tag:blogger.com,1999:blog-1837176580996082182.post9101679389359542359..comments2024-03-28T00:08:11.164-04:00Comments on The Stuyvesant Town Report: Lenders Take Over ST/PCVStuy Town Reporterhttp://www.blogger.com/profile/05538426011607971633noreply@blogger.comBlogger45125tag:blogger.com,1999:blog-1837176580996082182.post-37963688250276731372010-11-18T15:10:34.645-05:002010-11-18T15:10:34.645-05:00Max
It will likely take at least a year for the NY...Max<br />It will likely take at least a year for the NYAG to approve a conversion plan for STPCV,during which time tenants should have access to, and the ability to comment on, the preliminary offering statement filed with the NYAGAnonymousnoreply@blogger.comtag:blogger.com,1999:blog-1837176580996082182.post-4701529603504015252010-11-18T02:37:51.208-05:002010-11-18T02:37:51.208-05:00"Max
There are those in our community who bel..."Max<br />There are those in our community who believe the government should bail us out by buying off the senior debt and keeping STPCV as a rental-only...."<br /><br />I agree with everything you said.But ultimately I am hopeful the vast majority will support the plan.<br />The main reason being there is no alternative.That's just the reality of the situation.The TA is going to do this slowly,stage by stage.The meeting at Baruch was essentially held to get one message across - no one will be evicted or lose their regulated status.Once that sinks in a lot of folks will calm down.<br /><br />Next up is to present a completed plan.I expect that will happen by March.But they will wait at least six months before implementing the plan.They will want to give tenants considerable time to absorb it,weigh in on any aspects they don't like,and prepare financially.<br /><br />By the time the offering is activated and buying begins I think those who object will be an even smaller minority than now.maxschactmanhttps://www.blogger.com/profile/15758080080070770540noreply@blogger.comtag:blogger.com,1999:blog-1837176580996082182.post-85572678206681486382010-11-10T11:46:21.928-05:002010-11-10T11:46:21.928-05:00Max
There are those in our community who believe t...Max<br />There are those in our community who believe the government should bail us out by buying off the senior debt and keeping STPCV as a rental-only. Many of those same folks believe that no MCIs should ever be paid by tenants. <br />Admittedly the MCI program has been abused by landlords, but to ignore needed work , like the plumbing, is foolhardy.<br />And there are those in STPCV who believe that coop-ing STPCV is bad because for tenant/owners to make a profit on their apartments is EVIL.<br />These people (who I believe are in a distinct minority) live in a fantasy land if they think the government will bail us out (IMO that should not happen) . As to those who think that it is EVIL for tenant/owners to make a profit ,they ignore the fact that the alternative is for the next Tishman Speyer to buy STPCV and seek to make a profit by trying to force out as many old RS tenants as quickly as possible and after 2017 (or 2020) to deregulate every apartment in STPCV ASAP.we are never going back to those "wonderful" days of yore when Metlife ran STPCV as a RS rental property primarily because the State Legislature adopted vacancy decontrol and luxury decontrol.<br />Guterman may or may not have a plan that works. But a plan like he outlined in the local newspaper last month seems quite reasonable both as to price and as to allowing those who can't afford to buy or don't want to (because, God forbid ,they might make a profit , or for other reasons)to remain as RS tenants<br />Suffice it to say that with over 11,000 apartments in STPCV, no plan for the future of STPCV will satisy all or even the vast majority of tenants. The good thing about a noneviction plan is that it needs only 15% of apartments to approve in order to become effective (although to make any such plan in STPCV economically viable (given the senior debt load) will likely require a higher percentage of tenants to agree to buy.Anonymousnoreply@blogger.comtag:blogger.com,1999:blog-1837176580996082182.post-59149665233189603022010-11-10T06:52:27.893-05:002010-11-10T06:52:27.893-05:00"Max, I don't work for Lefrak. The reason..."Max, I don't work for Lefrak. The reason I suspect you work for Guterman is because you promote his plan so zealously."<br /><br />And I don't work for Gerald Guterman.I've been a resident of PCV since 1970 and a tenant since 1990.I don't care about Gerald Guterman.The point is we should HOPE to be offered a plan like his.<br /><br />We faced two serious threats.One being the possibility of another landlord.The other being someone like Ackman getting control.Ackman wanted crazy insider prices,like 600 a sq. ft. That's because he was trying to make a killing.<br /><br />Guterman is not trying to make a killing.His plan works because it gets CWC what they need while offering us the lowest possible insider prices.Whoever implements such a plan will make a modest return by selling off the vacated apts. on the open market.Guterman is the right guy mostly because he's experienced at these conversions.Keep in mind they're somewhat unique to NYC,so experience in this particular area matters.<br /><br />And it's a non eviction plan.<br />Nobody is forced to buy,nobody will lose their regulated status.<br /><br />In any other converting development this is recognized as a tenant friendly plan.When I lived in Tudor City it was 100% rent regulated yet the vast majority embraced an identical plan.<br />But here it's met with a lot of suspicion.<br /><br />This is the best possible option available.That's why I support his plan.And it has a realistic chance of success.Failure is not an option.If the conversion fails we lose control of our own community to another landlord.<br />That would be the worst outcome for everyone.<br /><br />And yes,in addition to the whole menu of benefits derived from taking control those who buy will acquire an equity windfall.And most of them will be modest or middle income families and individuals.So how can that be a bad thing? All I've done is list the ways in which it's good thing.<br /><br />Guterman or somemone else,makes no difference.What matters is a realistic plan that offers low insider prices,the option to remain regulated and the opportunity for tenants to control the future of this community.And I'm hopeful CWC will compromise a little,work with our reps and set aside some extra apts. as permanant regulated housing. That would keep the development as an important ally in future rent regulation battles.<br /><br />Put all those elements together and you've got an excellent conversion plan.And I believe the final plan will look something very much like that,wether it's implemented by Gerald Guterman or someone else.maxschactmanhttps://www.blogger.com/profile/15758080080070770540noreply@blogger.comtag:blogger.com,1999:blog-1837176580996082182.post-88548736848887674802010-11-09T13:22:31.649-05:002010-11-09T13:22:31.649-05:00I like Max AND stuy town reporter!
thanks for kee...I like Max AND stuy town reporter! <br />thanks for keeping the conversation alive.Anonymousnoreply@blogger.comtag:blogger.com,1999:blog-1837176580996082182.post-49640107168186993812010-11-09T08:54:14.558-05:002010-11-09T08:54:14.558-05:00Max, I don't work for Lefrak. The reason I su...Max, I don't work for Lefrak. The reason I suspect you work for Guterman is because you promote his plan so zealously.Anonymousnoreply@blogger.comtag:blogger.com,1999:blog-1837176580996082182.post-31283543984890468642010-11-08T22:53:36.873-05:002010-11-08T22:53:36.873-05:00"Max is clearly working for Guterman. Fair en..."Max is clearly working for Guterman. Fair enough, but let's have honest, upfront disclosure about that."<br /><br />Hilarious.<br /><br />The simple fact that you refer to me as "Max" demonstrates you haven't even read my posts.<br /><br />The fact that you think Guterman would hire someone to write these long messages on a blog with about half a dozen contributors is even more hilarious.<br />Yeah,that'll convince 25-30 thousand residents to buy!<br /><br /><br />Only a landord would sink that low.And I notice you've yet to deny you work for Lefrak or some other landlord.maxschactmanhttps://www.blogger.com/profile/15758080080070770540noreply@blogger.comtag:blogger.com,1999:blog-1837176580996082182.post-21110486471478525772010-11-08T22:45:31.036-05:002010-11-08T22:45:31.036-05:00"Max is clearly working for Guterman. Fair en..."Max is clearly working for Guterman. Fair enough, but let's have honest, upfront disclosure about that." <br /><br />If you'd read my prior posts you'd know my real name.That you don't says you're just throwing around accuations for amusement.<br /><br />Are working for Lefrak?<br />I've asked before but you won't respond.<br /><br />This deal is already set,corraled by the financial,legal and political realities.The final plan will offer tenants a great opportunity.They can take or remain rent regulated.<br /><br />-Apts will be offered at cost - 290-300 pr sq ft. <br />On those apts Guterman makes nothing.<br />Guterman's plan works because it offers the lowest insider price while giving CW Capital the best chance to recoup it's 3 bill.Would you have preferred Ackman's SIX HUNDRED BUCKS A SQ FT plan? Guterman will offer vacated apts at the open marker price of 700-735 pr.sq. ft. And there's your positive equity gap - roughly 400.00 pr. sq ft.<br /><br />-Those who want to remain rent regulated will see no change to their status.<br /><br />Anyone opposed to that plan is opposed to freedom of choice.<br /><br />- There will not be resale restrictions on price.Buyers will have 40-50K in up front costs and assume monthly costs roughly equal to rent.Therefore,the only big incentive for buying will be to acquire the equity derived from the gap between the insider price and the open market value.Furthermore,the community will need the flip tax revenues and commissions derived from apts sold at open market prices.<br /><br />-CW Capital will compromise on the price.That will allow for a little extra portion of the community to be set aside as permanant regulated rentals without increasing the insider price.<br />The political reps want the clout derived from keeping a solid plurality of regulated renters in the community.<br />That keeps the community on the side of rent regulation for future political battles.<br />But it also benefits CW Capital.CW Capital stands to lose big dollars if the plan fails.But the insider price can only be that low if 75% of the tenants buy.That is probably too ambitious.Reduce the price,set aside apts. as permanant rentals and the threshold for success could drop to 65% or lower.That's a more realisitc goal.So a lower threshold for a successful conversion benefits both sides.<br /><br />Most will be owners,thousands will remain regulated renters,a minority will be market rate renters.All tenants benefit as we say goodbye to landlords and take control of our own destiny.maxschactmanhttps://www.blogger.com/profile/15758080080070770540noreply@blogger.comtag:blogger.com,1999:blog-1837176580996082182.post-54070481670030349892010-11-08T17:23:47.532-05:002010-11-08T17:23:47.532-05:00"Max" is also taking liberties with the ..."Max" is also taking liberties with the truth. His links don't pan out and his numbers don't frank.<br /><br />Funny, because this kind of promotionalism is basically a waste of time. Tenants will be provided with a prospectus to review with "actual" numbers (albeit, projections) prior to any transaction occurring. Prior to that, it's kind of pointless to make hard assertions.<br /><br />If Mr. Max claims to have this document in his possession, he would have to be working for the entity intending to sponsor the conversion!<br /><br />Which is it, Max? Are you just blowing smoke or are you employed by a prospective sponsor?<br /><br />I believe it is the former...Anonymousnoreply@blogger.comtag:blogger.com,1999:blog-1837176580996082182.post-69183374253943379672010-11-07T17:01:40.716-05:002010-11-07T17:01:40.716-05:00Max,
Your ok in my book, I dont think your workin...Max,<br /><br />Your ok in my book, I dont think your working for Lefrak/Gutterman, just someone who is knowledgeable about options for the future of the complex.651 East 14thnoreply@blogger.comtag:blogger.com,1999:blog-1837176580996082182.post-5415912875461301832010-11-06T10:43:57.098-04:002010-11-06T10:43:57.098-04:00Max is clearly working for Guterman. Fair enough,...Max is clearly working for Guterman. Fair enough, but let's have honest, upfront disclosure about that. I am a longtime rs renter and I have no interest in buying my apartment, but I have no objection to a conversion so long as I can continue to live in my apartment at an affordable rent. I only have a problem with someone coming on discussion boards to push for a particular entity and pretending to be just a regular tenant.Anonymousnoreply@blogger.comtag:blogger.com,1999:blog-1837176580996082182.post-33671205302396476442010-11-05T23:13:25.842-04:002010-11-05T23:13:25.842-04:00I was trying to comment on the price CW will take ...<i>I was trying to comment on the price CW will take for the complex. Are you not publishing it for some reason?</i><br /><br />Everything I get, I pass. Sometimes you may have to wait a whole day, depending on my availability due to work.Stuy Town Reporterhttps://www.blogger.com/profile/05538426011607971633noreply@blogger.comtag:blogger.com,1999:blog-1837176580996082182.post-54543910195601832382010-11-05T19:26:25.375-04:002010-11-05T19:26:25.375-04:00"That last comment about renting it out until..."That last comment about renting it out until selling it just about sums up the mentality of those who are ghung-ho to buy and what a total disaster for the whole community a co-op or condo conversion would be."<br /><br />Explain why?<br />Bet you can't.<br /><br /><br />"Anonymous said...<br />Max,<br />I don't know who you are but, if you are correct, I will be paying less to buy than I do to rent--and my rent is not "2 damn high" as it is.That's how I know you've got to be wrong."<br /><br />Nope.<br />The Guterman plan is public,look it up yourself.I've posted the link and his quote that combined monthly mort and maint will be roughly equal to REGULATED rents.<br /><br /><br />Again,lots of assumptions here but nobody doin' their homework.Look up interest rates and what the monthly cost of a 200-250K loan would be.Add 600-700 bucks for maint/ and there's a rough idea of total monthly costs.<br /><br />Guterman is not giving you something for "free".He sells us our apts. at cost.That gets CWC their three billion.Then he sells the vacated apts at market rate - 700-735 pr. sq. ft. That's how he makes his piece.maxschactmanhttps://www.blogger.com/profile/15758080080070770540noreply@blogger.comtag:blogger.com,1999:blog-1837176580996082182.post-17351913483454518222010-11-05T19:13:11.276-04:002010-11-05T19:13:11.276-04:00"Any thoughts on what CW will take for the co..."Any thoughts on what CW will take for the complex."<br /><br />They want 3 billion.That's why the apts will be offered at 290-300 per sq. ft.<br /><br />But if they don't sell to us they have to turn to another landlord buyer.As a rental property it's only worth 1.9 billion.<br /><br />Mike Mckee and the political reps want to use this conversion to make a stand on the "affordable housing" issue.Never mind that regulated rents will eventually be so high this community will be entirely upper middle class.That's politics.<br /><br />I think it's possible CWC will compromise a little on the price.That would allow for a portion of the development to be set aside as permanant rent regulated housing without increasing the insider price.<br /><br />Mckee also wants resale restrictions but he won't get it.I think Mckee is actually working against us now.He clearly wants the development to go to another landlord.That would be a disaster for us but he doesn't care.He wants ST/PCV to remain inside the rent regulated universe.He knows we'd be a powerful ally in future rent regulation battles.<br />That's his priority.<br /><br />Without unrestricted resale rights there will be no deal and he knows it.Tenants will have to come up with 40-50K in up front costs and monthly costs will roughly equal to rent.Mortgage payments on loans of 245 to about 325K plus maintenance fees will roughly equal regulated rents.<br /><br />So The ONLY real incentive to buy is to acquire the equity derived from the gap betweeen the insider price and the open market value.<br />Mckee knows that of course.That's why I think it's clear he supports another predatory landlord,incredible as it might seem.<br /><br />We'll get the plan without resale restrictions.Those who want to remain rent regulated will see no change to their status.And CWC might accept the political realities,compromise on price and allow for some apts.to be set aside for regulated housing.<br /><br />That's what the deal will probably look like.maxschactmanhttps://www.blogger.com/profile/15758080080070770540noreply@blogger.comtag:blogger.com,1999:blog-1837176580996082182.post-48121753358402579232010-11-04T16:16:38.775-04:002010-11-04T16:16:38.775-04:00I was trying to comment on the price CW will take ...I was trying to comment on the price CW will take for the complex.<br /><br />Are you not publishing it for some reason?651 East 14thnoreply@blogger.comtag:blogger.com,1999:blog-1837176580996082182.post-36304131498572327202010-11-04T11:00:57.631-04:002010-11-04T11:00:57.631-04:00Max,
Any thoughts on what CW will take for the co...Max,<br /><br />Any thoughts on what CW will take for the complex.<br /><br />At the tenants meeting Molis said CW is not interested in 1.9B, it would be more.<br /><br />I am wondering how much more651 East 14thnoreply@blogger.comtag:blogger.com,1999:blog-1837176580996082182.post-26711815894096851242010-11-03T04:15:54.474-04:002010-11-03T04:15:54.474-04:00"Can I buy my apartment and rent it out?"..."Can I buy my apartment and rent it out?"<br /><br />I believe technically in a co-op it's considered a sublet.I would certainly be in favor of residents being allowed to sublet at market rates.That was the condition at Tudor City.<br />But once the tenants buy the community management should reimpose the original renting standards.It's time to weed out the dormies or any other problem tenants brought in by Tischman Speyer.And so long as subletting owners abide by the renting regulations they should be allowed to sublet at market rates.<br />At Tudor City management set up a real estate dept. If you have a vacant apt. they rent it for you.They find the renter and make sure they meet the requirements.<br /><br />I think it's a good bet we'll have similar dept. set up here.They'll also handle sales and make the commissions,providing management another source of revenue.maxschactmanhttps://www.blogger.com/profile/15758080080070770540noreply@blogger.comtag:blogger.com,1999:blog-1837176580996082182.post-72511817399797793442010-11-03T04:04:17.778-04:002010-11-03T04:04:17.778-04:00"Max, if Guterman is not paying you then you ..."Max, if Guterman is not paying you then you are working for him for nothing."<br /><br />And if Lefrak is not paying you then you are working for HIM for nothing.Particularly since the Guterman plan will win and the landlord you work for will not get the chance buy the property.<br /><br />And if I buy my apt. I will not be getting "nothing".I will most definately be getting "something".<br /><br />Even you will benefit,though you'd prefer not to.Those MCI's will be included in the purchase and come off the monthly rents.That's a rent reduction for all regulated renters equivilant to about a months rent every year - in perpetuity.Like getting a months free rent.<br />But only if we buy the community.<br /><br />If the landlord you work for buys then the MCI's stay on the rent bills and more involuntary MCI's will be shoved down our throats in the future.<br /><br />One more thing.<br />You're full of criticisms,all based on wild assumptions,but haven't offered a single alternative.Just another indication you're probably working for Lefrak.<br />Sorry buddy.<br />The people will win this one.maxschactmanhttps://www.blogger.com/profile/15758080080070770540noreply@blogger.comtag:blogger.com,1999:blog-1837176580996082182.post-64007434276592796082010-11-02T23:03:36.891-04:002010-11-02T23:03:36.891-04:00Max,
I don't know who you are but, if you are...Max,<br /><br />I don't know who you are but, if you are correct, I will be paying less to buy than I do to rent--and my rent is not "2 damn high" as it is.<br /><br />That's how I know you've got to be wrong.<br /><br />Guterman is not about to give me a free ride here, as much as I would love to have it.<br /><br />No point in arguing about it. It will all be laid out in the offering prospectus, if we ever get to see one.<br /><br />Until then...Anonymousnoreply@blogger.comtag:blogger.com,1999:blog-1837176580996082182.post-36956626958073974692010-11-02T18:56:35.061-04:002010-11-02T18:56:35.061-04:00That last comment about renting it out until selli...That last comment about renting it out until selling it just about sums up the mentality of those who are ghung-ho to buy and what a total disaster for the whole community a co-op or condo conversion would be.Anonymousnoreply@blogger.comtag:blogger.com,1999:blog-1837176580996082182.post-30789295875437541252010-11-02T13:24:05.880-04:002010-11-02T13:24:05.880-04:00Mark,
Can I buy my apartment and rent it out ?
I...Mark,<br /><br />Can I buy my apartment and rent it out ?<br /><br />It's the only way I can afford to carry it until I sell.Anonymousnoreply@blogger.comtag:blogger.com,1999:blog-1837176580996082182.post-7621704753064788432010-11-02T11:52:15.348-04:002010-11-02T11:52:15.348-04:00Max, if Guterman is not paying you then you are wo...Max, if Guterman is not paying you then you are working for him for nothing.Anonymousnoreply@blogger.comtag:blogger.com,1999:blog-1837176580996082182.post-72670402239778137422010-11-02T10:23:07.202-04:002010-11-02T10:23:07.202-04:00Did somebody lose their home?
Gee,I wasn't awa...Did somebody lose their home?<br />Gee,I wasn't aware.And sue whom? Since regulated renters have the choice to remain as regulated renters who they gonna sue?<br /><br />Owners!Anonymousnoreply@blogger.comtag:blogger.com,1999:blog-1837176580996082182.post-9235287779343430012010-11-02T02:24:22.255-04:002010-11-02T02:24:22.255-04:00"Let's face it, Stuyvesant Town is a SLUM..."Let's face it, Stuyvesant Town is a SLUM, a nasty, vermin-infested SLUM.It is not going to get any better because it is broke."<br /><br />You should see the inside of some of the condo buildings in this neighborhood.Thrown up by developers for fast buck.You have no idea how much better these buildings are than those.<br /><br /><br />My advice to anyone who has a "cheap" rent-stabilized apartment is: hang on to it, put up with the conditions for as long as possible and save every penny until the time comes when rent stabilization ceases to exist and then get the hell out."<br /><br />Yeah.<br />That'll fly.<br /><br /><br />It may be difficult,if not impossible for some elderly people to get out and I feel very sorry for those people. I don't know what will happen to those people."<br /><br />So do I.I've lived here since 1970.For some seniors who can buy they'll be elligable for a reverse mortgage.That will cut the mortgage payment out of their monthly costs and pout a little money in their pocket too.Their only monthly housing costs at that point will be mainenance.But the others will be at the mercy of the rent guidelines board - the price to be paid by every regulated renter who can't or won't buy.<br /><br /><br />"It's just the way of the world that the greedy destroy everything good in this world."<br /><br />What is greedy about a modest or middle income family that wants access to the equity offered in Guterman's paln? I don't get this "greed" stuff.Who should benefit from the full asset value of this community? Long time middle income residents or anoher predatory landlord? <br />And as far as what is "good in this world" don;t blame resident who want to buy.Blame your political leaders who failed to keep "regulated" the equivilnat of "affordable".<br />The RGB will continue to increase rnets EVERY YEAR and soon enough the rents in this community - regulated as well as market - will be affordable only to upper middle income residents.This conversion plan is the ONLY way middle income residents can stabilize monthly costs and own their home.<br /><br />"I still won't buy into this dump though. If and when I buy a home it will NOT be here!"<br /><br />OK.<br />Just don't expect to buy a home with 350-400K of equity built into the asking price with only 15% down.On the other hand,buy yur apt,sell it in five years and realize enough capital gain to PAY for that house.<br /><br />"So many masochists. If you really hate it here, you might consider, y'know, leaving, eh?"<br /><br />Yeah,sure seems like a lot of folks on the message boards don't like living here.That's fine.When they move out the TA will just sell their apts and fatten the cash reserves.That'll help stabilize maintenance fees.<br /><br /><br />"Sure, run away from the problem, instead of standing up and fighting to win my home back.I will file lawsuits every step of the way on this. Maybe then you will leave and the rest of us can have our lifetime homes back!!!!!!!!"<br /><br />Did somebody lose their home?<br />Gee,I wasn't aware.And sue whom? Since regulated renters have the choice to remain as regulated renters who they gonna sue?maxschactmanhttps://www.blogger.com/profile/15758080080070770540noreply@blogger.comtag:blogger.com,1999:blog-1837176580996082182.post-7657108561906470682010-11-02T02:21:42.821-04:002010-11-02T02:21:42.821-04:00"Max, you must be working for commissions?&qu..."Max, you must be working for commissions?" <br /><br />Nope.I simply understand how non eviction co-op conversions work and you don't.<br /><br />Are you working for LEFRAK?!?!<br />Because only a landlord would benefit from the failure to convert to co-ops.<br /><br />"Plumbing can't be replaced? Flat out lie."<br /><br />Excuse me?<br />If the walls of every apt. can be torn open,and the millions devoted,with tenant approval,it can be done.Otherwise the best that can be done some upgrading and perhpas some technological improvements. <br /><br />"The flip tax will create enough revenue to cover costs?" <br /><br />The co-op will start with cash reserves to get through the first couple of years.After that the flip tax should provide 15-20 million a year in revenues rising over time with the price of apts. If the TA works out a deal to set aside some apts as "permanant" regulated rentals then they have a stock of apts to sell in the future.That could produce additional revs if necessary.That's why I put "premanant" in quotes.Eventually regulated rents will be so high the term "regulated" will no longer equate to "affordable".So what's the diff at that point? They could rent tem out at market rate for some revenue or sell 'em.<br /><br /><br />"I guarantee you that once a co-op board has a set amount they will never lower them, they'll just find another thing to spend the money on."<br /><br />Isn't that cute? You "guarantee".<br />Do you know ANYTHING about these tyoes of conversions or what has happened in other converted developments?<br />No.So you'll understand why I don't think much of your guarantees.<br /><br />"This place is an absolute money pit."<br /><br />It's nothing compared to Tudor City,built in the 20's.Yet maintenance costs average 600-700 a month and have been stabe for twenty years.<br />I know.<br />I was an owner there.<br />before we bough there NO MCI's had been done.Here? Most of them HAVE been done.That's why they're on the rent bills.<br />But they won't be anymore after we buy the community.maxschactmanhttps://www.blogger.com/profile/15758080080070770540noreply@blogger.com