#free hr consultation

[yourhrmanager]

Transform Your Business Success with Top-Tier HR Outsourcing Services in Vadodara, Gujarat

Introduction:

Are you a business owner in Vadodara, Gujarat, seeking streamlined HR solutions to boost your company's efficiency? Look no further! In this blog post, we will unveil the top-rated HR outsourcing services provider in Vadodara, Gujarat, offering comprehensive solutions ranging from HR outsourcing to payroll management. Discover how partnering with a trusted HR services provider can empower your business and free up valuable time for you to focus on what you do best.

The Essence of HR Outsourcing Services:

Human Resources (HR) outsourcing services have become an integral part of modern businesses, allowing organizations to optimize their workforce management efficiently. By outsourcing HR tasks, businesses can benefit from expert guidance, compliance assurance, and cost-effective solutions.

Your HR Manager - A Beacon of Excellence:

1. HR Outsourcing Services:

Your HR Manager, based in Vadodara, Gujarat, stands out as a leader in providing comprehensive HR outsourcing services. From recruitment and employee onboarding to performance management, they offer end-to-end solutions to meet the diverse needs of businesses.

2. Payroll Outsourcing Services:

Efficient payroll management is crucial for business success. Your HR Manager excels in providing reliable payroll outsourcing services, ensuring accurate and timely processing of payroll, tax compliance, and seamless integration with your business operations.

3. Free HR Consultation:

Understanding the unique challenges faced by businesses, Your HR Manager offers a complimentary HR consultation. This allows prospective clients to discuss their specific requirements, gain insights into potential solutions, and make informed decisions about their HR needs.

Key Features of Your HR Manager:

a. Expert Team:

Benefit from a team of seasoned HR professionals and experts who bring extensive industry knowledge and experience to the table.

b. Customized Solutions:

Your HR Manager understands that each business is unique. They tailor their services to meet the specific needs and goals of your organization.

c. Technology Integration:

Stay ahead in the digital age with cutting-edge HR technology solutions that enhance efficiency and accuracy in HR and payroll processes.

d. Compliance Assurance:

Your HR Manager prioritizes compliance with labor laws and regulations, giving you peace of mind and reducing the risk of legal issues.

Conclusion:

In conclusion, Your HR Manager emerges as the top-rated HR outsourcing services provider in Vadodara, Gujarat, offering a comprehensive suite of solutions to elevate your business. From HR outsourcing services to payroll management and free HR consultations, they stand as a beacon of excellence in the HR services landscape.

Are you ready to transform your HR processes and unlock the full potential of your workforce? Explore the services offered by Your HR Manager at https://yourhrmanager.in/services/ and take the first step towards a more efficient and thriving business.

#hr outsourcing services #free hr consultation #payroll outsourcing services #best hr services #hr outsourcing services in vadodara #hr specialists #hr solution vadodara #hr outsourcing in vadodara #payroll services in vadodara #best hr outsourcing services

[altawizhrconsultancy]

Unlock the Best HR Consultancy in Dubai and streamline your business setup with free zone company formation in Dubai.

#Best HR Consultancy in Dubai #Free Zone Company Formation Dubai

[whatsuphr]

https://whatsuphr.com/

Welcome to whatsuphr.com, the top free recruitment agency in Pune! Our team of experienced recruiters specializes in matching job seekers with the best opportunities in the city. We offer a wide range of services, including resume writing, interview coaching, and job placement assistance, all at no cost to our clients. For employers, we provide a comprehensive range of staffing solutions to help you find the best talent for your vacant positions. Contact us today to take the first step towards achieving your career goals or hiring the best talent for your business in Pune!

#best job porta #best recruitment agency in pune #hr certification course #hr course in pune #best job portal in pune #Pune's No. 1 Job Portal #Free Hiring job portal in Pune #Free Placement Agency in Pune #Free Recruitment Agency In Pune #Free Job Post portal #Best Job Portal in Pune #Best job search portal in Pune #Fresher jobs in Pune #IT Freshers jobs in Pune #Best job consultancy in Pune

[austinbutlerslovers]

Feyd Fantasy 3

Kill or Be Killed

Label Mature 18+

Summary

Feyd Rautha Harkonnen is being eyed by the Emperor to replace the current Baron Vladimir Harkonnen. After proving his worth in the gladiatorial arena it shows the Baron just how much the people of Giedi Prime adore Feyd Rautha.

The Baron knows his time is coming to an end when the Emperors right hand Count Fenring comes to observe Feyd in action.

The only thing the Baron feels will cripple Feyds greatness, is you his defiant new Baroness. You soften Feyds resolve and lower his brutality one kind word and gesture at a time. You encourage his free will as a natural born leader against his tyrannical uncle.

When the Baron takes drastic measure and separates Feyd from his beloved Baroness he sealed his fate. The Baron assumed the infatuation would end with time apart and an unending supply of pleasure slaves. He miscalculated poorly and now Feyd is coming to collect his Baroness and exact revenge on his tormenting uncle.

Starts blood /fights/ politics Ends hot dark romance smut 🫠

⚠️Hard Core Smut⚠️

Public edging• fingering under a table•coercion• light fem dom •restraint kink•cock rings•size kink•Feyd in heat•Sub Feyd•pain kink•nipple clamps •sexual stimulant• oral sex on Feyd•oral from Feyd• Feyd masturbating• Feyd ejaculate•semi public sex in a pool• rough sex •spankings•orgasms •creampies

🫦Smut Consultant @burnthheparaphilia

⚔️ Feyd Fantasy Series ⚔️

Part 1•Part 2•Part 3•Part 4•Part 5•Part 6•Part 7

⏳Extreme Dune Inaccuracies⌛️ Based on events from Dune part 2 film+ novel:Feyd story line change 💝Not for my softies 🆕 Skip to Cat Daddy ➡️

I thought this would be done in 48 hrs… until I started writing the first fight scene of my life 🥴 I’m also so appreciative I’m entertaining you 👌🏼😭 im working my a** off love you guys.

⚔️ Multiple requests combined ⚔️ -Semi public fingering -Feyd Immediate need for gratification in public. -Feyd in heat -Even more graphic s*x… -Feyd very rough but reader needs it. -Sub Feyd (restrained and dominated). -Feyd kneeling to earn s*x. -Feyd pxssy drunk for the baroness -Sex in a ‘Dune style’ pool? -Feyd obsessed with Baroness to his own detriment. -Feyd giving an unhealthy amount of spankings *blushing from these ☺️ thank you for the requests

Kill or Be Killed

It is the morning of the Gladiatorial Fights on Geidi Prime. The war like sound of horns and drums resound the capitol. Every pillar and building is hung with banners reading: ‘The 100th Kill of Na Baron Feyd Rautha on the Celebration of his Nativity’. It has been made into a global holiday, the people of the planet flock to the event.

The triangular arena is so large it can be seen from space. The black stadium is in the center of the capital of Giedi Prime. It is an architectural marvel thirty stories high. The hundreds of thousands cheering in the audience can be heard for miles.

All the great houses are in attendance. Dozens of high end viewing rooms and balconies are filled with several hundred interplanetary leaders and dignitaries. The rest of the stadium is filled to the brim with the populous of Geidi Prime.

All in attendance pay homage to the birthday of the Barons nephew Na Baron Feyd Rautha. After the fall of House Atreides the Harkonnens have become the most powerful family dynasty. They amass the most wealth and the farthest reaching army in the galaxy. The other houses bow to their will.

The Barons viewing room is the highest and most luxurious in the arena. It is a twenty story tower that connects to the stadium floor. There is a an elevation room to quickly ascend and descend him for the momentous occasion.

The Barons is beaming on this day as he speaks to dignitary’s just outside of his luxury viewing section. He is seated in his hover chair not needing to move a muscle, just sit back and bask in the glory his nephews display of power this day.

He is interrupted by his Lord in Waiting who informs him two important guests wish to join him in his viewing section. When the Baron sees it is the Emperors right hand man he lets out a deep laugh “What a special occasion this must be” the Baron says as Count Fenring and his wife Lady Margot approach.

They are visiting observers from the Imperial Court. “Welcome my Count and Lady it is a pleasure to see you” The Baron says acting surprised, yet he has been expecting them all along. Count and Lady Fenring bow with polite smiles. Though they have more serious matters to discuss.

They are seated in the luxury sky box above the triangular arena. Horns blaring below, they are tiers above the other sections. Some in the lower tiers are looking up waving chanting for the Baron. He waves answering the call and they cheers.

"My dear Baron" the Count says leaning to the Barons ear “I wish to discuss the reason why I am here today. The Emperor wishes me to report on whether you’ve chosen a worthy successor. There’s nothing like the arena to expose the persons true valor beneath, eh?" He elbows the Baron taunting him.He knows about his habit of drugging Feyds opponents.

The Baron is wise to his game. He has given his nephew a worthy opponent on his birthday, a healthy and alert Atreides soldier just as Feyd requested. What once worried the Baron now seems a brilliant request by Feyd to prove his honor. “Oh Feyd-Rautha will show you his true Valor” the Baron says with confidence. They hear a final horn as the onlookers stare down into the arena.

Feyd Rautha emerges into the fighting pit. A long knife in his right hand, a short knife in his left.

The greeting cheers lift from all the galleries. Feyd Rautha pauses to accept it, looking up and scanning the faces to find the one he wants to see the most but there are so many.

Feyd Rautha holds up his knives to the sun, and salutes the three corners of the arena in the ancient manner.

The adjustment of his body shield takes only a moment. He clicks on the device at his waist. It covers him entirely in a transparent blue color. It will withstand fast attacks, slower ones can penetrate the field giving him time to defend. His uncle insisted for this fight especially he never turns off his sheild. It is his only guarantee against death if all else fails.

The crowd lowers to a murmur with everyone waiting in suspense.

Feyd steps back and faces his uncles tower. He places his right fist over his chest and kneels "I dedicate this victory to... " And he pauses, knowing his uncle forbade him from dedicating the most honorable fight of his life to you. His uncle leans forward in his seat. He will have him mercilessly flogged if he dedicates this to his Baroness.

"... to Na Baroness Harkonnen!" Feyd shouts. The crowd erupts into cheers of elation. His uncle scowls in disgust. Feyd has dedicated his wins to his uncle for over a decade.

The Baron lets out a sigh Feyd did honor the pledge he made on his wedding day to the populous, he said he would dedicate his victory to his Baroness. Maybe he will have you flogged in-front of Feyd instead, his obvious weakness. The crowd erupts into cheers chanting for Feyd.

Your twelve Bene Gesserit sisters applaud you. They begin letting out the ancient calls of a successful mating from your home world making you laugh. The thirteen of you are crowded together on the luxury balcony. You are far across the opposite end of the arena from the Baron.

Your sisters have been kind, the first to fully acknowledge and appreciate your pregnancy. They press their fingers on your womb and bow in reverence sending messages to the unborn. They constantly speak to you of your home world and brought you many luxurious gifts.

They see your anxiety increasing when you can’t stop looking over at Feyd as they speak with you. Placing their calming hands on you and your unborn they relax you. Once your mind is free from fear you are no longer apprehensive about Feyd during the fights. You join them to observe him.

“So this is the young man the Reverend Mother meant, this is the a bloodline we must preserve. The father of the future Kwisatz Haderach” They murmur collectively.

You stare through your binoculars at his striking form. He looks very powerful in his black armor wielding his blades. As if he can feel your gaze he finally turns over his shoulder looking for you behind him. He can not find you but you see his eyes, cold calculating and empty. You can not wait to restore life to him again.

Feyd refocuses, his uncle said no distractions. He nods to his nine barb-men checking their equipment with a measuring stare. They swing their barbs, hooks glistening signaling they are prepared.

Feyd turns facing the big red door across from him which the special Atreidies soldier will emerge.

Instead a low humming arises from the two black doors on his left .

As they slide open a large sluggish gladiator emerges from the first door. He sheilds his eyes from the sunlight and walks with a stupor. A second gladiator drags his feet as he exits the other door. His dazed out eyes lock on Feyd and he snarls as he lifts his heavy sword prepared to fight.

Feyd clicks his tongue enraged his uncle has gone back on his plan and not given him a fight with a warrior.

The larger gladiator slave approaches him first, yelling as he raises his sword swinging down with a slow blow Feyd easily dodges.

His feet glide across the sand stopping right behind the second gladiator slicing him across the back of the legs severing his tendons behind his knees. The gladiator falls forward to the ground. Feyd kicks him over and stabs him in the chest blood prays from the dying gladiators mouth as he locks eyes with him in death.

He retrieves his swords just as the first gladiator lunges, weapon raised high over his head. Feyd pivots and stabs him through the torso until it meets the handle. The gladiator sword drops behind him. Feyd presses his foot to the dying gladiators stomach kicking him off of his blade spraying drops of blood into the air.

The crowd erupts into cheers. Feyd paces waiting for the next door to open in the arena.

In the Barons skybox Count and Lady Fenring are not impressed looking through their binoculars. It was too easy for Feyd there was no challenge. The gladiators were obviously kept as slaves, malnourished and heavily drugged. They begin whispering angrily to each other over the Harkonnens deceitful ways within earshot of the Baron.

The Baron hovers forward in his chair staring at the large red door about to open.”Happy birthday my dearest nephew” he says aloud making the Lady and Count look back into the arena.

Feyd focuses all his awareness on the red door hearing it gear up.

The red door slams open.

Out charges a tall, muscular man. His head is shaved and he as dark pitted eyes. His skin is bronzed he wears a black loincloth with a small sword tucked in his waist belt. He holds his long sword, tilted slightly outward in the stance of an expert fighter. He advances into the arena, with his sheild turning its side toward Feyd Rautha and his group of men.

"I like not the look of this one” says one of Feyds barb-men. "Are you sure he’s drugged, m’Lord?"

“Stand ready” Feyd says with a grin. He revels in the thrill his blood is coursing knowing his life is at risk.

“He stands like a true fighter," his other barb-men says.

Feyd Rautha advanced two steps onto the sand, and studies the man.

It is not a soldier it is one of Duke Leto Atreides best sword fighters! A chill runs through Feyd exciting him. He remembers how his uncle prized this warrior as a trophy when he was captured on Arrakis.

Another of Feyds barb-men speaks up "m’Lord have the men set a barb or two in his knife arm to try him."

"I’ll set my own barbs!" Feyd snaps he’s been craving combat.

Feyd advances another five paces into the arena, playing out the moment, studying the swordsman.

Already, he knows, the experts in the stands above him are aware that something is wrong.

“We should stop the fight this one is not drugged” says the Barons Lord in waiting

"See how he stands. He should be agitated and attacking. See how he conserves his strength, how he waits! He should not wait!" The Lord in waiting continues to panic.

“Don’t ruin my nephews birthday” the Baron shrugs him off and brings up his binoculars

"Hai, Harkonnen!" the man calls. "Are you prepared to die?"

Feyd feels the excitement rising in his chest as he grips his long blade.

Deathly stillness grips the arena. Captured fighters have never issued a challenge to Na Baron.

A tight smile spreads across Feyds lips.

"Hai! Hai!" the man challenges him again and creeps forward two steps.

Feyd aims his sword almost in a greeting.

The swordsman pounces

A timed side blow misses severing the tendons of Feyds left leg by the fraction of an inch.

One of Feyds barb-men instantly hooks the man leaving a barbed shaft in his right forearm pulling back his second attack on Feyd. The hook completely buries in his flesh where the man can not withdraw it.

Feyd yells at his barb-men “GET BACK!” The nine of them encircling Feyd to protect him look to each other in confusion.

You see Feyds anger rising as you watch from the balcony. He wants to fight and prove his valor but his uncle has so many safe guards installed. One by one he is stripping them away.

The swordsman backs up, lashing the barbed shaft to his arm with his weapon. "I do not feel your little needle Harkonnen!" he shouts. He creeps forward. ”And I too can hide behind my sheild” he mocks Feyd as he bends his body backward to give it the greatest surface of protection from his half-shield.

After several challenges from the swordsman Feyd decide to give the audience a show they have never seen before. He reaches his hand to his waist and clicks off his sheild. The action does not escape the crowd everyone is stunned as they gasp.

“DAMN YOU FEYD!” The Baron shouts. He slams his fist on his chair knocking over his drink in his booth. It was the most important thing he said to him, wear the sheild to protect your life. He almost trembles knowing his future Baron is risking his life to prove himself.

Feyds barb-men know this is a mistake and call out to him begging to help.

He waves them back

Swiftly, Feyd Rautha moves to the center of the arena where all can clearly see. He crouches and waits for the advancing swordsmen.

"I do not fear you, Harkonnen swine I’ll have you dead beside me!" The swordsman yells

Feyd-Rautha grins so far the swordsman taunts are the only things that have landed.

The swordsman lunges and they dodge each before clanging sword to knife. The swordsman is on the defense. Feyd begins slicing his knife and sword together trying to gut the mans torso. The man keeps pace retreating backwards defending Feyds onslaught.

The swordsman locks his stance and stabs his sword upward at the advancing Feyd who leans back avoiding a stab through his chin. The swordsman sees Feyd off kilter and goes for another slice.

Feyd sees his movements and goes for the short stab. The swordsman shifts and quickly grabs Feyds blade handle before he can pierce his ribs. Both men struggle for power holding the handle of Feyds short blade.

Feyd aims the blade to the man neck going for the kill beginning to struggle from exhaustion. At that instant the strength of the swordsman tips the knife back at Feyd.

Feyd watches as the blade shakily inches closer and closer directly for his left eye "You will DIE, Harkonnen!" The soldier yells. Feyd lets out a maniacal laugh experiencing one of the best thrills of his life, he locks eyes with the tip of the blade and then the swordsman as he faces his certain death. “JUST DIE!" The swordsman shouts exerting all of his strength.

Feyd regains the knife and plunges the blade into the swordsman throat . He holds him close by the back of his head sword still imbedded “You fought well Atreides” Feyd whispers. He pulls out his blade and lets the man suffocates on his own blood.

He steps back a space between them sufficient enough for his long blade. Feyd heavily slashes down the soldiers chest with all his strength. He draws a deep gash severing his pectoral muscles. The agony is instant for the swords man. He drops his blade to the ground.

The man disengages himself, staggering backwards

Feyd Rautha stands in silence tilting his head to the side with a cold eeriness. His eyes watch the slowed motions of the man.

Feyd stands tall and inhales enjoying the man’s slow suffering. There is a look on the swordsman’s face now for every watcher to recognize. Death was written there.

The man staggers forward one dragging step at a time reaching for Feyd while clutching his throat.

Feyd draws back at each step to give death its space.

Sadness contorts his mouth. He slumps, then stiffens and falls face down at Feyd Rauthas feet.

Feyd advances in the silent arena, he puts his boot under the swordsman torso and rolls him onto his back to give the galleries a clear view.

There is an eruption of noise from the stands and galleries around him. They are cheering with wild abandonment.

Feyd-Rautha turns, looking up to them and raises his knife triumphantly in the air. He keeps his arm out stretched as he walks the length of the arena declaring his victory.

All are cheering in adulation except the Baron. He sits with hands to his chin in deep contemplation on Feyds defiance. The Count and his lady, both stare down at Feyd, their faces impressed with smiles to tell the good news to the Emperor. Feyd-Rautha is a worthy successor, a skilled fighter with valor, admired by his people.

Your sisters are thrilled by his skill and stunned by his brutality. As you witness hundred of thousand chanting his name and screaming for him as he walks through the arena you understand how much of an influence a Feyd has over the entire populous of Giedi Prime, they adore him.

His birthday is a holiday, his family controls the largest army in the galaxy and he is rich beyond all measure. He can take over and rule any time he wants.

Na Baron Feyd Rauthas Birthday Celebration

You and your twelve Bene Gesserit sisters walk down the long dark main halls of the Harkonnen fortress. All beautifully dressed in gowns. It is night fall and fireworks explode flickering light around the halls through the glass ceiling. The entire city is lit up in celebration of Na Baron Feyd Rauthas birthday.

You are wearing the black dress Feyd personally had designed for you. The hooded gown is sleeveless and backless with a high thigh split. A special snap seam installed to protected your modesty. The fabric of the gown swishes as you walk in heels. Your excitement growing as you are about to see Feyd again.

You arrive at the glass dome. It is an enormous structure with a 360 degree view of the city skyline. As the doors open you are greeted with the sound of Giedi Prime music the large dome is decorated with banners honoring Feyd Rautha. There is a decorated platform stage and six long tables arranged in rows to seat several hundred to dine and be entertained for the evening.

The Baron ordered you to be brought at latest moment possible to minimize your time and contact with Feyd on his birthday. You are to be sent directly back to your quarters after his ascension ceremony. Feyd is cunning and calculated he has already planned for this.

The dome is filled with dignitaries, nobles and the Harkonnen inner circle. They nod or bow as you enter depending on their status. Your Bene Gesserit sisters are gestured to a separate table. You are taken to sit with Feyd. As you reach the center of the dome you take a glance at him.

He stands from his seat at the head of the table. Wearing all black. He is dressed high collar with a regal cape that crosses his chest. He has a silver medallion of his family crest pinned to the left side at his shoulder. He looks like a very handsome dark prince.

Feyd sees you and already he wants you. So stunning in the dress he had made for you his heart rate increases. He misses you by his side, it’s been days. It’s at that moment he realizes he will be Baron and proudly rule with you at his side.

As you approach him your doe yes meet with his hunters gaze. You have to catch your breath as you are standing next to him the heat is practically radiating from him. The servant pulls out your chair and seats you at the head of the table beside Feyd.

His eyes never leave your profile, finally you take a glance over at him and smile. His hands caresses your shoulder. You lean in and give him a chaste kiss. His lips linger he needs to be inside of you again. He can’t live any other way.

“It was an honor to dedicate my 100th win to you today my Baroness” he confesses. You smile at him adoring the affectionate name. It is the first time he hasn’t called you his pet. You appreciatively plant another kiss on his lips as a reward this one is slower.

He gets riled more with each kiss you give him, the longer you sit next to him the more he has an urge to breed you. He fidgets with his signet ring on his pinky trying to channel down his sexual craving for you. He hopes the ceremony is over soon so he can reclaim you. He traces his finger over your neck your love marks from him have completely faded.

His eyes never look away from you. He trails his fingers down your back, down your shoulder, he can’t keep his hands off you. Unable to contain himself any longer he reaches beneath the table places his hand on your thigh at the slit. His fingers caress and feel your soft skin there. You let out a breath as he pulls one leg away from the other. You feel his fingers inch between your thighs as you start to go weak.

“Feyd…” he cuts you off leaning in close to your ear. He pushes his hand between your legs resting at your pussy “I had this dress made especially for my birthday” he says smiling against your ear “Because I knew..” he pops one snap of your seam “ I was going to have you..” he pops the second one “sitting right next to me” his finger slides open the third seam. You are completely exposed.

He is so calculated and sensual your core pulls tight as your breathing increases from his touch. You want him. “Take me to your chamber” you plead in a whisper to him “It’s a ceremony in my honor we’ll have to wait”’ he smirks giving you a kiss on the shell of your ear. “But I want to enjoy a little gift first” he says glancing between your legs.

He presses his fingers onto your folds finding your clit, as he pinches it and you let out a breath. Your thoughts are cut short as you grip the chair. He’s found your entrance and begins pushing his fingers inside of you. He nuzzles his nose against your ear and plants soft kisses on your jaw. When he fully inserts his fingers deeply inside your tight walls you begin falling apart. Your mind goes fuzzy as you try to remain composed.

Feyd rests his head against yours and peeks up through his lashes. He notices Count Fenring and Lady Margot watching him intently at the table. He smirks and turns you to face to him.

Your cheeks are flushed your eyes are pleading. You are drawing too much attention. He places two fingers under your chin pulling you into a kiss. Even though everyone in the vicinity knows what he’s doing at the head of the table no one dares to intervene. They avert their eyes, Feyd Rautha reigns supreme in the Harkonnen fortress especially on his birthday.

You feel overwhelmed with passion as he slowly thrusts his fingers curling them into you. His eyes search yours, he knows you are going to cum you’ve been without him too long. He fingers you faster and your walls begin to throb. As he kisses you he collects your first small moan in his mouth.

You begin to panic realizing he’s going to make you silently cum in front of all the most important people in the galaxy it makes your core even tighter. He rests his left arm around you and gently guides your lips to his neck holding you against to him.

As your lips press on his sensitive flesh you begin to suck and bite his neck to keep yourself quiet. His fingers move deeply inside of you and rub against a certain spot that makes your wall begin to rhythmically flutter. When the feeling becomes too pleasurable you instantly cum for him and bite his neck to stifle your moans.

His throat tenses and releases as your walls clench on his fingers. He holds your face to his neck wanting you to bite him once more. You sink your teeth into his neck even harder the second time as you come down leaving a mark. You hear him groan and feel a chill run through his body as you release your bite.

You quickly whisper “Did I hurt you?” He whispers back in your ear “ Yes…I want more.” He brings your hand to his cock and you feel you how hard he is from your bite. So many ideas form in your mind recently discovering his kink cabinet. You give him a soft kiss on his neck over the bite mark. You know what your birthday gift to him will be.

His name is suddenly called by his uncle.

“Na Baron Feyd Rautha Harkonnen!” His uncle calls him to the stage Feyd quickly slips his fingers and lips from you. He whispers in your ear “After I receive my award make an excuse to leave and find my Page he will sneak you to my quarters” he instructs. You give him a quick kiss and he heads up to the stage. He discreetly sucks his fingers enjoying your taste as he walks up the upstairs.

Feyd approaches his uncle standing tall and reluctantly kneels in front of him. The Baron places around his neck the ancient Prime Giedi stone necklace signifying he has reached his ascension.

As the audience erupts in applause he stands back up staring down at his obese weak uncle. The only thing in his way of having you and becoming Baron is this detestable old man too evil to die.

Feyd smiles to himself, ruling Giedi Prime as Baron with his Baroness is his first goal. Becoming Emperor with you as his Empress is next.

“Feyd come speak with me in my chambers I have something I’d like to tell you in private. It’ll only take a moment” His uncle requests. Feyd looks to the table seeing you are gone. His frustration sets in wanting to be with you.

Normally he would enjoy escaping his birth day festivities but this time he wanted to be with you instead. Every second being taken from being with you infuriates him.

Once Feyd is at the Barons chambers he is stopped by the guards. Feyd waits several minutes until he is allowed to enter. His uncle as always using power plays to make him wait.

The guards open the door to his personal spa room. The Baron sits in his tub smoking hookah, two pleasure slaves on his right.

Feyd has been waiting for an opportune moment to set his plan in motion and this just might be it.

He smirks to himself at the brilliant idea he formed the day his uncle removed you from him. The day he swore he’d kill him. He will drug one of his uncles pleasure slaves with a slow acting toxin in the blood stream. One that will kill the Baron from prolonged contact. The Baron Vladimir Harkonnen will die a slow and painful death. Leaving the throne to his already appointed successor. Baron Feyd Rautha Harkonnen.

Feyd stands up taller breaking the long silence “You summoned me uncle?” He asks growing impatient. “Yes Feyd it’s about your Baroness. You've refused every pleasure slave sent to you and I understand now you’re going to save your cock for her …forever.”

He swishes his hand through the air as if trying wipe away the idea “What a waste, do you know how much your pleasure slaves beg for you? What does your wife have a cunt made of gold? ”He asks off handedly. “If you keep talking about my wife’s cunt I’m going to down you in that tub” Feyd says with his hidden rage seeping through.

His uncle chokes out a laugh “Dont be hasty, you’ll rule Giedi Prime soon enough. But I need you to show her who you really are, why you haven’t terrified her yet I don’t understand. I saw your blood lust in the arena today how much longer do you think she’ll allow that hmm?

You must dominate her and break her. If you do that, if I see you break the spirit in her defiant eyes then I’ll know you have absolute control of her. I will grant you my blessing to become Baron.” He takes a drag from his hookah pipe “But know this Feyd,I will never have a woman rule my people with my nephew as a puppet.”

Feyd knows no matter what he does his uncle will find another excuse to deny him of having you. He will use you as his weakness just as he does now. There is no pleasing the man he is a bottomless pit.

There is one way Feyd can change his fate. He points to his pleasure slaves “Uncle how can you discern which is your favorite?” He asks. “Oh they have no names or faces they are an object of satisfaction” he chuckles smoking on his pipe. Hmmm Feyd thinks, to himself, so I will have to poison them both.

Pleasurable Pain

The Page unlocks the door to Feyds room handing you the key and bows leaving your presence. You smile as you enter remembering his room all over again. As you remove your heels you already know how want to surprise him tonight.

On his birthday you are going to use his own kinks on him. You quickly take his display case keys and unlock the kink cabinet door. You pull aside several items and blend them on the sex toy table at the foot of his bed. A few cock rings, the glowing liquid, black nipple clamps, and four restraints. You will start with what you know.

You lift the blanket from his bed and lock a chained cuff to each post replacing the blanket hiding them in plain sight. You are quite pleased with yourself.

When Feyd enters the chamber looking stressed you almost change your mind to make love to him instead. You rush to him “What is it what happened?” You hold his face he looks even more stunning in the low lighting of his chamber. He immediately begins kissing you cradling your head in his hands. He pulls your hood down revealing your hair.

“I’ve done something that will secure our future. I didn’t realize the things I would do to get you back until you were taken away from me” he admits. You search his eyes “Your ascension?“ you ask trying to narrow down what he means. “Yes it will be sooner than expected, no one will be able to separate you from me again” he says tracing his thumb down the side of your face.

“I dreamt of you every night you weren’t with me“ he says softly kissing you lips “In my dreams I would fuck you” he whispers as he kisses you neck “I would fuck you until my cum spilled out of you” he says as he stops to look you in the eyes “and when I woke up I wanted you even more” he confesses. You begin slowly kissing each other lost in a passionate reunion.

You softly break the kiss looking into his eyes.

“Come with me “ you say and take his hand leading him to the bed. You sit on the edge and he begins to take his place on top of you but you stop him placing your foot at his waist keeping him at a bay. He smirks looking down at your dainty foot holding him back and then up into your eyes meeting your heated gaze.

“Take off all your clothing for me” you request. He immediately unclasps his cape letting it fall to the floor. You bite you lip watching how quickly he undresses for you.

You realize he listens and will do everything you say. Your eyes light up once he’s completely naked.

“Kneel”you point it the space infront of you. Feyd drops down on his knees infront of you

After witnessing the power and strength he has over an entire planet seeing him completely naked kneeling at your feet is surreal. You test your limits “Play with your cock Feyd-Rautha” you command.

When you see him grab his shaft in his fist and begin to pump his cock you immediately get wet. Chills cover the expanse of your body as he keeps going never breaking eye contact with you

” Feyd.. stop..” you say voice faltering from arousal. You spread your legs open in your gown. He can already see you glistening folds. “Come please me” your voice is just above a whisper due to your passion for him.

He places his hands at your waist and you rest your palms back on the bed. He tilts your hips in his hands to aim upward to his face. He grabs your legs one at a time placing them over his pale muscular shoulders. He scoops one hand around your hips pulling your pussy toward his face, sliding between your thighs on his shoulders. You let out a moan as his mouth connects between your legs.

You immediately place your hand on his head holding him close. “Feyd you feel so good” you praise him as he licks you with his warm tongue making your clit begins to pulse. He’s becoming your weakness.

You look up in then mirror on the ceiling and see he’s stroking his cock in his other hand. He’s overwhelmed with arousal as he eats your pussy. It drives you insane. You moan from the sight you need to please him.

“Feyd lay on the bed” you request breathlessly. He removes his mouth from you licking his lips. You stand as he climbs to rest in the middle. You look at his musclular pale body laying on the black sheets. His cock is already hard from eating you out and playing with himself. You lose your focus but quickly recover with your plan.

You climb on the bed and straddle his abs. You completely dressed with him naked. He places one hand on your hip and the other under your clit. You pull his hands away and his eyes look surprised.

You take his right hand and stretch his arm to lay flat on the bed. You lift the sheet and bring out the hidden leather restraint wrapping it around his wrist pulling the buckle tight. He has a wicked smile as he stares at you realizing your cleverness.

With one hand already strapped he willingly lays the other one down. You wrap and pull tight his second wrist restraint. His eyes flash with excitement from your surprise. You climb off of him and he spreads his legs letting you strap both ankles.

You stand back and admire your work, the physically dominating Feyd Rautha restrained on a bed for your pleasure. It exhilarates you beyond compare. The fact that he can’t move excites you even more you trail your hand from his ankle to his thigh.

You reach his chest and lightly scratch your nails down to his rock hard abs “If I hurt you will you tell me?” You ask sweetly. His cock twitches “Yes Baroness” he answers. The way he says your title makes your core hot “What will you say so I know if it hurts too much?”you ask innocently. You can’t help yourself as you slide your fingertip along his stiff cock.

“Red door” he says with an already established phrase. “Have you ever used ‘red door’ before?” You ask curiously. He has a devious smile as he tilts his head back reminiscing. He quickly meets your gaze again “No” he says confidently.

You are not the pain inflicting type but you see how he enjoys it so you will try for him.

You take your dress off until you are completely bare. He stares, eyes looking at your face and then your body. His heart rate increases finally seeing you exposed to him after being without you for days.

You go to the sex toy table and pick up a thick rubber ring to fit around his girth. You climb on the bed kneeling between his thighs. His cock is so large the way it towers between his thighs makes you overcome with arousal.

You regain your focus and bring the cock ring to place on him. He stops you “I want the tighter one the purple one” he requests. You smile at his boldness and exchange the rings at the table.

Before you climb on the bed he directs you further “In my night stand get the vial with the shimmering liquid inside of it.” he adds “What is it?” You ask finding the vial. “it’s lubricant..and it’s sweet“ he says with a grin that makes you blush.

You bring it with you and kneel between his legs. You glide the lube all over his already hard cock. It feels good to him as you coat his shaft up to his tip. His chest begins rising and falling as he stares at you enamored.

You take your hands and place the purple ring above his tip he watches intently. You glide the tight ring slowly all the way down his cock. He exhales sharply feeling it roll as you settle it at the base.

You watch as his tip becomes pinker and then his shaft as his tip turns red. His veins begin to show prominently pulsing. The urge to suck him or ride him is overwhelming but you also know he wants to be tortured.

You need his touch to continue, crawling up to him you begin kissing his lips. He kisses you back so needy for you. It’s been days he doesn’t want to let you go. You break the kiss and look him in his eyes “You’ll cum on my command” you say it just the way you remember him saying it to you “Yes Baroness “He says it so obediently you smile and kiss him one more time.

As you climb over his chest he stares up at your pussy inches from his face. He opens his mouth begging to taste you. But you flip around. Your face inches over his cock your pussy directly in his face.

He begins groaning as he feels you suck on him, tasting his cock sweet from the lubricant drives you insane with lust. Your pussy is spread in his face as you kneel and suck him. He yanks his wrist against the right restraint to touch you forgetting it’s chained.

He tilts his head back and watches you in the mirror on his ceiling. Your beautiful waist and back, your head slowly bobbing in his cock, he swallows thickly. He fights to stop his hips from thrusting in your mouth as you suck him so deeply. He knows you are enjoying the sweet lubricant on his cock.

He tilts his head down to see your folds are glistening more just from sucking him. When he sees your delicate fingers slide Into your pussy he loses all his resolve “ free me” he begs. You ignore him and slide your fingers in and out of your entrance sweetly moaning on his cock. He tosses his head back against the pillows chest heaving you are pleasurably torturing him.

Suddenly you stop sucking him and get up. You slowly run your finger through your slit collecting your wetness for him “Is this what you crave?” You ask bringing your fingers to his mouth. He readily sucks the arousal from you. When his eyelids flutter you quickly remove your finger from with mouth. “More ” he demands. His voice is deeper full of unbridled lust.

You reach and pinch his nipple hard instead watching his reaction. “Harder!” he commands. His voice rising from sexual frustration. He’s getting so aggressive it’s making you go timid.

You see the deep rooted insanity in his eyes wanting to feel pain. You know what he needs and go to the sex toy table returning with black nipple clamps. You kneel on the bed beside him.

His cock twitches and he tilts his hips from the bed almost unable to contain his excitement as he sees you dangle the black chain over his chest. These are different, inside the black metal clamps there are tiny needle spikes to inflict even more pain.

You clamp one nipple and then the other. You squeeze the clamps making the spikes pinch even harder into his delicate skin. You finally get a groan from him. He opens his mouth taking deep breaths as his eyes go wide feeling the arousal forming in his groin from the pain.

You gently take the chain and hold it in your fist. You pull the chain up and his nipples begin slowly stretching being pierced by the spikes. An agonizing scream finally rips from his throat as his body goes rigid, he breathes like he can’t get air to his lungs. You feel so tormented that he likes this.

You lean over and kiss him in his greatest moment of pain shocking his body rendering him senseless. His cock gets harder and begins to twitch. You release him from the kiss and pull the chain tighter.

He lets out a choked off moan as he cums without you even touching him. His cock spasms as he releases rope of after rope. His sperm covers his abs and his thighs. You release your hold on the chain and his breathing finally returns to normal. He rests his head back trying to process what happened.

You lean close to him again caressing his forehead with your hand. You shake your head in mock disappointment “I didn’t say you could cum” you say with a smile. You unclamp his nipples one at a time. The tiny piercings made from the spikes left pin pricks of blood on his nipples.

He has a wicked grin as he stares at you then he throws his head back and lets out a maniacal laugh. He realizes you are doing everything he did to you on the first night. “Let me kiss you” he says in appreciation. He is heavily panting enjoying your game his mind at ease now that the clamps are off. You shake your head no “let me kiss where you need it the most” he begs looking at the wetness between your thighs “no reward for you yet” you say sweetly.

You leave him tied and dab the blood from his nipples and clean him up wiping all the cum from him.

When he played this game before he was usually being flogged choked and humiliated by his pleasure slaves, lots of spit swapping and pain. It would take him over an hour to finally cum and they would fight over who drank it.

Then he would tie and torture them not caring for their pleasure but enjoying the way they screamed like unhinged animals as he fucked them to the point of injury. Looking back it feels like an out of body experience. He can’t even trace back to when it began but he believes as an adolescent his uncle must’ve made the arrangements.

He is deep in thought as you settle between his legs again. This time you have the glowing arousal fluid he doesn’t take notice. You slip his cock ring off. You are going to coat his length and have him push the arousal fluid it inside of you.

Of all his sex things you love this liquid the most the orgasms are so intense you feel the pleasure in every space of your body like your are floating in ecstasy.

You watch his eyes widen but you’ve already slathered his cock tip. “This is for females its going to make me cum instantly “ he cries out. You immediately close the bottle you didn’t realize.

He begins to feel his cock tip pulsing he closes his eyes and grits his teeth as his face flushes. “What do I do!” You panic. He opens his eyes and stares at you he can’t even think his cock is hardening as all the blood rushes to his tip and begins pulsing. His pupils have gone so wide the only color showing is black “I’m going to cum” is all he manages to say.

You quickly climb on his lap and sink down on his length. You feel the pinch of stretching on his size too quickly as you both let out moans.

Feyd is going listless breathing through his teeth, he holds out with every fibre of his being wanting to give you an orgasm. He is grateful you didn’t coat his full cock.

You place your hands on his chest and begin to ride him. The arousal fluid spreads quickly hitting directly into your cervix.“ Feyd your cock feels so good” you moan out as you clench on him.

You begin riding up and down on him wanting the feeling to last forever. He bucks his hips back into you as you both make sounds of pleasure. The arousal fluid softens your walls so well you want more you want him harder and deeper.

You work so hard your pace begins to falter you can’t even ride him, the feeling is so intense you just moan with your hands on his abs. “free me” his voice brings you back to the planet.

You lock eyes with him and nod. You reach and unbuckle one of his hands and then the other. He rises up against you with his powerful chest and wraps you in his arms hugging you tightly.

With his ankles still in restraints he places one hand on the bed for leverage and hold you to him as he slams his cock up into you.

You scream he’s going so hard. You hug him around his neck feeling his abs contracting as he thrusts. He begins pounding into you. The arousal fluid working perfectly the harder he fucks the more pleasurable it feels for you. As you gasp for air he grunts against your ear fucking you to pieces.

He doesn’t slow down not once for anything his hips clap between your legs until you cum. Your clit pluses as your walls flutter and begin to milk his cock. You place your mouth on his moaning throat as you bite him as hard as you can. He deeply groans from the pain and bursts rope after rope inside of you filling you with his cum. You whimper on his neck the feeling is so euphoric.

He feels his cock empty inside of you as he holds you in his lap panting heavily in your ear. You release your teeth from his neck. You have clearly marked him. You see the deep red circle of your bite and plant a kiss. He hugs you closer and presses your head to rest on his shoulder. He strokes down your back and rests his head to yours enjoying the intimate moment.

You suddenly sit up remembering he’s still restrained. You turn to the side in his lap unbuckling one ankle and then the other. He pulls his knees up bringing you back to him in his lap. “You want to see some thing” he asks with a smile. “Of course” you say. “It’s something I do every year on my birthday.” He admits. You both get out of bed. He puts a black cloaked robe on you then he puts one on himself and you sneak out of his chambers.

Secret Celebration

He holds your hand and guides you through the fortress trying to remain unseen. There are still guests in the halls . When he peeks around a corner and sees a group of delegates he puts a finger to his lips signaling you to remain silent . He waits until they aren’t looking then takes your hand and you slip unseen into a darkened corridor. He finally brings you up a large flight of stairs to a pair of stone doors at the top.

As you enter everything is black marble it is a large space with a giant scale window as a back drop with a view of the Capitol. All the lights are off only the moonlight shines through the gigantic window.

From what you can tell it looks like a spa lobby. He takes you to a smaller corridor with several opaque glass doors. He stops at the sixth one and pushes it open.

There is a floor to ceiling window viewing the capital and a large indoor rock pool in the center of the room. Feyd pulls his robe off and gets in halfway. He waits for you to remove your cloak and holds his hand out to make sure you get in safely over the flat marble edge.

The water is warm and relaxing. You smile as you sink in to your neck and then submerge your head fully. You resurface and it is quite dark in the room aside from the city lights and the glowing moon shining in the window. You look over and see Feyd resting back against a marble edge. He gestures you to come.

You swim over to the shallow end and he pulls you next to him.

Feyd rests his head back against the marble ledge to stare at the city lights, you join him and do the same “Get ready” he says. Suddenly one by one fireworks begin to burst across the entire city until they expand the entire skyline. It lights up the entire room.

You sit up and stare at the white bursts for miles you hear the sound of horns and drums begin. The entire capitol is having an enormous celebration for him.

“Feyd aren’t you supposed to be at your party?” you suddenly realize in shock” he grabs you by the upper arm pulling you to straddle his lap in the water. “I’d rather be here with you ” he says with certainty.

You stare at his full lips and into his blue eyes you are falling madly for him your mind starts racing remembering all of your Bene Gesserit training your first loyalty is to the order. You try to look back at the fireworks to gather your mind but he quickly brings his hand out of the water guiding your face back to his.

Your breathing is labored as you stare into his eyes. He gazes into yours like you are his only object of affection in the entire universe, before you realize it you are kissing him.

It’s heavier and different it makes your heart ache from guilt. As you kiss him the guilt of your betrayal to the Bene Gesserits worries you less and less until not at all.

“I want to fuck you while we watch the fire works he says” he says. You look in his eyes and smile, he loves sex so much. He stands up holding you and you wrap your legs around his waist kissing him as he carries you through the water to the other ledge closer to the window. He grabs your slippery waist turning you over chest flat on the marble ledge.

He reaches his hand between your legs beneath the water. He checks your entrance the water sealed you tight you aren’t ready. He lifts your waist out of the water so your stomach and chest are on the marble ledge. Then he kneels as devours your pussy from behind.

Your moans echo the room not expecting it. As you begin to get wet he slides his finger in working you open. Your mind is going blank just taking everything he’s giving you. He rests one knee on the underwater ledge to be level with you. When presses his cock tip to your entrance and you gasp. Your heart is already pounding wildly in your chest.

His cock penetrates you hard stuffing you full. You let out a deep moan as you try to adjust to his size. This time he lets you. He pulls you back into the water so your knees rest on the ledge. He places one foot on the on the floor and the other on then ledge with you.

When he thrusts into you the water makes you move all around. He wraps his hand around the back of your neck and presses your chest flat on the marble for more leverage. As his thrusts get harder you whimper and moan trying to stay sane.

He loves the feeling of your cunt being stretched around his thick cock. He pulls you back to him and begins to whisper in your ear as he thrusts unable to contain his arousal for you “You enjoy being stretched around my cock don’t you, I love the sounds you make for me.” You can’t form words only deeper moans as you nod.

He presses himself fully inside of you smacking his hips into you as his cock pushes into your cervix “I can barely fit inside of you and still your pussy tries to suck me in” he says voice straining voice full of arousal as he thrusts harder. He feels you clench on him and he groans in pleasure. His cock twitches knowing his reward when he makes you cum. He gives your cheeks a nice smack for feeling too good.

He leans over you pressing your chest flat on the marble. He places his hands on top of yours intertwining his fingers locking you down.

He licks a long wide stripe up the middle of your back starting between your shoulder blades.

You begin letting out pleasurable moans. Your eyes close enjoying the feeling of his wet slick tongue exploring your body.

When he turns animalistic like this it sends chills up your spine triggering your climax. Your nipples harden as he settles his tongue at the crook of your neck. He licks and sucks there with such fervor your throat pulses as he creates the bruise, you rhythmically clench on his cock.

He bites his black teeth into the delicate skin of your throat and your walls begin throbbing as the tightness in your core intensifies. He takes one arms to wrap around your torso pulling you back to him and shortens his thrusts.

They begin to pierce through your tight walls as he sucks more loving bruises into your neck. You are moaning so loudly it’s edging him on. He begins to grunt against your neck feeling his cock swell tighter ready to cum.

Feyd suddenly stops his movements, holding you still. He hears voices from the lobby. You are both panting loudly as he covers your mouth.

He hears the hushed voice of one of his uncle’s his advisors “Yes he is here m’Lord however he’s in the throes of passion with his Baroness and it being his birthday I didn’t want to disturb him.” “The throes of passion?!“ his uncle angrily whispers

“Yes m’Lord it was louder before but if were quiet maybe you can still hear them.” They all fall silent to listen . Feyd remembers his uncles words about dominating you into submission and he smirks. “ To get them to leave I’m going to need you to scream like bloody murder for me” he whispers and you nod.

He pushes you down flat against the marble lifting your submerged half out of the water. He pins you down with his hand at the back of your neck as he begins to use you.

“Time to fill my tight little cunt up” he yells spanking you as he thrusts. The distraction sends shocks through your body and makes your clit pulse. He spanks you again and you let out a loud moan as your mind goes fuzzy.

His breaths get heavier as he plows his cock harder into you and your body goes listless. Your moans are unending as he fucks you onto the marble.

“Scream for me! “ he yells and he spanks you hard as you moan in pleasure. He spanks you again and again and again until it begins to hurt and your brain clicks you are supposed to pretend scream in pain. The sound rips from you throat so loudly it reverberates the walls. It sends a chill through Feyd.

The Baron and his men look to each other all too stunned to speak “The boy listens after all “ the Baron finally speaks up with an grin “He’s finally training that defiant wife of his, I just need to hear it a moment more and we can leave” the Baron listens as you scream “Feyd please…no …please…stop!” followed by a blood curdling scream .

A deep laugh reverberates in the Barons chest he loves the terrified screams of women. Especially being caused by a Harkonnen “She won’t be right for weeks, once the healers stitch her up she will no longer be a problem” the Baron chuckles to his men as they depart the spa.

Feyd hears the noises of his uncle and his advisors leaving the spa.

He pulls you back up against him and covers your mouth to make you orgasm without them hearing. He pinches your clit until it begins throbbing then he rubs it increasing in pressure until you are overwhelmed moaning into his hand.

He thrusts into you at his hardest. Pummeling into your body until he can no longer hold out. He releases his load into you as you both orgasm. You moan pleasurably as your walls milk him of his seed. His hips stutter as he groans emptying his cock into you. He releases your mouth and it takes you both several moments to recover.

The fireworks slowly begin to die down and you rest your head back against his shoulder. He always fucks you until you’re exhausted. “Feyd I’m tired” you admit. “Your chambers are closer let’s sleep there tonight” he decides. You collect your robes and sneak out together.

A Change of Fate

When you get to your chambers your handmaiden sleepily opens the door. When she sees Feyd-Rautha her eyes widen in fear “m’Lord, Na Baroness “she stutters as she bows ushering you inside . She dare not remind Feyd of his uncles rule of his visitation restriction for fear he will slit her throat.

Feyd looks around your sitting area at all the books you’ve collected from the library on your tables. He notices one stack in particular. Every spine on each book reads ‘Harkonnen’ his eyes widen in apprehension, you’ve been digging into his family history.

You open the doors to your chambers and he sees the room is full of color and life. Accustomed to the monotone grayscale of the fortress he is stunned. There are vibrant flowers , paintings, candles, decorative vases and sculptures through our your bed chamber. All of the linens are patterned in shimmering colors of gold and powder blue. A pillow of each color and shape matches the bedding.

There are gifts all over your room some even unopened. When he slowly realizes they are for your pregnancy he hesitates unable to say anything. You see the concerned look in his eyes and smile lovingly gesturing him to come to you.

He holds you close and you take your hand to his temple. Your fingers delicately caress him there to transfer him calming energy. After a moment his eyes soften and he feels the apprehension of fatherhood lifting and changing.

His fear is replaced with serenity. The female he cares for the most is carrying his heir and he will cherish her. Whether he can be a good father or not is a test of time. His mind begins expanding onto a new intrusive thought.

He can barely even remember his own father, he has only known the Baron. He struggles to recall a distorted memory . His uncle screaming at him that his father had betrayed the Harkonnen name and he would no longer be the alias Feyd-Rautha Rabban but now Harkonnen. It is a core memory he can stem his resentment from.

You grow weary and place your hand on his chest. You are barely able to keep your eyes open. His eyes refocus and realize it is very late. He locks his feelings deep inside of him self again. He needs to be prepared for another fateful event happening soon.

As you go to rinse your face and cleanse your mouth. He calls your hand maiden, “Find my Page have him bring my clothing and personal effects here I’m staying the night” she nods hesitantly and departs.

She finds his Page relaying Feyds message and ensures her reputation by reporting Feyds defiance to the Barons Lord in waiting. The Lord in waiting shoos her away something far more misfortunate has happened in the Barons chamber. He and two of his pleasure slaves are found naked and unresponsive. Their skin displaying a faint purple hue. Fearing disease or an airborne poison they seal the chamber until the healers can arrive.

You emerge from the basin room yawning as you disrobe and climb into bed. Feyd looks over you and smiles as he takes his robe off and climbs into bed next to you.

He stretches in the feeling of your silk sheets caressing him all over his body. He pulls you to him and brings your arm across his chest making you hug him. You press a kiss to the bite mark on his neck“ Happy Birthday Feyd” you say as you close your eyes. He smiles and pets your head. Slaying a warrior and getting his Baroness back have been his favorite gifts. Another secret joy fills his heart as you both drift off to sleep.

Early the next morning there is a banging at the door. Feyd sits up and gets dressed already rehearsed. The handmaiden opens the door and allows the visitors entry into the seating room. Once Feyd is dressed he kneels at the side of your bed as you sleep, he strokes his thumb down your jaw, if all goes according to plan he can have you forever. He stands up prepared for the onslaught of the day.

He emerges from the bed chamber into the entry sitting room . Three advisors and six guards are waiting. The lead advisor bows “Lord Feyd Rautha the Baron has fallen ill, your presence is requested at once” Feyd doesn’t respond he tightly presses his lips not to smile and gestures them to lead. He follows them out of the room to the medical bay of the fortress.

Word travels quickly through the fortress and into the populous during the early morning hours on Giedi Prime. The Baron Vladimir Harkonnen is dying.

To Be Continued…

Part 4 Madness & Mayhem Harkonnen Reunion |Feyds Depraved Kink |Long Live the Baron4

⚔️ Fic Tag List: @burnthheparaphilia @elvismylove04 @lindszeppelin @obsessedvibee @abswifey @jessica987 @hardcoredisneynerd @faegoddessog @austiebuttbutt @oh-my-front-door @slowsweetlove @purejasmine @i5uckersblog @phil2135561 @lovereadingfanfic @steph-speaks @rougegenshin @maloribarnes1999 @meetmeatyourworst @moony-artemis @xxxstormyninixxx @prettypinkblogger @thegabbyh @magicovento @aoi-targaryen @austinswhitewolf @skinny-baby-4eva @mimsie95 @the-wanderer-2022 @jakesullyissopookie @francis-writes @shiranai-atsune @berlinalv @everyonelovesavalet @dacreshoney

#feydrautha x #feyd rautha x you #feyd rautha x reader #feydrautha #feyd x you #feyd x reader #austin butler #austin butler fanfiction #dune part 2 #dune part two #feyd rautha harkonnen #feyd smut #austin butler x fem!reader #austin butler smut #smut #fanfic #feyd rautha #feyd #feyd rautha smut #austin butler x #austinbutler #austin butler smut fic #austin butler fic #austin butler fandom #austin butler x you #austin butler reader #austinbutler x #fanfiction #Feyd Rautha x fem! #austin butler x reader

[jessecrust]

We must stop being surprised

The studio that made one of the best games ever is currently imploding. ZA/UM, the studio that made Disco Elysium, is laying off 25% of their staff, including the last remaining credited writer for the hit video game. It's rare for a game to move me as much as Disco Elysium did, it's even rarer for the main creative forces who made the game to thank Karl Marx at their acceptance speech at The Game Awards. It is a breathtakingly beautiful and gorgeous work of art that made me laugh, slip into depression, cry, and smile so big my entire face hurt. After struggling through so many overlong, pretentious, AAA slogs like The Last of Us and God of War sequels, I never wanted to leave doomed Revochol. And it seems that, once again, the reward for surprise success and bringing something unique and wonderful into the world is misery and ruin.

The point of this is not really to document the facts of this sordid business, the legal battles, the documentary made about the studio, the drama, etc. All of that matters, and I'm sure others will cover it, but what matters to me about this is how unsurprising it is. We must stop being surprised that this keeps happening. We can no longer be surprised when the next surprise work of genius made by passionate, idiosyncratic people is slowly and fatally smothered by the financial criminals. There's a basic incongruity between creatives and financiers that, in the best of times, seems like a mutually beneficial relationship. But please understand that these soulless piles of money are all scorpions that will inevitably dig its stinger into your frog back the first chance it gets. Netflix was always going to charge you more to watch ads. The line on the graph must only go one way, the system proposes infinity in a finite world and tasks CEOs, HR departments, and mangers to make the impossible possible.

What I find the most grating is the inevitable reply: "profit is the only reason that these things exist". I truly wish I could experience life through the brain stem of the person who believes this. It must be fascinating to be so dull. Even worse, there's a non-zero chance that the person saying this has downloaded--for free--a PC mod for one of their favorite unoptimized, unprofitable to patch, forgotten games that fixed most of the major bugs and issues. The money, hustle, profit, business obsessed mind cannot comprehend the joy and pleasure of creation for its own sake. Nor, I suspect, can it comprehend art, preservation, aesthetics, history, etc.

I wanted to end this with the Jonas Salk quote about patenting the sun, so I looked it up to make sure I wasn't misremembering it: " There is no patent. Could you patent the sun?" And, sure enough, as if the universe reached out its fist to burying it into my gut, I stumble upon a Slate article titled "Jonas Salk: Good at Virology, Bad at Economics". The human race survived thousands of years without Economics, consultants, and private equity firms. If only we could go without them again.

#video games #disco elysium #capitalism

[kaibacorpintern]

tips and tricks on writing the kaibacorp environment

yes, this is pedantic. but more than that, YES i love small background details that lend a greater sense of accuracy and structure to a fictional world. this is not a complete or exhaustive list. (you are, of course, free to ignore and do whatever you want.)

Kaiba Corporation does not have "clients" - Kaiba doesn't do project work for hire; he's not an attorney or a consultant or an architect, he doesn't do billable hours. his meetings are most likely with his investors or business partners like Pegasus, with his board or c-suite executives (e.g., his chief technology officer, his chief legal officer, his chief human resources officer, etc.), various departmental meetings he might find interesting, and so on. Kaiba Corporation does have customers (the people who BUY the duel disk)/consumers (the people who USE the duel disk) but people who go to Kaiba Land will probably be referred to as visitors or guests. his primary responsibility, as the CEO of a publicly-traded corporation, is creating (financial) value for his shareholders and investors. (whether or not he gives a fuck about this responsibility is up to you.) .

Unless it's something he is responsible for, like quarterly earnings calls and shareholder calls, Kaiba doesn't have to finish or work on reports; he has very few deadlines he himself has to meet; he is not reviewing anything except the most important documents. Even then, as the CEO/president, someone is probably writing the most important documents FOR him and then handing it over for him to present or read off later - which he might revise/adjust as he likes. Kaiba's workdays most likely consist mainly of meetings where people report on how things are going to him, setting business strategy with the c-suite, meeting with the more heavy-hitting investors (for the drama: 'we will withdraw our investments unless you do X,') and writing a bajillion emails. .

Kaiba and Mokuba do not do any hiring or interviewing except for c-suite positions, because those are the people they work with most directly every day, and the people they most need to know are capable, qualified, and competent. they are way too busy to sit down with each one of the 38783 entry-level candidates Kaiba Corp combs through every day. for positions like their executive assistants or chief of staff, who might manage day-to-day schedules and do things like order lunch, an HR manager narrows the field to several qualified candidates and THEN Kaiba would make the final decision on who he wants to hire. .

No one is getting past the front desk at a place like Kaiba Corp without an appointment or a badge. Any given visitor X has to check in at the front desk - the front desk receptionist will look them up in the appointment register, give them a badge, and then let them through. For the c-suite level, or anywhere Kaiba takes his most important/official meetings (like his own office), there might be a second lobby/second desk controlling access. .

Some important dates on Kaiba's and Mokuba's calendars, when the pressure is on and they might be working much harder than usual (for the stress and the drama): - end of quarter/EOQ (4x a year) - end of fiscal year/EOFY. may not be aligned with calendar year - for example, the end of fiscal year might be march 30 - quarterly earnings call (4x a year) - yearly earnings call. Kaiba himself, or someone very high up, like a c-suite exec or a VP, will lead these calls - for things like duel disks, the months leading up to the holiday retail season (when they're preparing for greater demand on consumer product goods) and the holiday retail season itself - for things like Kaiba Land, the summer vacation season, but largely dependent on where their parks ARE (southern california when the weather is nice year-round? tokyo when you have colder weather in the winter and slightly lower attendance? etc.) .

VERY IMPORTANT: Kaiba has an office minifridge. imagine whatever you want in here. his executive assistants or office managers will keep this well-stocked. .

Kaiba, or Mokuba, might lead the quarterly "all-hands meeting" - which is an internal meeting for all employees. for a place like kaibacorp, which KT said has ~2,000 employees, this might be held in a large hall/auditorium. things that might happen at the all-hands meeting: hiring updates (we hired 300 new people in the EMEA region), new mission statements, reiteration of core company values, sharing the company's progress on various OKRs/objectives & key results or key targets (duel disk 2.0 released this year to great acclaim and we made 34.5 billion dollars! suck it nintendo!), public (and potentially anonymous) question-and-answer session at the end, where Kaiba or Mokuba might field employee questions. .

Kaiba or Mokuba might also be responsible for a weekly or monthly all-staff email keeping the entire company apprised of announcements, new partnerships, new business ventures, progress on whatever, new investments, etc. again, someone else (like a marketing manager) might write this for them and send it over for their review/adjustments, but the email officially comes from them. i personally like to imagine Kaiba writes some absolutely bonkers staff emails

#intern memo #this is not to say 'YOU'RE DOING IT WRONG' but instead 'if you want kaibacorp to feel real and accurate this may help' #enjoy. i welcome any additions or polite and friendly corrections

[wakeupandchooseviolets]

"Do you... enjoy this?"

Shit.

I need to deflect, but when I open my mouth, all that comes out is a low moan. I feel so... massive. I can barely think.

"The first time, I was just worried about you. The second time... I just thought it was a weird coincidence. But now," she gestures at all of me with both hands. It's a big gesture. "Three times feels like more than coincidence."

She's not wrong. I've got to say something.

"I've known other people who've gotten blown up, you know? And after they get... you know, fixed, they've- they've all developed phobias, or left town, or gone through really intense therapy. But you," she says, placing a palm on my exposed belly, "have been completely unfazed. You just keep coming back for more."

My skin feels electric where she touches me. Everything is so full and tight, every little brush of breeze against my exposed skin is searing pleasure. I moan again, and she whips her hand away like she'd laid it on a hot stove.

"Sorry! I know I shouldn't be so casual about this. I should really call someone to come help you." She starts patting her pockets looking for her phone. "Sorry," she says again, then she stops. She looks back up at me.

"Should I even call for help? I should, right?"

Is that even a question?

"But what if you just do this again?"

Ouch. I've been lax, I guess, but I haven't been doing this on purpose! I mean... I have thought about it, but... it hasn't been intentional.

I think.

"It just takes up my time. The medical crew's time. Company resources." She looks conflicted. "Maybe I should just leave you like this."

Oh.

I try to plead my case, deny it, but all that comes out is a halfhearted "Nnnnnnnnnn-" before she cuts me off again. I'm just too full to speak.

"I could have you transferred to taste-testing," she muses. "Putting up with weird shit is, like, their whole job description." She starts dialing on her phone. Someone answers promptly.

"Hey, you'll never guess what happened again. Yeah, again again. Third time. Yup, big enough to roll, for sure."

She absentmindedly pats my belly with her free hand, like I'm some sort of bad boy you could fit so many things in. It's thrilling, that small touch. I nearly lose it, right then and there. Thankfully though, she remembers I'm a person just in time to give me an apologetic look before clearing her throat and returning to her call.

"Can you see if R&D has any openings for a QA Consultant? I know, right? All my ideas are good ideas. She's clearly more interested in being a giant balloon full of wasted product than an accountant."

I guess she's not wrong.

"No, no need for a trip to the squeezer. Put a note in her file that she's only to be reduced if she asks for it explicitly. Maybe have them bring a safe-suit, too. Hm?"

She looks me up and down. It's a long, curious look.

"No idea what size. Big. Really, really big. Yeah. One of the ones with the belt. Mhm. Yeah, she's not exactly naked, but... yeah, let's not give HR anything to complain about. Right. Yes, I'll follow up with her landlord and emergency contacts as needed. Yup. Thanks. See ya."

She turns back to me. She takes another long look, and then sighs.

"Congratulations on your promotion," she says, with a weird mixture of sincerity and irony. "We'll obviously miss you in Finance, but we're happy that you'll be rolling onward to bigger opportunities."

Oh good, she's got jokes.

"Sorry, sorry, I shouldn't make fun. Company policy is to treat this as a medical emergency, so I'll be staying with you until help arrives."

She checks her phone again.

"If you want, I can come visit you once you get settled in? I know I've always been happy to see friendly faces amidst all the strangeness of a new job."

She looks up at me again, sadly this time.

"I was looking forward to getting to know you better, you know? I noticed how you started dressing differently after your first... incident. HR would probably have something to say about how much I was... noticing. I thought maybe you were trying to get away from the trauma by being more poised and put-together."

She kicks her heels off and slides down the wall until she's sitting, obscured by the curve of my body.

"Oh well. Probably better for everyone that I didn't start hitting on a coworker."

Wait.

"Especially not one who keeps finding excuses to swell up until she's spherical," she adds, wearily.

Fair.

"I really should have seen this coming, shouldn't I? I mean, you've been touring the factory floor on your lunch break weekly. That's on me, I guess."

She hops back to her feet. "I think I hear the Medical folks." She brushes her skirt out, and looks me in the eyes one last time. "Hey, listen... I'll see you a-round."

She smiles and rolls her eyes at her own terrible pun, and walks away.

#inflation kink #body inflation #full body inflation #local inflated woman fails to lesbian #more news at eleven #my words

[prismatic-bell]

HEY YOU

YEAH YOU

Wanna show you a thing.

Pretty, huh? It’s two different lesbian flags, both crocheted using ombré yarn to add a little more something-something to the colors. Handmade. (Crochet cannot be replicated by machine.)

Anyway these items are 40”x40” (just over 100x100cm), available for commission, and…wait for it…

…while they cost $350 total, up front you pay only $50 or the cost of materials (whichever is greater). If I have to buy materials, this ensures I’m not out the money if you decide you no longer want the item (yarn is not cheap). If I happen to have the colors already in my stash, this is basically a stake to make sure I don’t get left holding the bag on a color combination that may be hard to sell later. The remaining $300 is owed in 6-8 weeks when I finish and ship your item. The flag above that you may not be familiar with is a commission with a satisfied buyer, so I’m pretty sure if you want a confirmation you will actually get what you ordered, I can refer you to them.

ITEM SPECS:

—40x40”/100x100cm

—allergen-free acrylic (I would love to work in wool but I’m allergic and stuff like alpaca would take this way out of all our price ranges)

—completed in the round using Russian “magic” joins (knotless join; no loose ends)

—any color combination you like (Pride flag? Favorite colors? Just want something to match your decor?) provided I can find the appropriate colorways. Any item requiring significant amounts of black will require a price discussion due to a significant increase in labor.

—Ombré colors may be “chopped” (cutting up the skein to make each stripe start and end neatly at the end of the row) or I can let them flow, as you prefer. Chopped versions may require extra yarn.

THE COST INCLUDES:

—Seven skeins of acrylic yarn; this is the amount necessary to produce a four-color/four-ombré blanket. Contact me for math on additional colors.

—all labor, billed at approx. $7/hr. The price will not increase from the quoted price due to additional hours on my part unless the additional labor is due to significant use of black, in which case the cost will be discussed before the item is begun.

—a card containing 12” each of all colors used, from the relevant dye lots, in case of an accident requiring repair. Additional lengths will be provided if a color takes up a significant portion of the blanket (for example, if it’s only solid white and solid red).

—shipping within the contiguous United States or a $14 discount on overseas shipping (this is the cost within the US)

—color consultation on the precise colorways used for your item, should something require interpretation

Any delays in the process will be clearly communicated. On this I will absolutely refer you to my last commission; the company encountered supply chain issues that delayed the gray, and sourcing the desired pink for the exterior 5” turned out to be almost impossible. (But I did it!) I began work with the inside colors as soon as the gray was available and kept the client abreast of What Is Happening Now With The Pink, including offering secondary contingency options.

I cannot make the lipstick lesbian (“pink stripe”) flag. This is not due to any personal beef with the flag or with lesbians, but rather The Crafter’s Eternal Beef With This Flag Specifically: try source all seven colors, in the same weight, from the same brand, all currently in production, take this sword because it’s dangerous to go alone, good luck. Keep in mind if you use ombrés for this you’re adding a good 5-10 hours in terms of sorting the colors. The closest I’ve managed to get is the sunset-flag-inspired ombré above. I have tried. Do not get angry at me for this, get angry at whatever dumbass designed the flag without looking at readily-available ranges of craft supplies. I’m happy to work with you on a “we can try to get close” design, but the full color range just is not there. I’m sorry.

I cannot make the Progress Pride flag. It’s a beautiful flag and I have some great ideas for how I’d love to do it when I learn to make chevrons properly, but I’m not happy with the quality I’ve been able to produce and I will not release work I’m unhappy with. (Check back in a year. I’m learning some new stitches that may remedy this.) This is also true of the Queer Chevron flag, for the same reason. I’m happy to make a regular trans flag, Philadelphia (black and brown stripe) Pride flag, or Inclusive (final Gilbert Baker design, 2019) Pride flag instead.

Interested? Christmas and Chanukkah are only seven weeks away. NOW is the time to order if you saw this and went “oooh, that’d be great for…”

Support your small fibercrafters, buy a handmade blanket! You can contact me via DM if you’re interested. (And if you’re wondering: yes, I can make hat/scarf sets, too—just ask for a quote.)

#small business #crafting #crochet #support small business #your commission lets me fill my gas tank and build my dream vegetable garden #no superyachts are nurtured by the purchase of this item

[bfpnola]

Hey! We're back with part 2! Better Future Program (@bfpnola) is officially looking for youth volunteers between the ages of 14 and 25 for our Advocacy Committee. Don't see a role that fits your identity or beliefs? Don't worry! We've got SO MANY opportunities, we had to split them up across multiple posts! Feel free to check our Linktr.ee for more positions or our "Apply Now!" highlight on Instagram in the coming weeks!

And if you don’t know who we are? Welcome! BFP is Black-, queer-, and woman-owned nonprofit, entirely run by youth! Since 2016, we’ve been accepting volunteers not just from Bulbancha (so-called New Orleans, Louisiana), but WORLDWIDE! Our mission is to globally expand peer-led political education, support, and imagination for marginalized youth!

To fulfill this goal, we offer over 3,000 free resources through our Liberation Library, design and execute mutual aid-based projects, and offer the safe space young activists need to ask questions and grow. If this sounds like something you’d be interested in, check out our International Youth Leadership Positions page in our bio!

Image description below.

[ID: All slides share the same background. There is a repeating list of BFP’s guiding principles and core beliefs in translucent, all-white, capitalized letters. BFP’s guiding principles include youth-centricity, self-liberation, transparency, accountability, horizontality, community, and intersectionality. BFP’s core beliefs include the right to organize, educational equity, youth liberation, anti-racism, religious liberty, disability justice, climate action, decolonization, gender equity, queer/LGBTQ+ liberation, bodily autonomy, fat liberation, abolition, caste abolition, anti-authoritarianism, and anti-capitalism. A burnt orange to amber gradient overlays this list. A bold, white square frames the image with a white arrow pointing right in the bottom right corner.

Slide 1 reads: “LINK IN BIO. APPLY NOW! INTERNATIONAL YOUTH LEADERSHIP POSITIONS! REMOTE & IN-PERSON.” There is a BFP logo in the lefthand corner and the words “Part Two” in the righthand corner, as this is the first of multiple posts showcasing open leadership positions.

Slide 2 reads: "Advocacy Committee: Africana Advocates

Responsibilities Include:

Develop and execute your very own political education workshops related to African countries and their diasporas

Build local mutual aid networks to meet the basic needs of those of African descent

Provide consultation to other marginalized youth to promote awareness and appreciation

Time Commitment:

Other than our weekly 1.5-2 hr meeting, usually on Sundays, you're free to design your schedule around your tasks!

Requirements/Eligibility:

BFP prioritizes the leadership of marginalized communities. Tap the International Leadership Positions page in our Linktr.ee for more information! Link in bio @bfpnola :)" Slide 3 reads: "Advocacy Committee: Indigenous Advocates

Responsibilities Include:

Develop and execute your very own political education workshops related to your Indigenous community

Build local mutual aid networks to meet the basic needs of various Indigenous communities

Provide consultation to other marginalized youth to promote awareness and appreciation

Time Commitment:

Other than our weekly 1.5-2 hr meeting, usually on Sundays, you're free to design your schedule around your tasks!

Requirements/Eligibility:

BFP prioritizes the leadership of marginalized communities. Tap the International Leadership Positions page in our Linktr.ee for more information! Link in bio @bfpnola :)" Slide 4 reads: "Advocacy Committee: Pacific Islander Advocates

Responsibilities Include:

Develop and execute your very own political education workshops related to the Pacific Islands and their diasporas

Build local mutual aid networks to meet the basic needs of various Pacific Islander communities

Provide consultation to other marginalized youth to promote awareness and appreciation

Time Commitment:

Other than our weekly 1.5-2 hr meeting, usually on Sundays, you're free to design your schedule around your tasks!

Requirements/Eligibility:

BFP prioritizes the leadership of marginalized communities. Tap the International Leadership Positions page in our Linktr.ee for more information! Link in bio @bfpnola :)" Slide 5 reads: "Advocacy Committee: Central Asian Advocates

Responsibilities Include:

Develop and execute your very own political education workshops related to Central Asia and its diasporas

Build local mutual aid networks to meet the basic needs of various Central Asian communities

Provide consultation to other marginalized youth to promote awareness and appreciation

Time Commitment:

Other than our weekly 1.5-2 hr meeting, usually on Sundays, you're free to design your schedule around your tasks!

Requirements/Eligibility:

BFP prioritizes the leadership of marginalized communities. Tap the International Leadership Positions page in our Linktr.ee for more information! Link in bio @bfpnola :)" Slide 6 reads: "Advocacy Committee: East Asian Advocates

Responsibilities Include:

Develop and execute your very own political education workshops related to East Asia and its diasporas

Build local mutual aid networks to meet the basic needs of various East Asian communities

Provide consultation to other marginalized youth to promote awareness and appreciation

Time Commitment:

Other than our weekly 1.5-2 hr meeting, usually on Sundays, you're free to design your schedule around your tasks!

Requirements/Eligibility:

BFP prioritizes the leadership of marginalized communities. Tap the International Leadership Positions page in our Linktr.ee for more information! Link in bio @bfpnola :)" Slide 7 reads: "Advocacy Committee: South Asian Advocates

Responsibilities Include:

Develop and execute your very own political education workshops related to South Asia and its diasporas

Build local mutual aid networks to meet the basic needs of various South Asian communities

Provide consultation to other marginalized youth to promote awareness and appreciation

Time Commitment:

Other than our weekly 1.5-2 hr meeting, usually on Sundays, you're free to design your schedule around your tasks!

Requirements/Eligibility:

BFP prioritizes the leadership of marginalized communities. Tap the International Leadership Positions page in our Linktr.ee for more information! Link in bio @bfpnola :)" Slide 8 reads: "Advocacy Committee: Southeast Asian Advocates

Responsibilities Include:

Develop and execute your very own political education workshops related to Southeast Asia and its diasporas

Build local mutual aid networks to meet the basic needs of various Southeast Asian communities

Provide consultation to other marginalized youth to promote awareness and appreciation

Time Commitment:

Other than our weekly 1.5-2 hr meeting, usually on Sundays, you're free to design your schedule around your tasks!

Requirements/Eligibility:

BFP prioritizes the leadership of marginalized communities. Tap the International Leadership Positions page in our Linktr.ee for more information! Link in bio @bfpnola :)" Slide 9 reads: "Advocacy Committee: West Asian Advocates

Responsibilities Include:

Develop and execute your very own political education workshops related to West Asia and its diasporas

Build local mutual aid networks to meet the basic needs of various West Asian communities

Provide consultation to other marginalized youth to promote awareness and appreciation

Time Commitment:

Other than our weekly 1.5-2 hr meeting, usually on Sundays, you're free to design your schedule around your tasks!

Requirements/Eligibility:

BFP prioritizes the leadership of marginalized communities. Tap the International Leadership Positions page in our Linktr.ee for more information! Link in bio @bfpnola :)" Slide 10 reads: "Advocacy Committee: Latine Advocates

Responsibilities Include:

Develop and execute your very own political education workshops related to Latin countries and their diasporas

Build local mutual aid networks to meet the basic needs of various Latin communities

Provide consultation to other marginalized youth to promote awareness and appreciation

Time Commitment:

Other than our weekly 1.5-2 hr meeting, usually on Sundays, you're free to design your schedule around your tasks!

Requirements/Eligibility:

BFP prioritizes the leadership of marginalized communities. Tap the International Leadership Positions page in our Linktr.ee for more information! Link in bio @bfpnola :)" /End ID.]

#reaux speaks #hiring #volunteer #youth activism #african #african diaspora #african american #black power #indigenous #aboriginal #first nations #native american #pacific islander #central asia #west asia #south asia #southeast asia #east asia #latine #latinx #chicano #advocacy #youth #high school #middle school #university #remote #in person #hybrid #abolition

[boxoftheskyking]

So you might want to buy a house

DISCLAIMER: all of this is based on my own experience, and I am in no way a real estate professional. This is just some stuff that I’ve learned and some steps that I wish I’d known more about in advance, in hopes that it might be helpful for some people. I might get some terminology wrong, or make mistakes, but hopefully the general info is at least kind of helpful

ABOUT ME: because real estate stuff is specific. I am 33, single, employed, and live in a city in Minnesota, USA. This is my first home purchase, so most of this is specific to being a first-time buyer. I’ve been renting in this area for 15 years. I closed on my house in August 2023.

NOTE: The real estate market is super weird, and varies hugely from region to region, neighborhood to neighborhood, and week to week. What shook out for me will not be what shakes out for you.

This is SO LONG, so it’s under a cut, and I hope you will take it with the good faith in was intended!

Where do I start?

So you want to get started but want to talk things over first. This is a good idea! Even if you have friends and family who have bought before, it’s nice to talk to official type people where you can ask any and every question and know they’ve heard way dumber questions than you could ever come up with over the course of their career.

Employee Assistance Program -If you work a job that has benefits, you might have what’s called an Employee Assistance Program (EAP). Some companies get it along with their health insurance as kind of a bundle, but a lot of people don’t talk about it or know about it. -EAPs are all different, they’re basically a resource hub that you might have access to if your employer covers it. Some things they offer are limited therapy/counseling sessions (usually around a specific need like a breakup/death/life transition), consultation about adoption, personal financial advising, and consultation on housing and buying property. -I used my EAP to find a bunch of organizations that work to support first-time home buyers. The one I went with, NeighborWorks Home Partners, is specific to my area, but there were other options listed. -I didn’t actually talk to anyone related to the EAP, I just logged in to a site that had a bunch of links. But I could have talked to someone if I wanted -If you work a job and have benefits like health insurance, retirement, dental, etc it’s worth asking whoever does your benefits (and HR person, general manager, office manager, etc) if there is an EAP. Again, a lot of people don’t really talk about it.

Homebuyer Education -There’s a bunch of different organizations that provide homebuyer education. I didn’t know many of the details about homebuying, and it’s super confusing and anxiety-inducing, so I found it helpful -There’s a few ways to do this—I did both a one-on-one consultation and an online class -The one-on-one consultation was free from the org I chose. We talked on Zoom and went over monthly budgets (which I didn’t really need to do, I make budgets for a living lolllll), a soft credit pull (will talk more about this below) and talk about what goes into a credit score, and all the different expenses that go into a house and what that might look like. At the end of the day, it gave me the first sense of what my budget for a house might be.  -They did a soft credit pull (see below), which gave me a sense of my credit. It was more accurate than a thing like Credit Karma or my bank. -One note about the consultation - my down payment assistance program (will talk more about this later) required me to redo it, because I did it over a year before closing. So depending on your programs you might need to pay attention to the timeline. I also got a certificate saying I did it that I submitted to my assistance program. (Redoing it meant like a 10 minute call where the guy just helped talk me through my closing documents) -It cost me $75 to take an online class that took a few hours. It was in 8 parts and included watching some videos, reading some short articles, and then taking quizzes. You had to get 80% right to pass, and you can redo it if you need to. It went over most of the things to know and had links to read more. I also got a certificate for that to submit, and it didn’t matter how much time had passed for my assistance program. 

Credit -I’m not going to explain everything about credit, because it is complicated -A soft credit pull is when they check the three major credit reporting agencies to get a general sense of your score. It’s not 100% accurate. -A hard credit pull is what lenders will do when you actually go in for a preapproval (more below). It will be the most accurate. A hard credit pull will have an affect on your credit score, so if you’re ever doing something that involves a hard credit pull, it’s best to do all of that within a month so that it only really hits once. -There are 3 credit reporting agencies, and your score will be different from each one. Why? no idea. They all have a different maximum number that your score can be. Why? again, no idea. It’s around 850 though. -Generally things get easier to do if your score is above 680ish. It’s not like you can’t get a house with a lower score, but sometimes there are other hoops to jump through. -I’m not very useful when it comes to buying a house with low credit, but I bet there are people who are!  -You build credit by owing money and paying it regularly. It’s annoying and dumb, but it’s the way it is. Paying rent on time builds your credit, having a credit card that you pay off every month builds credit, paying utility bills that are in your name builds credit. (Note: This stuff has to be in your name for it to count, so if you pay your roommate every month for the electric bill and it’s in their name, it won’t count. So if you’re in that situation, you may want to put something in your name like a card to build your score). Paying off a car or phone or student loan also helps. -I have really good credit, and I’m neither rich nor special. I just set everything to autopay, including my credit card bill. I use my credit card for most things that I just shop for in the world like groceries, etc, and then I have all my bills autopay from my checking account. How did people do this shit before autopay? I have no idea.

Mortgage vs. Rent -The benefit of paying a mortgage vs rent is that you’re building equity if you pay into a mortgage. This is a surprise tool that will help you later. Which means that if you are in a situation where you need money, you can borrow from what you’ve paid into your mortgage. So like if you get very sick or have a kid going to school or want to throw a big party, you could get a loan based on your equity -Equity is confusing, don’t ask me about it -For me, I pay a bit more per month than I did in rent at my last place. BUT mostly that’s because I’d been living in the same place for many years and my rent hadn’t gone up that much. One of the first things I did when considering buying is look at how much it would cost to rent a house like the kind I would want to buy. And those rents are over what I ended up paying monthly to my mortgage. -Keep in mind that you will be taking on some extra expenses that you don’t have as a renter (like maintenance, repairs, etc). Note: if you’re buying a condo, that’s different. I don’t know shit about that. -So for me, paying my landlord every month for him to occasionally (half-assedly) fix stuff (on his schedule, where he decides who to hire or how to do the work, where he is a stranger in my space for the duration) was not as appealing as me paying the bank every month so I can have some equity  -The first 6 months of owning a house feels like hemorrhaging money out of every orifice, but the majority of these expenses are one-time or rarely-reoccurring things. But I didn’t quite prepare for this the way I wish I had, so when you’re thinking about building your savings to buy a house, you’ll want to consider things like furniture, small repairs, pest control, duct cleaning, gutter cleaning, many many visits to a hardware store, realizing some of your stuff doesn’t fit the way it did in the old place and you have to get new things.... etc. 

The Money Stuff

Lenders -It might be appealing to start by looking at properties, but especially in a hot market that’s not what you want to do first -The first thing to do is to look at lenders! Lenders are basically the institutions that give you the loan to buy your house, and the ones you will be paying monthly for the 30 years of your loan (or until you sell) (or die I guess) -I talked to like 13 lenders, because I love an excuse not to move forward on scary things, so I just do research and research and research until I run out of steam. So i don’t necessarily recommend doing that. But you definitely want to talk to at least a few. -Lenders can be banks (like Bank of American, US Bank, Wells Fargo, etc), credit unions (like Affinity, RCU, etc), or smaller mortgage companies. -You can also talk to mortgage brokers, which are companies that have agreements with different banks or companies and can shop around on your behalf. -I got my list of people to talk to from: my consultation (above), friends who had bought/were buying, friends who like their bank/credit unions for other things -You’ll have a specific person you’re working with, so who that person is matters. -Things you’ll want to ask about 1. How is their communication? How big is your team? If you see a house on a Saturday and they need offers by Sunday afternoon, how likely is it that they will get your preapproval letter ready in time?  2. Are they good at explaining things to you? Do they work with first-time homebuyers a lot? Do you feel dumb talking to them? Are they mortgage nerds and genuinely seem like they care about finding you good deals and cool programs? 3. What are their interest rates at the moment? Know that this will change between now and the time you have the option to lock in, so don’t put too too much weight on this 4. Most importantly: What assistance programs do they have access to? Everyone has different ones, which we’ll talk about below. Don’t assume that because a bank is huge that they have a ton of assistance. Some small places have really great programs. Likewise, some of the banks that are more well-known for big ticket mortgages (like Jumbo loans for mansions, etc) actually have crazy good programs for low-income and first-time home buyers, because they need to show that they also work for the little guy -I ended up going with a small local mortgage company because they had a kickass program ($10,000 in down payment assistance that is forgivable in 5 years. So as long as I don’t sell my house in 5 years, I don’t have to pay that back). -You may be tempted to solely base your decision on who to get a mortgage from on the politics of the lending institution. This is a lovely instinct. HOWEVER, your mortgage can be sold to anyone at any time. Within a month of moving in, my mortgage was sold to Freddie Mac. I still pay the credit union that is the servicer of my loan, but it all goes back to the big guy in the end. So basically you have no control of where your money ends up. (or maybe you do somehow, ask someone else about that) -At the end of the day, you should apply to like 2-4 different lenders. Once you fill out your application, they’ll do a hard credit pull and look at all your income, bank accounts, etc, and they’ll pre-approve you for a certain amount of money. -This is really where you’ll get your house-hunting budget. There can be a pretty big range in what you’re approved for! One lender approved me for $220K (”maybe $225K” they said). Another approved me for $280K. You’ll want to pick a lender based on all the above information, along with the amount you’re approved for. Being approved for $280K doesn’t mean that’s what you should spend (you can, but I don’t recommend it), but it does mean that your budget can be more like $250K, compared for $225K. You’ll want to look around at your area to see what’s reasonable for you.

Downpayment Assistance -for a lot of first-time buyers, the downpayment (and closing costs) is the thing that’s standing between you and being a homeowner. So that’s what a lot of organizations focus on -The more you put down (i.e. pay right off the bat), the lower your loan will be, and therefore the less your monthly payment will be. So it’s worth it to try and pay down as much as possible -(Likewise, if you buy and house and then get a windfall and are like What do I do with all this cash, paying down your mortgage will save you money) -This is because you pay MORE in interest than you pay for your house, so the less your loan is, the less you’re paying in interest. If you find a way to pay off your loan early, you end up paying less interest! And you win against the bank! If you get a raise and are able to put even like an extra $100 towards your mortgage each month, that can cut years off your loan and build your equity more quickly, thereby cutting down on the interest you end up paying. So unlike paying more money to a landlord who will eat it with a spoon, maybe more in your mortgage early is helpful for you. -Lots of downpayment assistance (hereinafter DPA) is stackable! So you can qualify for multiple programs and use them all -Many have an income requirement (for one of mine, I need to make 80% of the median income in my area or less). -Many are location specific. Some of those you can look up in advance and try to focus on properties in those areas. Some are super super specific, like this block only, or these specific addresses. That’s true for one of my programs—whenever I was considering making an offer on a house, I’d email my lender and she’d tell me if that specific address counts for the assistance program -At the end of the day, I got $30K in assistance. $10K of that is forgivable in 5 years (so I don’t have to pay it back unless I sell in that time). The other $20K is from two separate no-interest loans. This means that if I sell the house, I have to pay back that amount. Ideally by that time I’ll have enough equity in my house that will cover that. -Interest rates are super high right now, so if you’re buying now you want to think about refinancing. Refinancing is basically when you negotiate a new deal with your lender. There are fees and things (I’ve never done it so IDK), but the benefit of doing that is getting a lower interest rate. So my rate is 6.25%, and in 5 years if the rate goes down to like 2.3% I may want to refinance so I’ll be paying less in interest over the course of my loan. -If you’re getting DPA that’s a loan, you will want to ask what happens when you refinance. They’ll probably tell you either you have to pay it back when you refinance (so don’t get stuck in that situation if you don’t have that $$$ on hand) or they’ll say it’ll be subordinated -this took me like weeks to get a straight answer on wtf is subordination. Basically, you pay your loans off in order, right, so you pay your mortgage and then after that you pay off your DPA loans. So if you refinance, then your mortgage ends up being “newer” I guess. So in order to put the mortgage back “on top” of the pile to pay off, so to speak, you pay that (and it’s interest) first, the DPA loans get shoved down underneath the mortgage on the list. 

Interest Rates -You can’t control interest rates. Honestly markets are so volatile and the world is so close to ending, I would say it’s not worth waiting for them to go down. Maybe they will, maybe they won’t. No one fuckin knows -So many global, political, circumstantial things affect these, and who knows what might happen. My friends happened to be closing during the time the debt ceiling almost freaked out, which was outside of their control, so they got screwed with a super high rate.  -After you get an offer accepted and you’re working on setting up your loan, you’ll usually get the offer to “lock in” an interest rate. Basically, if you have reason to believe rates will go down before you close, don’t do it. if you think they’ll go up, then do it. Who fuckin knows. I did it bc I didn’t think it was likely stuff would go down. And I haven’t looked it up bc if they did I don’t want to know -There are more complicated things you can do with interest rates, like “floating down” and APRs and other shit. Don’t ask me about them, I do not know.

Looking for houses

Realtors -Who your realtor is MATTERS y’all. Here is what a realtor will do: 1. Give you access to a Super Awesome online listing of properties (much better than Zillow! Updates constantly). They will set your search filters based on what you specifically want and your specific budget. That includes size, amenities, location, school district, garage, yard, etc etc 2. Arrange showings for you. Sometimes you might want to go to open houses, but you don’t have to wait for those to see a house. You tell your realtor what you’re interested in and they can set up a time for just you and them to see the place 3. Access houses with funky lil lockboxes. Heist teams should include realtors—I’ve seen my guy get into the weirdest of devices in no time 4. Recommend places to you 5. Talk on your behalf with the seller’s agents or the sellers themselves 6. Take you all the way through your offers, acceptance, all the way to closing (basically, most of the rest of this post) -I am really lucky that a friend of mine is one of the best realtors in town (in my humble opinon). It really worked out for me, because when it came to negotiating price and terms with sellers and their agents, people already respected him and his expertise because he was a known fixture in the field. I’m not saying that an early-career or unknown realtor is bad, but reputation can do a lot of heavy lifting for you (as you’ll see later) -My realtor, S, is not only a friend, but also someone who has owned, rented, built, remodeled, bought, and sold everything from high rise condos to alpaca farms to tiny houses built in shipping containers. That experience was super useful to me for a few reasons: 1. He was very very good at looking at a roof, foundation, or basement, and saying “absolutely not, this is a mess” —I could only rarely see what he was talking about because I know nothing 2. If I looked at a space and said “what if I wanted to add a shower there?” or “could I make this basement area a bedroom?” S was able to pretty accurately estimate what that would cost. So that became part of the math as we looked at places, which was really useful and saved me so much time doing research on my own 3. He’s a queer artist who grew up in a nontraditional family and has lived many fascinating and non-standard lives. I only mention this because when I wanted to talk about my future and what my home could look like, I didn’t have to worry about S making assumptions about what “family” consists of or what my “role” would be. And as a single woman who is looking to adopt, that really meant a lot to me! -(side note if you’re in the Twin Cities and want S’s info, hit me up) -The most important thing about working with S, for me, is that he never made me feel foolish. I gradually got really good at talking about and looking at houses, but even when I asked questions that were obviously, or made incorrect assumptions, he never treated me like I should have known the answers, or like the process was supposed to be easy. And the guy genuinely loves houses!

What to Look For -You’ll want to find a house that fits what you want your life to be, not necessarily what it is at this moment. So think about what you want your day to day to be like. Will you be working from home at all? Do you have or want kids or pets? Do you want to be a person who hosts out of town guests? Do you want to have band practice at your place? Do you want to host D&D? Large holiday meals? Do you want to garden? Grill? Have a firepit? Do you have a car, or do you think you will? Do you have physical access needs based on your body, like particular types of doorways, floors, stairs, size of spaces, etc.? Are there furniture pieces that are important to you that you want to plan around? (For me, I have an electric piano, and placing that was super important).

-I’m a single person, and I want to adopt a kid, and I know I’ll need a roommate in order to afford my mortgage. So it was vital for me to find a house that either had 3 bedrooms, or had 2 bedrooms and a 3rd could be easily finished/added. it was also important that my roommate would have their own private space that was decent size for me to charge rent -Think about all year round. I live in Minnesota, and you better believe snow was top of mind at every house. As a renter, my landlord was supposed to deal, with anything over 3 inches (did he always? of course not). Now it’s my responsibility. What kind of trees are around? Do you have big storms? You need to pay attention to big branches and power lines. Is it getting super hot where you live? You probably want to prioritize central air, or shade.

-On the topic of central air - It’s pricey to add it to a house that doesn’t have forced air heat, because you have to add all the ductwork. If that’s the case and you don’t have that $$$, you can either go with window units or something called a mini-split. It’s basically mini air conditioners that heat floors separately, but have a better range than a window unit. -Does the house have a yard you want to deal with? How about a sidewalk you have to shovel (woe unto you in corner lots) -How does bussing work for the schools in your area, if that matters to you? -Some houses will be empty. Empty rooms look smaller than rooms that have shit in them -Some will be staged. People who stage houses don’t fill them with STUFF, so you’ll notice few bookcases, coatracks, etc. Think about the stuff you have, not the stuff they put in the house. -You will be AMAZED at how some people live. Seriously. Some people have a giant ass oak tree literally leaning on their roof and just deal with it. Some people have 3 bedroom houses, and the only bathroom is only accessible by going through one of the bedrooms. Some people have their fridge down a flight of stairs from the kitchen. Some people have their laundry in the basement, but the only access to the basement is through an outside door. In some climates that’s fine, but I live in fucking Minnesota -I had the instinct when I started looking that I needed to be entirely open to everything, and not be too picky. After about two weeks of looking (and S had me going to like 4-9 showings a day some days), I got real picky real fast. This was helpful for S and helpful for me, so we weren’t wasting time on houses that weren’t contenders. I learned that the houses’ feelings did not get hurt by me not wanting to buy them -Likewise, I started out being entirely open about where I wanted to live. Anywhere in the Cities or near suburbs, I said. But then I went to see houses in these places and realized I did not want to drive that far to work, or that the only way to access places was by the highway, so if it shuts down or there’s a bad snowstorm, I’m stuck. -To that end, i found it really helpful to make myself a Google map (you can make some and save them) of where I go. I included work, church, my bandmates houses, bars I like to go to, and my friends’ houses. Then whenever I was considering a house I’d plunk it on the map and see how it lined up with the realities of my life. -We’ll talk about offers in a sec, but remember that people can technically list their house for whatever number they want. So it’ll be up to you and your realtor to decide what’s fair. I mention this here, because a house may be listed way cheaper than others on your list—there’s likely a reason for that, but if it looks promising, give it a try! It could be that the reason it’s listed low doesn’t matter to you (i.e. it’s next to an annoying business that you don’t mind, or doesn’t have a garage but you don’t have a car, or the other houses int he neighborhood have yards and this doesn’t). Or it could be the seller needs to move it FAST and you can take advantage of their situation. -If you’re a handy person, a cheaper house might be a great option if fixing it up to be what you want is affordable for you. (Again, this is where a realtor like S can be super helpful to come up with those costs). For me, I didn’t want to do jack shit to the house, and I knew I’d be paying for that. (not that I don’t have a whole spreadsheet of eventual projects....but that’s invevitable) -Likewise, it can be helpful to set your filters to include houses a bit above your budget. Some people list their houses WAY higher than they should, so if you see a property that’s been on the market for a while (when I was looking the market was hothothot, so “a while” could mean anything over a week/10 days. In a slower market, you’ll want to look at those that have been listed for 30+ days), it might be worth checking out and then offering low. Chances are the seller will need to reduce the price anyway if they’re not getting any bites, and you could get a good deal by jumping in before they do that. -IDK where else to put this, but measure the garage. I didn’t, and I discovered like a month ago that my car (a little compact Toyota) is too long for my damn garage. It’s not that I wouldn’t have bought the house because of that, but I could have included it in some negotiations.

Offers -So you found a house you like! Now the scary part. 

-You’ll get a sense of the market from your realtor, and they can usually advise you about how quickly you need to move on a potential offer. Sometimes a seller will give a deadline themselves: they call this “best and highest.” So they’ll say “we’re hearing offers at 3pm tomorrow” or “we’re asking for best and highest on Monday.” Generally that’s the cutoff for receiving viable offers. -In the market when I was buying, it was pretty common for houses to sell for 20-40K over the asking price. Again, some houses would be listed too high or too low, as I mentioned before, but on average that’s what I was working with. There were also a TON of offers on all the properties I liked. The lowest number of offers on a house I tried to get was 5, the highest was 19. That is kind of insane. In a slower market, when you’re not competing with that many people, you can offer closer to the asking price (or some people just say “asking” as in “20 over asking”) -The first thing I did when I decided to put in an offer, was to talk to my realtor so he could start getting the paperwork together. You can’t just email the seller and say “i want your house,” there are legal documents that have to be drawn up to make it a binding agreement if it’s accepted. -My folks bought their house without a realtor and did all the negotiating, etc, themselves, but they still needed a realtor friend to do the paperwork for them. If you go that route, you can probably do more informal offers, but IDK how that works. -The next thing I did was contact my lender for the following things: 1. I gave them the address and asked “Does this fall within certain DPAs?” 2. I asked them to run some numbers for me. Usually it was a version of: “What would my monthly payment be if I offered $240K and put down $5K in earnest money, and if I had $20K of downpayment assistance? How about if I offered $245K or $250K? What if I only put down $2500?” This helped me figure out what kind of offer I could reasonably make, and what it would actually cost me monthly if I got the house. 3. Then, when I decided what I wanted to offer, I would ask for a preapproval letter that includes the address of the property, basically saying “hey we’re a lender and we will give Jay a loan of $XX to buy this house, pinky promise” -I copied S on all my communications with the lender, so he knew what I was considering and he could give advice -(sometimes I saw a house on Friday and had to make an offer by noon on Saturday, leading to me trying to call my lender at 9am on a Saturday morning, which sucked. This is why knowing who’s on your lender’s team and how to contact them matters) -There’s no hard and fast way to decide on a good offer, because you won’t know how many you’re competing against. Sometimes your realtor might be able to chat with the sellers agent and find out how many people saw the property, if they have a sense of how popular it is, but sometimes you want. You want to be able to afford it, but also not go so low that you won’t even be considered. -Usually, your realtor will ask you to write a love letter to the house to include in the offer. “Dear seller, I love your house because of blah blah blah, I can see myself doing blah blah blah, specifics specifics.” Do these matter? I don’t feel like they do but whatever. Make a template and update it for each offer. -One thing to note about this is that you DO NOT want to give information about yourself regarding your status in a protected class (i.e. “we’re a young queer couple; I’m a neurodivergent person; I’m an immigrant/veteran/belong to X racial group”). It might seem like that would be helpful in certain areas, but sellers aren’t legally allowed to pick a buyer based on those things, so it ends up working against you.  You can talk about what you do as a job or as a hobby, if you’re an artist, if you’re a parent, if you have pets, if you know who else will be living int he house with you, etc. You can hint at things. But S was very clear with me about keeping it pretty general and about the house. -Once you’ve decided on the $$$ you’re offering, you need to decide if there’s anything else to add to “sweeten the pot.” For some people, that’s saying “my timeline is totally flexible, so if you need to close in a month that’s fine, and if you need to close in 4 months that’s fine.” A lot of people choose to waive inspections. -OHHHHHH Ye olde inspection. Dear God. -The inspection is basically a thing where you hire a professional to look at the house before you officially seal the deal, and they tell you if there are things you need to be concerned about. So if the inspector comes in and says “yeah this roof is going to cave in in a year,” you can use that in your negotiation and say “look, I’m going to lower my offer by $15K, because I will need a new roof in a year.” then it’s up to the seller to decide if they want to agree to that, or if they want to try again to find a buyer who hopefully would not get an inspection. -to “waive an inspection” means that you’re agreeing to skip this step -OK so my instinct was always “I will NEVER waive the inspection,” and a lot of people feel that way. HOWEVER, I did not get certain houses because the people who did offered exactly what I did and waived the inspection. There was a buyer who had made SEVENTEEN OFFERS and beat me out on a house, and they got that house after SEVENTEEN OTHER TRIES because they waived an inspection. -I did get an inspection with my house, which was lucky and also thanks to S being a great negotiator. -I waived it on one of my offers -I would say I’d be comfortable waiving an inspection if: 1. You or your realtor knows shit about buildings, codes, etc. S knew a lot, so was able to look at things like furnaces, windows, basement beams, foundations, etc etc. 2. The important parts of the house are easily visible. Usually this means an unfinished basement. if the basement is finished, you probably can’t see all the structural things you’d need to 3. You’re already planning to do a bunch of work on a house, so you’re offering a lower bid and budgeting to do renovations anyway -At the end of the day, it’s your call. More about inspections below. -Most people who buy houses have mortgages, meaning that they can’t just drop $250K on a house. However, some people got it like that, so they make what is called a cash offer. Cash offers will win out every time, because they are usually higher, are easier for the sellers, and will often waive inspections. Depending on your region and your budget, you may or may not see this. I got screwed SO MANY TIMES and so did my friends, by all-cash, no inspection offers. The majority of these are from people who are buying properties to rent out or Airbnb - they won’t live there so they don’t really care if it’s solid, and my budget range seemed to be about where rich people who don’t want to flip a house felt comfortable buying. It was annoying. -but hey if you got it like that, go for it. -Once you have all the terms of your offer figured out, your realtor will send you the official offer paperwork that you’ll sign (prob. digitally). Then they’ll send it over to the seller and be in charge of all that communication. If the seller comes back with a counter, or with questions, your realtor will bring that to you. They may advise you, but at the end of the day it is up to you what you’ll offer and what you’ll accept.

You got accepted!

-Holy cats, they said yes to your offer and your terms! This is a huge moment to celebrate! I cried! And obsessively looked at pictures of the house over and over -The seller may come back to you with some proposed adjustments. In my case they wanted to round the selling price up by $1K, which I agreed to. (IDK why they cared, but in the grand scheme that was fine). They also wanted to change some of the verbiage in the offer that didn’t actually affect anything. -The first thing you’ll need to do is put down the earnest money. That is usually held in a trust or something similar until closing. But basically, if you said you’d put down $5K of your own money in the offer, you have to prove you have it right away. So don’t offer to put down earnest money that you don’t have! -The higher this number, the more appealing your offer generally is -There are a lot of things that will need to wait until you close, so this period of time feels really weird -You’ll have a purchase agreement (along with any addendums or changes) that basically says “I’m Jay and I offer $XX, the seller agreed to the price and the terms, we’ll see how it goes from here and if it all goes well, this deal will go through” -I’m gonna say it now, don’t ask me about escrow. Escrow is basically like an account where money lives between you and the bank. You pay extra into this account so that if something happens and you can’t pay what you agreed, the bank still gets the money for a certain period of time. or something like that, I don’t know, it gives me a headache. I’m sure other people understand it better.

Next steps

Inspection -If you included an inspection in your offer/purchase agreement, you’ll want to set that up within a few days. (Don’t worry about booking “last minute,” inspectors pretty much always work on that kind of schedule. Very few people are booking inspectors weeks in advance. This was something I felt bad about, but it’s okay)

-Inspections are pricey, and usually have different packages that include different things. I chose to do the sewer scope bc I had a friend who found some crazy sewer issues and I didn’t want to deal with it. Your realtor can probably give you advice on what you might need. -Inspector look at a lot of things: all your systems (like heating, cooling, pipes, electricity, etc),  your windows, roof, foundation, gutters, attics, floors, plumping, appliances, etc. -They do NOT open walls/ceilings/floors, etc. So if it’s not visible, they won’t be able to report on it.  -They’ll send you a big ol’ report, and if you can be there with them they’ll do a walk through with you to talk over big issues. Your realtor should come to that as well, as they might have good questions. -After you have the information, you have to decide if there are any big issues that need to be addressed. The inspector will flag things that are a problem legally, but it’s up to you how much you care about them. Some will be easy fixes. Others might be deal breakers that mean you decide to walk away from the property entirely. Most things will be in the middle.  -Note that some things are legally “issues” but practically may not matter. There are certain outlets on the outside of my house that aren’t right, but I don’t intend to use them much and if it turns out I need to, it’s not that expensive to switch them out. My basement stairs are an absolutely death trap, but my laundry is upstairs and so i dont really need to use them much. I could spend like $4K to replace them, but I don’t care at this point, and it’s not a big issue for me. But legally they are terrible. -Some things may be an absolute problem that the seller needs to deal with before you’ll agree to by the house. -You and your realtor will come up with a list of things you want to tell the seller to fix before closing. They might fight you on some of them, and again that’s why the realtor being a good negotiator matters. -Generally, you want to ask for fixes on the important things, without asking for every little thing, so the seller doesn’t decide you’re too much trouble and they could probably back out and get a better offer that wouldn’t cost them as much in repairs. -for me, the garage door was busted so they defnitely needed to fix that. There was a pipe that was put in wrong that was a quick fix. And there were birds in the attic, so they needed to clear those out and go through and block up all the entry points in the room. All of these requests were reasonable, and the sellers agreed to them. -At this point, it’s up to you if you want to pay for a re-inspection (i.e. the inspector coming back to verify that they did all the work they were supposed to). I didn’t—instead I had them give me all the receipts from the work that was done along with photos and video of the work. That way if something is a problem in the future, I can contact the companies that did the work and take advantage of warranties, etc.

Home Service Warranty -Speaking of warranties! There’s a thing called a Home Service Warranty that you’ll need to decide on. Mine is through American Home Shield. Basically this is a warranty that covers things in your house. There are different levels of coverage, so some just cover the big things like windows/roof/furnace/water heater/etc. As you upgrade, it’ll include things like stoves, fridges, dishwashers, etc. -If you’re getting your own warranty, you basically pay a certain amount per month for the coverage. Then if any of the covered things break down, it get’s fixed for free (plus a small service charge. For me that’s $125). So if your inspector tells you “hey, you’ve got about a year left on this water heater” or “the furnace has some issues that might come up in a few years” you could save a BUNCH of money by having this coverage. -My realtor got this warranty included in my purchase agreement, so the seller is actually paying for a. year of my coverage at he upgraded level. This is SICK AS HELL and not every realtor will think of it—definitely mention it to yours. I didn’t even think of it as an option. Basically what this means is that if any of my stuff breaks this first year, I can get it replaced for very cheap AND I don’t even have to pay the monthly coverage fee. -When I moved in, my shower was broken. I tried to fix it, but the called AHS and I only paid $125 for a plumber to come look at it, order parts (which would have been pricey since my house is pretty old), and fix it for me. I hate my fridge, so I have a goal to break it this year so I can get a new one for free.

Appraisal -Okay, so you got the seller to agree to your fixes, everything is moving apace. It is time for the GOD DAMN APPRAISAL -(for many people, the appraisal is fine and is not GOD DAMN anything. For me, it was a nightmare and I didn’t sleep for like 2 weeks) -Okay so what is an appraisal. Basically, the seller said “my house is worth $XX” you said “I’ll pay $XX for it.” Your lender said “we’ll give Jay a loan for $XX.” But now someone else has to look at the house and determine if it’s a fair price for the house. This is what really determines the loan you’ll get (this is also why what you’ve gotten so far is a pre-approval. They’ve basically said “you’re capable of paying back a loan of $XX, but we need an outside agency to determine if this house is worth is”) -The appraiser will look at the house, inspection reports, and other sales of similar houses in your area. Ideally, this helps them determine if the price you and the seller have agreed on is in line with what is reasonable. -Banks are not going to give you a $400K loan on a potting shed in a ditch -It’s all complicated and this is where a lot of shit in the Housing Crisis came from -Basically, you want the appraisal to come at or higher than your purchase price. (if it comes in higher, do a little dance bc you got a deal) -If it comes in lower, you can be in trouble. That’s what happened to me. -A note about rules & regs - lenders cannot talk directly to appraisers. This is because of the housing crisis and all the shady backroom deals that were happening (i.e. if you appraise this house at this price, we’ll give you Mr. Appraiser Guy some kickbacks from the extra money we’re making in mortgage interest or whatever). In practical terms, this means it takes FOREVER to get messages to all the parties involved.  -If the appraisal comes in low, you can ask for a reappraisal. It’s up to the appraiser if they agree. There are rules about this. -What Happened To Me: OK so my house is in a historically Black and immigrant neighborhood (read, historically redlined). This means a lot of the properties here are undervalued based on other locations. In a hot market, even undervalued properties can go up in price in a big way. In a slow market, that doesn’t happen so much. My appraiser only wanted to pull comps (meaning comparable sales of similar houses in the same area) in my exact neighborhood. However, there hadn’t been any sales of similar size/age/etc houses in my exact neighborhood since last winter. Guess what the market is like in the winter in Minnesota! Fucking SLOW boy. So these comps were coming in like $20K lower than my agreed price. So my realtor and lender took a look and said “look, if we widen out a little bit to these nearby neighborhoods, we can see all these more recent sales that are closer to our price.” It took two weeks of back and forth to get the appraiser to agree to add some of these comps to the appraisal. He was really reluctant to look outside my immediate area, because my neighborhood is of “lower value” than the surrounding areas. Structural racism, baby. Not against me, but against my neighbors and everyone who’s lived in this area for the past 150 years. Hooray. Finally, I got a re-appraisal that was $8K lower than my purchase price. So I was in a pickle. I had an agreement with the seller saying I’ll pay $XX, while the bank is now saying “we’ll only give you a loan for $XX-minus-$8K.” So either I need to come up with $8K MORE of a down payment in earnest money, or I need the purchase price to go down. Or i need to find more assistance. HERE IS WHERE HAVING S MADE ALL THE DIFFERENCE. He went to the seller and basically used his status and significant experience to say “Look, you can either agree to lower the purchase price by $8K, or we all walk away. If we walk away, this means you have to re-list the house, wait for more offers. And then even if you get an offer as good as or better than Jay’s, that person will still need to go through the appraisal process. So...  you’ll probably be right back here. The only chance you have of skipping appraisal is if someone comes in with a cash offer, meaning they won’t need a loan and no bank is involved. But for a lot of the reasons the appraisal is low, those types of buyers (who often want rentals/vacation rental properties) ain’t looking to buy in this neighborhood.”

(or that’s what I imagine he said. It was probably smarter)

ANYWAY, all that to say a MIRACLE occurred, and the seller agreed to lower the purchase price of the house by $8K. I can tell you the whole story of how I found out over a drink sometime, but let me tell you I wepttttttt

-Anyhow, once the appraisal is good and you’re pretty sure the deal is going through, you gotta get insurance. call a bunch of places, figure out what coverage you need, see if it’s cheaper or easier to put car/life/etc in the same place. You have to have insurance if you have a home loan - basically the bank owns the house, so it’s in their interest to have it covered in case of disaster.

Closing

-I’m going to be quick on this, because it’s super technical and I only kind of understand it. -Closing is basically the day where you sign all the paperwork, after which the house is yours! Then you can start moving, renovating, decorating, whatever you want. -One of the things that’s part of closing is the Title and Title Insurance. Basically, you need to pay to have the paper that says you own the house, and then you have to pay for insurance on that piece of paper. Why. IDK.  -At this point there’s so many random fees and charges, I just kind of looked at the totals and made sure nothing was way out of range of what I expected.  -A few days before closing, you should have the following: 1. receipts/evidence from any fixes made to the house or a re-inspection report 2. Closing disclosures, which basically means any information that’s attatched to the deed for the home. This can include unpaid property taxes, any weird liens on the property, any easement agreements with neighbors you should know about, etc. 3. All the paperwork you will sign! -It is in your best interest to read ALL OF IT if you can. (the title person was surprised I’d read mine, which I found super worrying lol) -If you are buying a house by yourself, you will not BELIEVE how many times you will read “Jay, A SINGLE PERSON, is buying a house ALONE AND BY THEMSELF, as a SINGLE UNMARRIED ALONE PERSON” Very judgy. What are you, my grandma? -One thing about disclosures—it’s up to your title company to do research on weird shit that might be attached to your property. You can technically choose your title company, but I wouldn’t not recommend looking for the cheapest option if the company doesn’t have much of a track record. I had an issue come up with a payment the seller owed that was delayed, and my title company had to be the one that caught that. My friend and his husband got in trouble because some seller 5 years ago didn’t pay property taxes, and so the IRS came for THEM. The title company should have caught that before they closed and had it dealt with. They won’t end up paying it, but it’s a huge pain and they have to argue with the IRS which is never fun. -On closing day, you’ll do a final walk through with your realtor. This is your last chance to bring up any issues! You DEFINITELY want to do this walk through. If the seller left the door unlocked and an entire family has taken up residence in the living room, you need to know! If the contractor they hired to fix the plumbing knocked a new whole in the wall, you need to know! Don’t expect that the seller will tell you about any new issues that they caused. -This is your last chance to say “Hey, there’s a new major issue that wasn’t reporting, i ain’t signing shit until we re-negotiate” -If you find yourself in this situation (hopefully you won’t!) PLEASE don’t be afraid to say something! Don’t worry about how much time and money has already been put into it, or about calling out a seller who is acting in bad faith or fucked somethign up. This is your house! It matters! And your realtor should have your back. -But most of the time, the final walk through is fine! Then you go somewhere to sign all the paperwork. If you’re like me and have 3 different types of DPA, it will be two giant folders worth of paperwork.  -Once you sign the paperwork with the Title Company, they’ll put the paperwork through. After that happens, the bank should transfer the whole ass agreed amount to the seller. Also, if your DPA is in the form of other smaller loans from other sources, those should be paying to the seller at the same time. -in MY case, one of my DPAs took 3 hours to process for some reason, so I had the most anti-climactic closing ever. I signed everything, waited for an hour and a half, and then they were like “you can go, we’ll email you when you officially own the house” So I just awkwardly hung around and ate pancakes until I got the email. -Let’s say you have a relative who wants to help you out with your downpayment (Yay! Every little bit counts!) Or let’s say you’re living with someone who doesn’t want the house to be in their name, but they want to contribute to these initial costs. You’ll want to talk to your lender about this as soon as you know about it. There is special paperwork for “gifts” that basically let’s it go directly to you downpayment but it doesn’t count towards your income. So if Grandma Bob says “I got $10K for you” and you just deposit the check in your account and plan to pay $10K more in earnest money, that will suddenly look like you have $10K more money to your name, so might change how your loan and DPA shake out. But if you get Grandma Bob to sign a particular document and give you a certified check, you can just give that right to the Title person and it goes right to making your downpayment bigger, therefore making your loan smaller! Thanks Grandma Bob! -”Cash to close” is essentially what you are paying at closing via all sources. So that’s your downpayment (including all assistance) any gifts, your earnest money, etc. Sometimes you have additional closing costs. They may be covered by DPA, or you may be on the hook to write an additional check. You’ll know this in advance. -Hey, check it out, you own a house now! -(keep all your paperwork0 -They’ll give you a document you have the file with the city called Homestead filing, basically telling the city that you own a house and you live there.

NOW WHAT?

-Now I’m done telling you things. Feel free to DM me if you want to talk more, but also talk to professionals in your region who know things. -I started writing this post before I closed in July 2023. It’s now mid-November, and I’ve been living here for 3 months. Here’s some stuff I’ve learned that might be helpful: 1. It’s good to know what kid of walls you have (drywall vs. plaster and lathe, etc) because that determines how you can hang things on them. Also if you have plaster walls, just get a cheap magnetic stud finder. The fancy electronic ones often don’t work 2. It’s good to have a drill. It just is. 3. If there’s a big project you need done (say your garage is too short for your goddamn car), you may qualify for a home improvement loan from the same kind of orgs that give DPA. I’m doing it just because I don’t want to drop $3K in one go. Technically I have 4 years to pay it off, but I’m going to make larger monthly payments and pay it offer quicker than that.  4. We can talk about contractors and permit and zoning all day. Suffice to say, it’s good to look up who to talk to at the city about construction permits, and they can be both incredibly confusing and very nice. Often at the same time. 5. If you’re gonna have a roommate or partner or non-child family member who is paying you monthly to help with the mortgage, DRAW UP A LEASE. You want shit in writing, and they have rights as tenants that need to be respected. Many a relationship has been saved by PUTTING SHIT IN WRITING. (there are templates you can find) 6. FEELINGS: People always tell you “You won’t know how you feel about X until you do it.” Getting a dog, moving away from your folks, living with a partner, whatever. I am here as an old man to tell you, they are right. I had no idea I would have such BIG FEELINGS about this lil old house. When I come home and my roommate has the lights on and it has a glow, I feel so much that sometimes I cry! Setting things up, making decisions about organization, learning how to be in my space, means so so much more to me now than it ever did when I was renting. The stress is greater, too, because I have to make all the decisions! It’s exhausting! But every day in my house I am so happy to be here, I’m so glad my other offers weren’t accepted, because this is the best of the houses I looked at. It is my 117 year old baby and I love it forever.

Also I never want to do this again lol I’ve decided to die here.

#home buying #not really advice but kind of #per request

[yourhrmanager]

Unlock Success with Free HR Consultation from Leading HR Consultants in Gujarat

Introduction:

In the dynamic landscape of business, having a robust Human Resources (HR) strategy is crucial for success. Whether you're a budding startup or an established enterprise, navigating the complexities of HR can be challenging. That's where leading HR consultants in Gujarat come into play, offering invaluable expertise to streamline your HR processes. The best part? You can now access free HR consultation services to elevate your business to new heights.

Why Opt for Free HR Consultation?

In the ever-evolving business environment, staying ahead of the curve is essential. Engaging with leading HR consultants in Gujarat for a free HR consultation can be a game-changer for your organization. Here's why:

Expert Guidance:

Benefit from the wealth of knowledge and experience that leading HR consultants bring to the table. Get personalized advice tailored to your business needs, ensuring you make informed decisions.

Customized Solutions:

 Free HR consultation allows you to receive customized solutions that address your specific requirements, enhancing the effectiveness of your HR processes.

Cost Savings:

Investing in HR consultancy services can be expensive, but with free consultation, you can explore the benefits without any financial commitment. It's an opportunity to assess the value these consultants can bring to your business at no cost.

Stay Compliant:

HR regulations are continually evolving. Leading HR consultants in Gujarat are well-versed in local and national employment laws. Free consultation ensures you stay compliant, avoiding legal pitfalls that could harm your business.

Strategic Planning:

Collaborate with experts to develop a strategic HR plan that aligns with your business goals. Whether it's talent acquisition, employee engagement, or performance management, gain insights that drive your organization forward.

How to Avail Free HR Consultation:

Visit yourhrmanager.in/free-hr-consultation/ to kickstart your journey towards HR excellence. Follow these simple steps:

Fill Out the Consultation Form:

Provide basic information about your organization and your specific HR needs through the online form.

Schedule a Consultation:

Once your form is submitted, the leading HR consultants will get in touch with you to schedule a free consultation at a time convenient for you.

Discover Tailored Solutions:

During the consultation, discuss your HR challenges and objectives. Benefit from expert advice and recommendations that can elevate your HR practices.

Implement Positive Changes:

Armed with the insights gained from the free HR consultation, implement positive changes within your organization to enhance employee satisfaction, productivity, and overall business performance.

Conclusion:

Don't let HR challenges hinder your business growth. Take advantage of free HR consultation services from leading HR consultants in Gujarat to pave the way for success. Visit yourhrmanager.in/free-hr-consultation/ today and embark on a journey towards optimized HR practices that drive your business forward.

#free hr consultation #best HR policies #leading hr consultants #hr policies and procedures

[yourunhingedgirlfriend]

Since i finally have my day off after 15 days straight of talking/solving customer queries, hearing the endless Karens swearing at me and my unlimited "I understand your frustration" spiel, I am finally free XD. This was just a random idea that pops in my head the moment I accidentally click the sent button and use *MIC DROP* - CC as my email sign offs. Well, Goodluck to me~ *incoming angry HR noises*

YANBOIS OUT OF OFFICE/EMAIL SIGN OFF (if they decide to work in this economy)

Warning: THIS IS FOR MEMES PURPOSES ONLY. PLEASE FOR THE LOVE OF YANGODS, DONT USE THIS IF:

1. You love your job

2. You hate your job but you need money

3. You dont want to get unemployed

4. You dont want to received a warning from HR

5. You dont have Yan-Boyfriend who would support you if you end up broke.

MC'S EMAIL SIGN OFF-OUT OF THE OFFICE MESSAGE COMPILATION:

THEY ARE ALL FIRED AFTER THIS. BUT CARL MAKES THEM HIS BASEMENT CONSULTANT XD SO ALL IS WELL IN THE END •﹏•

Nova belongs to @cannibalsweetheart • Harper belongs to @campwillowpeak • Ezra belongs to @restartheartvn • Friend belongs to @stnaf-vn • Keith and Tenebris belongs to @dualityvn • Virgil belongs to @wouldyoustayvn • Henry belongs to @homecomingvn • Ren belongs to @14dayswithyou • Krow belongs to @thekrows-nest • Adam belongs to @unknownhermit • Fone belongs to @ringringringbananafone • Zachary belongs to @dontlookvn • Z belongs to @favorvn

[whatsuphr]

Discover limitless career opportunities with whatsuphr.com, Pune's premier free recruitment agency. Our expert recruiters excel in connecting job seekers with top-notch positions in the city. From resume crafting to interview preparation, we offer a comprehensive suite of services to propel your career forward. Employers can rely on our extensive staffing solutions to find exceptional talent for their organizations. Start your journey towards success today by reaching out to us!

#Pune's No. 1 Job Portal #Free Hiring job portal in Pune #Free Placement Agency in Pune #Free Recruitment Agency In Pune #Free Job Post portal #Best Job Portal in Pune #Best job search portal in Pune #Fresher jobs in Pune #IT Freshers jobs in Pune #Best job consultancy in Pune #top hr recruitment pune #hr course in pune #best hr recruitment service in pune #corporate training #best hr course in pune #hr certification course #best job porta #best hr certification course in pune #best recruitment agency in pune

[alisaahmad12]

All types of business licenses & Visa Services in UAE #0563503402-0563503732

All types of consultancy like HR, Management, design, and architecture licenses are available at the best price in the free zone.

Get your license in just one day with 100% business ownership, visa allocation, and shared office space for work smoothly and hassle-free. Call us to learn more about the license.

We provide quick and easy services to our clients. Please Save your money and time by registering your license with us. We are happy to guide you. Call / WA- #0563503402-0563503732

www.topmbms.com

#business setup services in dubai #ecommerce #proservices #business growth #business #pro services in dubai #business setup in dubai

[brujahinaskirt]

Look my man. If I'm not engaging you in spirited discourse on a fandom meta post, please know I almost never do & it's for one of four reasons:

0 desire. I work in the literary industry and I charge a 55/hr consultation fee to help individuals understand how writing works. I don't often hand out one-on-ones for free.

I do not understand what the fuck you are trying to say to me because the sentences you wrote are incomprehensible dogshit. I don't mean casual, meme-loaded, unpunctuated, sarcastic, sloppy, or even sort of bad. I'm cool with all that and I don't make it a point to call it out. In this case, I mean the raw logic of your language is so self-contradictory and scattershot that it is not up to the task of making a coherent statement. Girl how can I have an argument with you if you are so terminally online that you cannot manage to communicate whether or not you agree with me

10 seconds of browsing your profile has revealed the saddest fucking thing I've ever seen. There's nothing I can say that will make you hate yourself more than you already do. Your demons have clearly ridden your asshole right to the edge of the mortal coil & no matter how much of a douchebag you are, there is no way I am going to deal the final ass kicking because of video game feelings. Good luck with it

Annoying

#hope this helps #i'm not a negative person and i really don't like online cattiness #so consider this as me pointing to the sign

[foster-the-world]

Not as painful

Day 1 of HR training is not as painful as I thought it would be. It’s at least fifty people so I’m sitting in the back on my phone.

So many things to do. How am I ever going to work. I’ve spent the whole day emailing the special ed administrator. Then called advocacy offices during my lunch. The due process thing I started based on the administrators off the record recommendation is not going to work.

The administrator is getting frustrated with me. I certainly don’t care. I started this process in May and he’s currently receiving a half hour of the 13 hours he is supposed to recieve. Services were approved in Nov and still basically nothing.

Advocacy group is sending a bunch of higher up emails so I can try to get them to let us pay an independent provider and then get reimbursed. Ten hours a week will cost roughly my full take home salary. Which is crazy as nurses have good starting salaries in NYC. We are lucky we can float the money. That is we will be lucky if they approve. Which feels like a long shot. Going to schedule a free consultation with a special ed lawyer. Not how I want to spend my time but I think it going to be necessary. It’s such big business in NYC. At least we should get reimbursed for lawyer fees. From my understanding they only take on cases they will win.

I really, really wanted all of this taken care of before I started working but here we are in the thick of it.

My husband will take a call with another advocacy group on Wed because I can’t get out of work.