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Quality : HD
Title : Bullitt.
Director : Peter Yates
Release : October 17, 1968
Language : en.
Runtime : 113 min
Genre : Action, Crime, Drama, Thriller.

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‘Bullitt’ is a movie genre Action, Crime, Drama, Thriller, was released in October 17, 1968. Peter Yates was directed this movie and starring by Steve McQueen. This movie tell story about Senator Walter Chalmers is aiming to take down mob boss Pete Ross with the help of testimony from the criminal’s hothead brother Johnny, who is in protective custody in San Francisco under the watch of police lieutenant Frank Bullitt. When a pair of mob hitmen enter the scene, Bullitt follows their trail through a maze of complications and double-crosses. This thriller includes one of the most famous car chases ever filmed.

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Q&A: Josh Gordon, the researcher who blames buyers for rising home prices in Toronto

Josh Gordon

Josh Gordon, an assistant professor at Simon Fraser University’s School of Public Policy, spends much of his time researching the Canadian housing market. He doesn’t like what he sees. In a recent policy paper, he argues that Toronto’s rapidly increasing housing prices are being driven not by a lack of available housing, but rather by overwhelming, scorching-hot demand, as buyers race to acquire property before it’s no longer affordable. If he’s right, that means Toronto’s real estate market is being held aloft by buyer optimism, rather than genuine scarcity, leaving it vulnerable to a sudden downturn. We spoke with Gordon about the dangers of investing in Toronto housing, and what politicians can do in order to bring prices back to earth.

For those of us who never took Econ 101, can you just briefly explain what we mean when we talk about supply and demand in the housing market?
There are a couple ways of thinking about that. The most typical is this idea of, “Are we building enough?” But the other big concept is what’s known as “supply elasticity,” which is essentially a measure of how easy it is to build new units of housing. When it’s expensive to build homes—either because of geographic constraints like water and mountains, or zoning restrictions, or regulations of one sort or another—we say that a housing market is inelastically supplied. The literature is quite clear that elasticity has some impact on prices, but it’s not nearly sufficient to get to the kinds of prices that we see in Toronto.

What does the media get wrong about the housing markets in Toronto and Vancouver?
Most reporters speak to people from the real estate industry—who, in most cases, have a vested interest in presenting a certain view of the market. This is a big problem, because real estate agents claim that Toronto has a housing supply problem as a way of making price increases seem inevitable, when in fact it’s a demand problem. It’s like people disagreeing about the shape of the earth.

So you’re comparing realtors who argue that Toronto has a housing shortage to flat-earthers? Is the evidence really that compelling?
Yes, yes, yes. Let’s put it this way. The banks are aware of this issue, and they’re concerned. They have a fair bit of money on the line when it comes to getting the diagnosis right. And they are very clearly saying that this is about extremely strong demand. They have slightly varying takes on what’s driving it—whether it’s speculation, whether it’s foreign money, whether it’s interest rates or whatever—but very few of them are suggesting that it’s largely about supply.

Realtors are always complaining that there aren’t enough listings to go around. Isn’t that hard evidence of a lack of supply?
Only in a very narrow, misleading sense. For a long period of time, new listings in Toronto were fairly steady. What has been drawing down active listings is that in the past three years or so there has been a huge spike in sales. Last year was a record year in terms of sales. That spike has taken a bunch of the inventory off the market, which tends to push up prices. Once prices start to rise, people think, “Wait a second. Maybe prices are going to continue to go up.” As a result, a lot of people are now holding off listing their properties, because they think that prices are going to continue to escalate. And so you have this self-reinforcing dynamic. It’s demand-induced scarcity, and it’s extremely powerful.

How exactly does demand for housing get so out of control?
I believe that public authorities have underestimated the role of foreign capital. The key thing is that it’s not all about the citizenship of the buyer. It’s about where the money was accumulated. There is a ton of money that is flowing into the Toronto market from overseas, both through foreign buyers, and through people who are now permanent residents or citizens, who have access to capital from overseas. The market surged in 2015 and 2016 because you had people moving money out of China. That spurred a spike in purchasing from overseas, which drove sales up. As soon as prices start to increase, you get the local buyers jumping on the bandwagon, because they’re fearful that prices are always going to go up. That creates these scorching demand conditions.

TREB has released data suggesting that the number of foreign buyers is very low. Why believe you instead of them?
Realtors have resisted efforts to get the government to collect data about this. In Vancouver, realtors said foreign buyers were five per cent of the market. When the government went out and collected the data, it was closer to 13 per cent of buyers. So we have seen that realtors are not exactly being open and candid when it comes to their estimates of foreign buyers.

What do you think would happen to the Toronto market if we had accurate data about foreign buyers?
People would not ignore it. I think that’s another one of the lessons from Vancouver. In the five-week period when the BC government was collecting foreign buyer data, over a billion dollars was spent on Vancouver real estate by foreign citizens. The pressure mounted pretty quickly on the government to address that, especially in the context of a housing crisis. People don’t ignore it. That, in my view, is part of the reason the Ontario government has delayed collecting data for so long. If this was a government that was serious about tackling this problem, they would have been gathering data a long, long time ago.

In your paper, you talk about a couple possible policy solutions, but it seems like the one you like the best is the idea of a property surtax. Can you explain what that is?
The basic idea is to have an annual property surtax that applies on properties over a certain threshold in value—something like $800,000, or $500,000, or $1 million, depending on what policymakers choose. And the surtax would only apply to value above that threshold.

The main thing is that you can refund the amount of surtax that is owed based upon income taxes that have been paid. And so that means people who are working locally and paying Canadian income taxes on a consistent basis are going to be exempt from the tax, while those who own property on the basis of foreign income or wealth will be hit by it. That reconnects the housing market to the local labour market. And that would be extremely powerful. The surtax acts as a filter. It doesn’t affect the kind of money that you would want invested in the real estate market, and it discourages the kind of money that you wouldn’t want. It also would tend to discourage speculation.

So it’s a less blunt instrument than a blanket tax on foreign investment. You’re not catching foreigners who are actually working here and paying taxes.
Yes. It’s also more comprehensive. A large issue is not citizenship but participation in the local economy, and where the money for purchases is coming from. This would deal with that problem.

Right. Because the surtax would theoretically even hit a Canadian living overseas—somebody who happened to be living in the Cayman Islands or something, who wasn’t paying Canadian income taxes.
Yes, although you would exempt seniors in various ways—especially seniors who had paid into the CPP a certain amount. If you’d paid a certain threshold of income tax, you would then be exempt from the tax moving forward, which would cover somebody who had made a lot of money 10 years ago and paid a bunch of income tax on that, then bought a house on that basis.

This all makes sense. Even so, I can’t imagine a world where first-time buyers are less frenzied than they are. You write about this “fear of missing out” that drives the lower end of the market. Is there any policy measure that can control or lessen that, or will it always be with us?
No, I don’t think it will always be with us. It’s very much a product of the kinds of housing markets that have gotten out of hand in Vancouver and Toronto. You don’t see this “fear of missing out” craziness in other Canadian cities. Once you create expectations that prices are likely to come down—and certainly the surtax idea would do that—then you change the mindset of young buyers and you have a very different market.

Can I ask how old you are?
Sure. I’m 34.

And you live in Vancouver. Do you own property there?
I do not. But my parents do, and I’m an only child.

Intellectually you know that the market is not a reasonable market right now, but have you ever been tempted to get in anyway? How close have you come to actually putting a down payment on a place?
Ah, not close. But I do have moments of self-doubt about the market. And if I’m doubting myself when I have all this data in front of me, that just shows how easy it is for people to get caught up in this. That’s what’s so dangerous and upsetting to me: that there are a lot of people who will get caught up in this, and our governments are standing by and allowing it to happen.

“I think it’s going to go even more sky-high”: Wealth Expo attendees talk about Toronto’s housing market

On Saturday, the Metro Toronto Convention Centre was packed with people who had heeded the call of all the subway ads: they had each paid between $50 and $2,500 to bask in optimism at the Real Estate Wealth Expo, where the headline speakers included motivational guru Tony Robbins and, oddly, the party rapper Pitbull.

How was this self-selecting group of real estate bulls feeling about their chances in the market, now that even the big banks are signalling nervousness about the possibility of a housing crash? We asked a few of them:

Melanie Balanan

33, children’s entertainer from Richmond Hill

What’s the most useful thing you learned at the expo?
“Don’t take advice from non-doers and keep only positive people around you. I’m going to look into getting a spiritual mediator.”

What’s the future of Toronto’s real estate?
“I think it’s going to go even more sky-high.”

David Abreu

37, entrepreneur and consultant from Oakville

What’s the most useful thing you learned at the expo?
“This is actually my second expo. I was at an expo two years ago when Tony Robbins hosted. What I learned is to believe in yourself. It’s difficult because—and I think Pitbull was saying it best—99 per cent of people don’t understand what’s going on when someone else is doing something right. They want to criticize it and bash it.”

What’s the future of Toronto’s real estate?
“It’s non-stop. The real estate market is insane here.”

Daud Shaikh

18, investor from Burlington

What’s the most useful thing you learned at the expo?
“I learned that every opportunity that you don’t take is an opportunity missed. It’s all about turning opportunities into possibilities.”

What’s the future of Toronto’s real estate?
“I think it’s positive that there are many foreign investors with a lot of capital, so I think the market will continue to exponentially increase.”

Adam Amer

25, retail salesperson from North York

What’s the most useful thing you learned at the expo?
“That personal success is mostly about the mindset that you put yourself into.”

What’s the future of Toronto’s real estate?
“To be honest, I think it’s going to pop sometime in the next year or so. I’m not 100 per cent sure where it’s going to go in the long term.”

Jeremy Porter

44, Shopping Channel employee from Mississauga

What’s the most useful thing you learned at the expo?
“Keep at it. I invested about a year and a half ago in my first property, and it works—so, just keep doing it.”

What’s the future of Toronto’s real estate?
“I personally don’t think there’s going to be any kind of crash. It’ll just level out. I don’t know what the magic number is, but at some point people will just say, ‘Alright, that’s it, that’s all we’re paying.’ Whether it’s $2 million for a house in Toronto, or $2.5 million, it’ll level off and maybe correct a little bit, but I don’t think we’re going to see this big burst. Governments can’t let it happen.”

Lucky Trieu

27, medical equipment distribution specialist from Mississauga

What’s the most useful thing you learned at the expo?
“That investing in real estate and starting your own ventures is really crucial.”

What’s the future of Toronto’s real estate?
“Just from the way it’s going, I think it’s going to rise. I think a lot of people are interested in coming here, especially people from outside Canada, and the market will continue to boom.”

Ryan Gaucher

38, realtor from Whitby

What’s the most useful thing you learned at the expo?
“That I need to take all the experience, tools, and knowledge that I have and actually put it into play, rather than just thinking and contemplating.”

What’s the future of Toronto’s real estate?
“I think over the next little while it’ll still be a hot market, but it’s only a matter of time until things take a turn. Will it be for the worst? I don’t think so. But we are in a bubble, and whatever goes up must come down.”

Stephen Tedford

44, realtor from Whitby

What’s the most useful thing you learned at the expo?
“That you can’t have an ego in this business. You have to just be honest and truthful with your clients.”

What’s the future of Toronto’s real estate?
“I really think a lot of Torontonians will be moving outside of the Toronto area, and I think anyone buying into the Toronto market is going to be more adventurous and be more involved with family. Toronto housing is a big-ticket item now, and people can’t do it alone. They’re going to have to get family and friends to be involved in it.”

Femi Okuribido

33, self-employed, from Bowmanville

What’s the most useful thing you learned at the expo?
“E-commerce, believe it or not. They taught us how Alibaba’s connected to Shopify, and how to do online marketing.”

What’s the future of Toronto’s real estate?
“Seems like it’s going to be doubling, or tripling, hopefully. I don’t think it’s going to be as accessible to people as it was, but there are different avenues you can take to get the funding you need.”

Rania Pilquil

36, foster mom from Hamilton

What’s the most useful thing you learned at the expo?
“That I need to invest.”

What’s the future of Toronto’s real estate?
“It’s growing, and it will continue to grow for a while.”

Michele Macdonald

48, semi-retired, from Hamilton

What’s the most useful thing you learned at the expo?
“How to invest, and why mentorship is so important.”

What’s the future of Toronto’s real estate?
“I still think there’s still potential. You might have to look a little harder, but I think it’s still there.”

Donna Johnston

57, semi-retired, from Binbrook, Ontario

What’s the most useful thing you learned at the expo?
“How to invest wisely, and the value of mentorship.”

What’s the future of Toronto’s real estate?
“I don’t really know much about Toronto’s real estate, but I think it’s growing.”

Sarah Larbi

32, sales professional from Oakville

What’s the most useful thing you learned at the expo?
“There was a session on podcasting. I think it’s going to make me want to get one started.”

What’s the future of Toronto’s real estate?
“In my opinion, it is going to keep going up, but possibly not as quickly as we’ve seen.”

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Neighbors 2: Sorority Rising (2016) HD

Director : Nicholas Stoller.
Writer : Evan Goldberg, Andrew J. Cohen, Nicholas Stoller, Seth Rogen, Brendan O’Brien.
Producer : Seth Rogen, Evan Goldberg, James Weaver.
Release : May 4, 2016
Country : United States of America.
Production Company : Universal Pictures, Perfect World Pictures, Point Grey Pictures, Good Universe.
Language : English.
Runtime : 91 min.
Genre : Comedy.

Movie ‘Neighbors 2: Sorority Rising’ was released in May 4, 2016 in genre Comedy. Nicholas Stoller was directed this movie and starring by Seth Rogen. This movie tell story about A sorority moves in next door to the home of Mac and Kelly Radner who have a young child. The Radner’s enlist their former nemeses from the fraternity to help battle the raucous sisters.

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