you can proceed to configure your mail server to use OAuth 2.0 as the authentication method. You need to provide the redirect URL that your application generated at the service provider’s site. Then, you need to copy the data to the OAuth plugin in your application to generate a redirect URL. You can generate this data on the service provider’s side. To do that you will require specific info such as a client ID from your service provider. You need to configure the OAuth 2.0 settings first. You need to be a system administrator to do that. You need to configure OAuth 2.0 for your Google and/or Microsoft email server and update your email server configuration. Now you can finally make actual calls - just follow 3.2 on in the doco.POP Support for OAuth 2.0 using Microsoft is only available for the following Jira versions: Make sure you update this whenever you get a new token.įrom there you need to make a call to to get the cloud ID for the sites accessed by the app. On the left hand side you'll need to add authorization data to Request Headers. The request token should generate and fill in the token field. Scope - the doco covers this pretty well. This was the bit that required a bit of trial and error: In postman, open a new request, then in the authorization tab: The documentation here gives all the information, but in a pretty convoluted way.Ĭreate the app as in the doco, make sure you copy the client ID and secret.Īlso, make sure that you've added the Jira platform REST API and allowed the scope you need in that. I got it working using the postman desktop client. Continued abuse of our services will cause your IP address to be blocked indefinitely. Please fill out the CAPTCHA below and then click the button to indicate that you agree to these terms. If you wish to be unblocked, you must agree that you will take immediate steps to rectify this issue. If you do not understand what is causing this behavior, please contact us here. If you promise to stop (by clicking the Agree button below), we'll unblock your connection for now, but we will immediately re-block it if we detect additional bad behavior. Overusing our search engine with a very large number of searches in a very short amount of time.Using a badly configured (or badly written) browser add-on for blocking content.Running a "scraper" or "downloader" program that either does not identify itself or uses fake headers to elude detection.Using a script or add-on that scans GameFAQs for box and screen images (such as an emulator front-end), while overloading our search engine.Released in 1986 as a spin-off of Gradius. Download the Gradius 4 - Fukkatsu ROM now and enjoy playing this game on your computer or phone. Gradius Gaiden ()System & Settings: PlayStation 1, Hardest DifficultyWell, here it is, a 4-loop clear of Gradius Gaiden on real PS1 Hardware. in North America and in the Japanese arcade re-release, is a scrolling shooter arcade video game by Konami. Gradius Deluxe Pack is a Playstation emulator game that you can download to your computer or play online within your browser. 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This triggers our anti-spambot measures, which are designed to stop automated systems from flooding the site with traffic. Some unofficial phone apps appear to be using GameFAQs as a back-end, but they do not behave like a real web browser does.Using GameFAQs regularly with these browsers can cause temporary and even permanent IP blocks due to these additional requests. If you are using Maxthon or Brave as a browser, or have installed the Ghostery add-on, you should know that these programs send extra traffic to our servers for every page on the site that you browse. The glorious high point of classic Gradius, Gradius Gaiden for PlayStation failed to make its way to the U.S.The most common causes of this issue are: Your IP address has been temporarily blocked due to a large number of HTTP requests. Grimsby grew in the 12th century into a fishing and trading port, at one time ranking twelfth in importance to the Crown for tax revenue. Grimsby is listed in the Domesday Book of 1086 as having a population of around 200, a priest, a mill, and a ferry. Grimsbury, Grimspound, Grime's Graves, Grimsditch, Grimsworne), and Grimsby is likely to have the same derivation. Other British place names with the element Grim are explained as referring to Woðen/ Oðin (e.g. Examples are numerous earthworks named Grimsdyke. The Oðinic name "Grimr/Grim" occurs in many English place names in the historical Danelaw and elsewhere in Britain. The intended audience of the Havelock tale (recorded much later as the Lay of Havelock the Dane) may have taken the fisherman Grim to be Odin in disguise. In Norse mythology, Grim (Mask) and Grimnir (Masked One) are names adopted by the deity Oðin (Anglo-Saxon Woðen) when travelling incognito amongst mortals, as in the short poem known as "Grimnir's Sayings" ( Grimnismal) in the Poetic Edda. The legendary founding of Grimsby features in a medieval romance, the Lay of Havelock the Dane, but historians see this account as a myth. The suffix -by is derived from the Old Norse word býr for village (compare with Norwegian: by, Danish: by and Swedish: by). Legend has it that the name Grimsby derives from Grim, a Danish fisherman. Sometime in the 9th century CE, Grimsby was settled by Danes. It was well placed to exploit the rich fishing grounds in the North Sea. Located on The Haven, which flowed into the Humber, the site long provided a location for ships to shelter from approaching storms. There is archaeological evidence of a small town of Roman workers in the area in the 2nd century CE of Roman occupation. The 2011 census recorded the population of the conurbation as 134,160, making it the second largest built-up area in Lincolnshire. It forms a conurbation with Cleethorpes and the villages of Humberston, Scartho, Brigsley and Waltham. It had a population of 88,243 in the 2011 census and an estimated population of 88,323 in 2019. The town was named "Great Grimsby" to distinguish it from Little Grimsby, a village about 14 mi (23 km) to the south, near Louth. Map of the Grimsby Built-up area showing subdivisions Grimsby is the second largest settlement by population in Lincolnshire after Lincoln. Grimsby people are called Grimbarians the term codhead is also used jokingly, often for football supporters. The Grimsby–Cleethorpes conurbation acts as a cultural and economic centre for much of north and east Lincolnshire. Grimsby suffered post-industrial decline like most other post-industrial towns and cities. The Cod Wars denied UK access to Icelandic fishing grounds and the European Union used its Common Fisheries Policy to parcel out fishing quotas to other European countries in waters within 200 nmi (370 km) of the UK coast. 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On a Windows 10 PC that’s playing a video, right-click or tap-and-hold anywhere on the video. Please, understand that we only speak Spanish and English. Turn on closed captions on your Windows 10 computer Closed captions are often used by people with hearing disabilities and by viewers who would rather read than listen to the audio portion of a video.įor more information about closed caption guidelines in the United States, see the Federal Communications Commission Closed Captioning Guide. When closed captioning is turned on, closed captions are usually displayed at the bottom of the screen. It does not store any personal data.Closed captions let you read the words that are spoken in the audio part of a video or television show. The cookie is set by the GDPR Cookie Consent plugin and is used to store whether or not user has consented to the use of cookies. The cookie is used to store the user consent for the cookies in the category "Performance". This cookie is set by GDPR Cookie Consent plugin. The cookie is used to store the user consent for the cookies in the category "Other. The cookies is used to store the user consent for the cookies in the category "Necessary". The cookie is set by GDPR cookie consent to record the user consent for the cookies in the category "Functional". The cookie is used to store the user consent for the cookies in the category "Analytics". These cookies ensure basic functionalities and security features of the website, anonymously. Necessary cookies are absolutely essential for the website to function properly. System Requirements for iSubtitle 3 for Macĭownload iSubtitle 3.4.6 for Mac free latest full version offline direct download link full offline setup by clicking the below button. 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In accordance with is the more formal phrase and refers only to laws and rules something may be said to be in accordance with some rule or regulations. as plain Legal English for ‘pursuant to’ / ‘under’ / ‘as provided in’ /‘as set out in’), ‘according to’ works, e.g. if ‘ gemäß’ has a similar meaning to ‘in line with’ or ‘in compliance with’ in the context of the relevant clause or sentence (see examples under ‘ in Übereinstimmung mit’ above).įor use in correspondence: when reporting to a client what a clause says (i.e. I would therefore argue that ‘in accordance with’ should only be used if it fits the context precisely i.e. In my view, ‘in accordance with’ is different to the others and strictly speaking means ‘in line with’ or ‘in compliance with’ (see above). Word OriginMiddle English: from Old French acordance, from acorder bring to an agreement, from Latin ad- to + cor, cord- heart influenced by concord. Adequately sufficient or fitting in degree, size, or value. Note: the last four have a similar function, namely to state what is written in a particular clause or law, for example. In keeping with given expectations, norms, ideals, or rules. Strictly speaking, the true meaning of ‘in accordance with’ is ‘in line with’ or ‘in compliance with.’įor use in contract: generally, ‘in accordance with’ / ‘pursuant to’ / ‘under’ / ‘as provided in’ / ‘as set out in’ could be used depending on the context. Examples: The Seller’s obligations in this clause 3 are in accordance with EU law ( contract) OR ‘Our client acted in accordance with / in line with / in compliance with her contractual obligations’ ( correspondence). ‘ in Übereinstimmung mit’ = ‘in accordance with‘. I thought I would share what I wrote in reply to that participant's question, as you might find the information helpful too: In a recent seminar, one of the participants asked me what the appropriate usage is in legal drafting of 'according to' as opposed to 'in accordance with,' particularly as the usage relates to the German expressions ‘ gemäß‘ and ‘ in Übereinstimmung mit.’ This is quite a tricky question, so it's hardly surprising that there are a number of (often conflicting!) views out there. |
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