Senate Bill 420 The Issue Of Prostitution And Separating...

Senate Bill 420 would recast provisions by clearly defining prostitution and separating the buyers from the sellers. This bill not only defines the crime of prostitution but it also divides the crime into three sections: the involvement of the buyer, the involvement of the seller, and/or the involvement of a minor. Senator Huff first introduced this bill on February 25, 2015 where it was first presented to a committee on RLS, waiting for the approval to print. Freshly off the printer on February 26, 2015, the bill was accepted and began its journey through the Senate. On March 5, 2015 the bill was referred to the committee on PUB. S (â€Å"Bill History-SB 420,† 2015). On April 6, 2015 the committee read the bill for a second time and amended†¦show more content†¦The success of the bill is that it has passed through the Senate. The failure is that the bill is currently held up in the Assembly. The Assembly is waiting to hear what the total budget will be for the bill before they make their decision. The Assembly seems hesitant to pass this bill because they do not think that the budget is worth a crime resulting in a misdemeanor. The bill has been modified so many times through its journey of the life cycle of legislation. Which makes us wonder why can’t the Assembly create a draft to somehow link prostitution to human tracking; therefore the crime would go from being a misdemeanor to a felony; therefore when factoring in the budget one gets the best bang for their buck. B. Scope of Issue: Human Trafficking is â€Å"considered a form of modern slavery† involving the recruitment, transportation, transfer and/or harboring the receipt of a person by either the means of force or coercion that is affecting thousands of men, women and children per year both abroad and locally. This is a crime in violation of human rights (â€Å"Human Trafficking/What is Human Trafficking†, 2015). Human trafficking is an umbrella term that is not quite defined and/or recognized by law. The three elements of human trafficking are the act (what is done), the means (how it is done), and the purpose (why it is done). The act includes recruitment, transportation, transfer, harboring, and the receipt

The Effects Of Global Warming On The World - 1349 Words

Global warming is the term used to describe the rise in the Earth’s temperature observed over the last century. It has had significant effects on the polar ice caps, as the rising temperature is causing them to melt. It has also been linked to rising sea levels as the rise has been quicker than ever recorded in the last century. It is believed to be caused by increasing amounts of greenhouse gases in the atmosphere, due to burning fossil fuels, other human activities and volcanic activity. It also doesn’t help that most of the world’s forests are being cut down to be used for wood and other materials, this means those plants can no longer photosynthesise and get rid of some of the CO2 (which is a greenhouse gas) from the atmosphere. The rising temperatures therefore have significant effects on the Earth and its organisms. The most imminent and noticeable threat is that on the organisms which live in polar habitats, such as polar bears and penguins, because of the melting ice caps it means that their habitats are being destroyed. There has been a noticeable decline in the numbers of Adà ©lie penguins on Antarctica, their numbers have gone down from 32,000 breeding pairs to 11,000 breeding pairs in the last 30 years. Over the last 40 years there has been a fall in the population of polar bears, their status has changed from least concern to vulnerable to endangered. Polar bears use drifting ice to catch prey and if there is no ice left then their eating habits will decreaseShow MoreRelatedThe Effects Of Global Warming On The World1235 Words   |  5 PagesThey may not be feeling the effects of global warming at the moment, but in time it will become a more widespread issue. The effects of global warming are hard to refute, and there is endless evidence of this growing problem in our world today. 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Not only are humans being affected, but many species and organisms are as well. Naturally, the Earth experiences heating and cooling cycles, and has over time. The ice age is a great example of a cooling cycle that was rather extreme. Since the industrial revolution, the amount of greenhouse gases has increased and built up in the atmosphere over time (Weart, 2015). The climate changes are being caused by the heat that is trapped in theRead MoreThe Effects Of Global Warming On The World1025 Words   |  5 PagesJacob Keirns Persuasive Paper Miss Beverly March 22, 2016 Global Warming â€Å"Some men aren t looking for anything logical, like money. They can t be bought, bullied, reasoned or negotiated with. Some men just want to watch the world burn.† -Christopher Nolan The late nineteenth century was a time of immense discovery, particularly in the world of science. First theorized in the 1890s, the idea of global warming has been around for just over 100 years, despite it’s relatively recent gain in tractionRead MoreThe Effects Of Global Warming On The World1267 Words   |  6 Pages Over the course of the years global warming has become a threatening issue that scientists and the government have been cognizant about. Global warming is the term used to describe a gradual increase in the average temperature of the Earth s atmosphere and its oceans, a change that is believed to be permanently changing the Earth’s climate. The earth periodically warms up and cools down. The Earth is currently going through a warming trend that coincides with the industrial revolution. ThisRead MoreThe Effects Of Global Warming On The World1185 Words   |  5 PagesThe Effects of Greenhouse Gasses Global Warming has been devastating the earth and economy for the last twenty-five years. 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Those disasters are caused by the impact of humans to nature, such as deforestation, ecological imbalance, and use of chemicalsRead MoreGlobal Warming And Its Effect On The World1036 Words   |  5 Pagesdefinition of Global warming is; a gradual increase in the overall temperature of the earth s atmosphere generally attributed to the greenhouse effect caused by increased levels of carbon dioxide, chlorofluorocarbons, and other pollutants. Global warming is a very big issue that is slowly affecting the whole world. Climate change has been studied since the early 1970’s, and scientist of many different fields are agreeing that global warming’s effects are increasing at a rapid pace. Global Warming was notRead MoreGlobal Warming And Its Effects On The World Essay919 Words   |  4 PagesThe world has many years existing in this galaxy and every day we see that is changing more and more but not in a very good way that it can end in the extinction of the planet earth. â€Å"Earth Hasn’t Heated Up This Fast Since the Dinosau rs’ End† (Lavelle). Carbon is growing so fast in the atmosphere faster than in the past 66 million years since the dinosaurs went extinct (Lavelle). All the presidents hold a position of power that could change this big problem that the planet is having, behind thisRead MoreThe Effects Of Global Warming On The World1823 Words   |  8 PagesGlobal warming is called by some as a threat to all people on all nations while others disregard it as another publicity stunt by the media. Research tends to indicate that humans have caused most of the past century s warming by releasing heat-trapping gases as we power our modern lives. The result is global warming with the weather patterns shifting and glaciers melting, the world we know today is slowly dissipating as these changes bring about dramatic consequences for all on the planet including

Property Economics and Finance for Securitisation - myassignmenthelp

Question: Discuss about theProperty Economics and Finance for Securitisation. Answer: Sources and Types of Finance The developer within the property industry has to identify and evaluate the various alternatives of financing before selecting the best one. Most of the developers first go for personal savings as source of funds. In addition, they also rely on different banks and life insurance companies for funding as its primary source. However, globalization has led other sources like private funders and joint ventures to emerge as an alternative for many developers. Moreover, they can also get advances from third parties as lease and securitisation (SPVs). Further, they get the funds from mortgage brokers and mortgage bankers for re-mortgaging as they have proficiency and understanding in property industry. Other main sources include pension funds, auction finance and bridging finance, real estate investment trusts, corporate finance and state finance programs (Berry et al., 2013). The capital structure in property industry helps to know the quantum of equity and debt in financing property and further expansion. Further, this also helps in to compute the firms leverage (Migl, 2016). In this industry developer majorly uses debt for financing so the company has a high leverage. However, it plays a crucial role in period of bankruptcy also. It is important for a developer to focus on capital structure as helps to maximize the market value of the firm which in turn increase the share price and dividends, minimizes the cost of financing, recognize better investment opportunities for growth of the company and the industry (Trisha, 2018). The main capital structuring issue that are relevant to investor returns is considering cost of capital which should be lower than expected returns. In addition to this, a tax deduction in debt financing decreases the cost of debt and increases the possibility of returns and dividends. Further, a high tax rate increases the proportion of debt in financing, but increase the risk of bankruptcy. The concept of window of opportunity is also a major issue as it states the time when the funds are available at a lower cost considering the economy conditions. Further, the restrictions on management and its style adopted as aggressive or conservative is also a major issue affecting the investors return. The growth rate of the company can finance its capital from debt easily increasing the business risk of the company (Lumen, 2018). Financing Techniques The various risk faced by the financiers in the project finance are identified as controllable or uncontrollable risks. Construction and completion risk is crucial to lenders as they need to mitigate it by commodity derivatives if the completion costs increases. Operating risk is faced when the cost of operations goes up and these can be mitigated through future contracts, lump sum payments, turnkey contracts and warranty agreements. Force majeure and change in law is a major risk for lenders so they need to regularly review it. Further, political and regulatory risks are uncontrollable risk so lenders should be ready to face this risk. This risk can be reduced through insurance. Repayment risk is the most important risk to lenders and it is managed through Project Company itself by maintaining reserve accounts and evaluating potential ratios. Currency exchange risk and interest rate risk are some other risks that lenders have to deal with. To reduce it to the lowest level they use t he method of swapping with a different market financier (World Bank Group, 2018). Further, the risk between parties is shared considering that which party can control the risk efficiently and effectively. The party which can control the risk should tolerate it. However, if none of the parties can control it than the party which can tolerate it easily should take efforts to do so. Evaluation Techniques Computation of Net Present Values- Period Cash Flows ($) PVF @ 8.90% PV of Cash Flows 0 -450551 1 -450551 1 45000 0.918273646 41322.31405 2 45000 0.843226488 37945.19196 3 45000 0.774312661 34844.06976 4 45000 0.71103091 31996.39096 5 45000 0.652920946 29381.44257 NPV 626040.4093 Period Cash Flows ($) PVF @ 7.50% PV of Cash Flows 0 -600000 1 -600000 1 45000 0.930232558 41860.46512 2 45000 0.865332612 38939.96755 3 45000 0.80496057 36223.22563 4 45000 0.74880053 33696.02384 5 45000 0.696558632 31345.13846 NPV 782064.8206 Period Cash Flows ($) PVF @ 8.00% PV of Cash Flows 0 -562500 1 -562500 1 45000 0.925925926 41666.66667 2 45000 0.85733882 38580.24691 3 45000 0.793832241 35722.45085 4 45000 0.735029853 33076.34338 5 45000 0.680583197 30626.24387 NPV 742171.9517 Period Cash Flows ($) PVF @ 8.5% PV of Cash Flows 0 -529412 1 -529412 1 45000 0.921658986 41474.65438 2 45000 0.849455287 38225.48791 3 45000 0.782908098 35230.86443 4 45000 0.721574284 32470.84279 5 45000 0.665045423 29927.04405 NPV 706740.8936 Period Cash Flows ($) PVF @ 9% PV of Cash Flows 0 -500000 1 -500000 1 45000 0.917431193 41284.40367 2 45000 0.841679993 37875.5997 3 45000 0.77218348 34748.2566 4 45000 0.708425211 31879.1345 5 45000 0.649931386 29246.91238 NPV 675034.3069 Period Cash Flows ($) PVF @ 9.5% PV of Cash Flows 0 -473684 1 -473684 1 45000 0.913242009 41095.89041 2 45000 0.834010967 37530.49353 3 45000 0.761653851 34274.42331 4 45000 0.695574293 31300.84321 5 45000 0.635227665 28585.24494 NPV 646470.8954 Period Cash Flows ($) PVF @ 10.00% PV of Cash Flows 0 -450000 1 -450000 1 45000 0.909090909 40909.09091 2 45000 0.826446281 37190.08264 3 45000 0.751314801 33809.16604 4 45000 0.683013455 30735.60549 5 45000 0.620921323 27941.45954 NPV 620585.4046 Period Cash Flows ($) PVF @ 10.50% PV of Cash Flows 0 -428571 1 -428571 1 45000 0.904977376 40723.9819 2 45000 0.81898405 36854.28226 3 45000 0.741162036 33352.29164 4 45000 0.670734875 30183.06936 5 45000 0.606999887 27314.99489 NPV 596999.6201 Period Cash Flows ($) PVF @ 11.00% PV of Cash Flows 0 -409091 1 -409091 1 45000 0.900900901 40540.54054 2 45000 0.811622433 36523.0095 3 45000 0.731191381 32903.61216 4 45000 0.658730974 29642.89384 5 45000 0.593451328 26705.30976 NPV 575406.3658 The WACC taken as the discount rate for future cash flows assess the present value of the property for overall year instead of a single year. The company will have a net present value of around USD$626040 by discounting the cash flows with WACC at 8.90%. On the other hand, the company under property industry also uses capitalization rate for discounting its cash flows to assess the value and profitability the property will attain. Further, the capitalization rate is the rate which is driven by market forcesThe capitalisation rate will give ambiguous results when the cash flows of the property tend to change. Therefore, the investor selects that investment which will generate him more profits. So, after analysis from the above calculation the investor will tend to be more biased were the NPV is higher and that is at the PV Factor of 7.50% generating the value of USD$ 782064.8206. The use of capitalisation rates has helped the above analyses in decision making. It has helped to compare the property with discounted cash flow method and take out its valuation. This approach of rule of thumb is easy and quick to measure the financial position of the assets (Kobzeff, 2016). The value of the property is influenced by many factors which should be considered by the investors. These include location of the property, valuation of the property, purpose of the investments and profit expectations. Risk and Risk Management From the investors side, the key risk connected with the property investment is market risks which include equity, interest and currency risks. Liquidity risk is challenge to sell the investment at a reasonable price. There is concentration risk also i.e. not diversifying in different portfolios. Investors who do not get their principal amount and interest on maturity from Companies facing financial difficulties faces credit risk. Some other major risks faced by the investors are foreign investment risks, horizon risk, inflation risk, capital risk, on-going return risk, degradation in the value of the property. These risks when identified can be majorly managed through guidance from experts and diversification of the property portfolio. Investors should avoid leverage margin trading. Risk can also be reduced by investing in companies which have a stable and consistent record of stock in the past. Further, in the recession period, investors should avoid investing in levered companies. However, a positive cash flow should be managed by the investors for high returns (Duggan Benzinga, 2014). Correlation indicates the degree of relationship between the two variables or sectors. It helps the investors to diversify their risk in investments by decreasing the correlation between them. Commercial and residential sectors as two variables have a strong correlation between them. This means that the value for both will fluctuate in same directions. According to some economist, there are same factors that affect the demand for both the sectors. However, demand plays an important factor for measuring the relationship between these two markets. For example, increase in the household market cause the commercial market to also increase indicating a strong positive correlation. Similarly, a negative correlation is seen when there is unemployment caused in the commercial market affecting the household market (Konigsberg, 2018). However, this indicates that these sectors are more risky as they have a positive correlation. This portfolio risk can be diluted by using the assets that have a lesser amount of correlation, thus contributing to an efficient portfolio (Reisman, 2014). Property economics overall view Changes to interest rates When any change is seen in the interest rates, it has a significant impact on mixed development. A high interest rate will make it difficult for the developer to gather funds for financing from different sources. Further, this leads to increase in costs of loans and other fundings. The new mixed development proposal will have to face a challenge by this factor as for commercial and residential development, huge amount of funds are required. Federal government changes (increase) to withholding tax applicable to offshore REIT investors Retail Estate Investment Trust (REIT) investors are tax efficient investors in the property industry. They will tend to invest less in the property due to increased changes in the federal government to withhold tax applicable to them. This will reduce their profits as they have to pay more tax. From the profits they earn, they are required to benefit their investors and shareholders by paying out 90% out of it. So, they will be left with lesser profits after tax disappointing the shareholders. Rising unemployment Rising unemployment will have a major impact on the new mixed development proposal. This will make the proposal less attractive. The problem of unemployment leads to less capital in the hands of developer and as well as investors. There will be fewer saving from the household sectors leading to decrease channelizing and mobilizing of funds. Therefore, it will have a direct impact on the developer as they will be less investor in the market. Rapid growth in supply of residential property - to be delivered / settled within 3 years This rapid growth will affect the commercial property proposal by the developer to the investors. The corporate investors will not find this proposal attractive as they want the commercial development also fast along with residential property supply. On the contrary, this will benefit the household investors in many ways like working from home in case of emergencies. Continued strength / investment in the resources sector Investment in the resources sector will affect the investments in the new mixed development proposal; thereby, putting the developer in great loss. Resources sector needs a great development for the uplift of the economy and the country thereby, letting the property industry to struggle in the market for its development. The government and the legislation will majorly emphasize on this sector instead of property development. Rising interest rates A rise in the interest rate will make the investors more prone to invest in property. This will generate huge loss to the developers. Therefore, it will have a direct impact on the mixed used development proposal. The investors will not find this situation attractive to buy or purchase the property and will wait for the market conditions to improve and fall in the interest rates. References Berry, J.N., Deddis, N.G., McGreal, W.S. (2013). Urban Regeneration: Property Investment and Development: Taylor Francis. Yardney, B. (2018, April 6). Property Development Guide Part 5 Financing your Project. Retrieved from https://propertyupdate.com.au/property-development-finance/. Migl, A. (2016). Capital Structure in the Modern World: Springer. Trisha, (2018, February 28). Capital Structure: Concept, Definition and Importance. Retrieved from https://www.yourarticlelibrary.com/financial-management/capital-structure/capital-structure-concept-definition-and-importance/44063. Lumen, (2018, February 28). Capital Structure Considerations. Retrieved from https://courses.lumenlearning.com/boundless-finance/chapter/capital-structure-considerations/. Fletcher, P. Pendleton, A. (2018, February 28). Identifying and Managing Project Finance Risks: Overview (UK). Retrieved from https://www.milbank.com/images/content/1/6/16376/5-564-5045-pl-milbank-updated.pdf. World Bank Group (2018, February 28). Risk Allocation, Bankability and Mitigation in Project Financed Transactions. Retrieved from https://ppp.worldbank.org/public-private-partnership/financing/risk-allocation-mitigation. Duggan, W. Benzinga (2014, November 18). 4 Ways to Manage Risk in your Portfolio. Retrieved from https://www.benzinga.com/general/education/14/11/5012949/4-ways-to-manage-risk-in-your-portfolio. Koenigsberg, R. (2018, February 28). A Link between Commercial and Residential Real Estate. Retrieved from https://aiprops.com/newsletter/april/Koenigsberg-Bulletin_commercial-and-residential.pdf. Reisman, E. (2014, May 19). What is Correlation and Why Does it Matter for your Portfolio? [Blog post]. Retrieved from: https://www.stockrover.com/blog/what-is-correlation-and-why-does-it-matter-for-your-portfolio/. Kobzeff, J. (2016, July 19). Capitalization Rate: How to Compute and Use. Retrieved from: https://www.proapod.com/Articles/capitalization_rate.htm.

Romeo and Juliet Essay Sample free essay sample

Romeo and Juliet is a calamity [ gt ; 0 ] written early in the calling of William Shakespeare [ gt ; 1 ] about two immature star-crossed [ gt ; 2 ] lovers whose deceases finally reconcile their feuding households. It was among Shakespeare’s most popular dramas during his life-time and. along with Hamlet [ gt ; 3 ] . is one of his most often performed dramas. Today. the rubric characters are regarded as archetypical [ gt ; 4 ] immature lovers. Romeo and Juliet belongs to a tradition of tragic love affairs [ gt ; 5 ] stretching back to antiquity. Its secret plan is based on an Italian narrative. translated into poetry as The Tragical History of Romeus and Juliet [ gt ; 6 ] by Arthur Brooke [ gt ; 7 ] in 1562 and recite in prose in Palace of Pleasure by William Painter [ gt ; 8 ] in 1567. Shakespeare borrowed to a great extent from both but. to spread out the secret plan. developed back uping characters. peculiarly Mercutio [ gt ; 9 ] and Paris [ gt ; 10 ] . Believed to hold been written between 1591 and 1595. We will write a custom essay sample on Romeo and Juliet Essay Sample or any similar topic specifically for you Do Not WasteYour Time HIRE WRITER Only 13.90 / page the drama was foremost published in a 4to [ gt ; 11 ] version in 1597. This text was of hapless quality. and ulterior editions corrected it. conveying it more in line with Shakespeare’s original. Shakespeare’s usage of his poetic dramatic construction [ gt ; 12 ] . particularly effects such as exchanging between comedy and calamity to rise tenseness. his enlargement of minor characters. and his usage of sub-plots to embroider the narrative. has been praised as an early mark of his dramatic accomplishment. The drama ascribes different poetic signifiers to different characters. sometimes altering the signifier as the character develops. Romeo. for illustration. grows more expert at the sonnet [ gt ; 13 ] over the class of the drama. Romeo and Juliet has been adapted legion times for phase. movie. musical and opera. During the English Restoration [ gt ; 14 ] . it was revived and to a great extent revised by William Davenant [ gt ; 15 ] . David Garrick [ gt ; 16 ] ’s 18th-century version besides modified several scenes. taking stuff so considered indecent. and Georg Benda [ gt ; 17 ] ’s operatic version omitted much of the action and added a happy stoping. Performances in the nineteenth century. including Charlotte Cushman [ gt ; 18 ] ’s. restored the original text. and focused on greater pragmatism [ gt ; 19 ] . John Gielgud [ gt ; 20 ] ’s 1935 version kept really close to Shakespeare’s text. and used Elizabethan costumes and presenting to heighten the play. In the twentieth century the drama has been adapted in versions every bit diverse as George Cukor [ gt ; 21 ] ’s relatively faithful 1936 production [ gt ; 22 ] . Franco Zeffirelli [ gt ; 23 ] ’s 1968 version [ gt ; 24 ] . and Baz Luhrmann [ gt ; 25 ] ’s 1996 MTV-inspired Romeo + Juliet [ gt ; 26 ] . [ gt ; 0 ] – /wiki/Shakespearean_tragedy[ gt ; 1 ] – /wiki/William_Shakespeare[ gt ; 2 ] – /wiki/Star-crossed[ gt ; 3 ] – /wiki/Hamlet[ gt ; 4 ] – /wiki/Archetype[ gt ; 5 ] – /wiki/Romance_ ( love )[ gt ; 6 ] – /wiki/The_Tragical_History_of_Romeus_and_Juliet[ gt ; 7 ] – /wiki/Arthur_Brooke_ ( poet )[ gt ; 8 ] – /wiki/William_Painter_ ( writer )[ gt ; 9 ] – /wiki/Mercutio[ gt ; 10 ] – /wiki/Count_Paris[ gt ; 11 ] – /wiki/Quarto[ gt ; 12 ] – /wiki/Dramatic_structure[ gt ; 13 ] – /wiki/Sonnet[ gt ; 14 ] – /wiki/English_Restoration[ gt ; 15 ] – /wiki/William_Davenant[ gt ; 16 ] – /wiki/David_Garrick[ gt ; 17 ] – /wiki/Georg_Benda[ gt ; 18 ] – /wiki/Charlotte_Cushman[ gt ; 19 ] – /wiki/Realism_ ( theater )[ gt ; 20 ] – /wiki/John_Gielgud[ gt ; 21 ] – /wiki/George_Cukor[ gt ; 22 ] – /wi ki/Romeo_and_Juliet_ ( 1936_film )[ gt ; 23 ] – /wiki/Franco_Zeffirelli[ gt ; 24 ] – /wiki/Romeo_and_Juliet_ ( 1968_film )[ gt ; 25 ] – /wiki/Baz_Luhrmann[ gt ; 26 ] – /wiki/William_Shakespeare % 27s_Romeo_ % 2B_Juliet