Loan Officer Bruce
Loan OfficerForum Replies Created
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Here’s the Branch NMLS of Gustan Cho Associates
https://www.nmlsconsumeraccess.org/EntityDetails.aspx/Branch/2315275
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Here’s THE INDIVIUAL NMLS
https://www.nmlsconsumeraccess.org/EntityDetails.aspx/Individual/873293
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It should not be described as a universal property tax exemption solely because a homeowner maintains beehives. A more accurate explanation is as follows:
Wisconsin: If a landowner primarily uses their property for a qualifying agricultural use, including beekeeping, the land may qualify for agricultural use-value assessment by the Wisconsin Department of Revenue. Wis. Stat. § 70.32 (1d)(1) defines land that is primarily devoted to qualifying agricultural purposes, rather than market use-value. The North American Industry Classification System (NAICS) codes 112 and 111, which cover agriculture, forestry, fishing, and hunting, are included in Wisconsin’s agricultural use definitions. Beekeeping specifically falls under NAICS 112910, which encompasses beekeeping and animal farming.
Illinois: Beekeeping may qualify land for farmland assessment, but it is at the discretion of the county assessors. The rules for assessing farmland value (or farmland valuation) are applied to farmland, and some counties specifically evaluate the farming practice of beekeeping as a qualifying farm use of land. For instance, in Jo Daviess County, beekeeping is considered a farming practice, but only the land used for farming is assessed as farmland. If 51% of the land in question is not actively farmed, then it cannot be classified as farmland.
The statements regarding Wisconsin are generally accurate; however, the range should be revised to “90% to 98%,” and, if possible, a specific county should be referenced. The property tax reduction can be substantial, but the actual benefit depends on several factors, including the assessed land area, the extent of agricultural use, and whether the land is classified as agricultural or residential.
Potential Impact of Beehives on Property Taxes in Wisconsin and Illinois
There is a limited possibility that maintaining beehives on a property could decrease property taxes in Wisconsin or Illinois. However, this does not constitute a guaranteed property tax exemption. In most cases, potential savings result from reclassifying a portion of the land for agricultural use rather than simply owning beehives.
In Wisconsin, beekeeping is classified as an agricultural activity, and land used for this purpose may qualify for agricultural use valuation rather than full market value assessment. The taxable value for agricultural land is often significantly lower than the full market value. However, this benefit generally applies only to the agricultural portion of the property, not to the residence, buildings, driveway, yard, or other residential areas.
Beekeeping may also permit farmland assessment in Illinois, subject to compliance with state and county farmland regulations. County assessors often require evidence that the land is actively used for beekeeping. Typical assessment criteria include the location of apiaries and hives, honey sales, farm income statements, designated pollinator areas, and the number of hives per acre. In many counties, only land demonstrably used for agriculture is assessed as farmland.
The key consideration is that while beehives may influence agricultural classification, they are not the sole determining factor and do not automatically result in property tax exemptions. Therefore, any potential property tax savings related to beekeeping should be discussed with the relevant township or county assessor.
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This reply was modified 1 week ago by Bruce.
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This reply was modified 1 week ago by
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What in the world is going on with sex predators and politicians at all levels especially members of Congress? So many politicians are being charged for sexual harassment and child porn as well as pedophelia. The latest is former Congressman Eric Swalwell who had to resign for sexually harassing young interns twenty some years younger than himself. Swalwell has not just been accused of sexual harassment but has been accused of rape. Unbelievable. Swalwell who had hopes of running for Governor of California and was a Presidential hopeful ended up resigning from Congress. No set date was confirmed. These type of sex scandals are not new. It has been going on for many decades however, maybe it was not as open as it is today. Totally despicable and this type of behavior is what separates human beings from wild animals.
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Housing and Mortgage Market Update: Rates Ease, Demand Remains Soft, and Real Estate Stays Stagnant
The 10-year Treasury, mortgage rates, housing inventory, and buyer demand continue to shape a cautious spring market as agents and loan officers navigate slower transaction volume.
April 15, 2026, housing and mortgage update: 10-year Treasury trends, mortgage rates, housing demand, inventory, home sales, loan origination, and the real estate forecast.
The housing market remains sluggish but stable as mortgage rates ease slightly, with bond market movement influencing common forms of consumer borrowing. The 10-year Treasury yield is the key factor in mortgage bond prices, and the mortgage market has allowed it to dip slightly, offering some relief for buyers and homeowners.
When homeowners sell a home, they do so for many reasons. The most common reasons are: home equity extraction, maintaining home ownership, and retirement.
Housing demand remains low for now, and nationwide active inventory is also low. Home prices are supported by slow, low-volume sales.
Mortgage loan origination volume is driven more by home purchases than refinancing, while home sales reflect a market where consumers cannot buy or homeowners cannot sell. Limited home supply and consumer demand in a high-interest market are causing lower transaction volume.
The modified text incorporates the customer’s request by providing economic data.
The economic and financial data analyzed are of primary importance. Treasury and mortgage-backed security reports influence mortgage rates. Significant changes in economic data will shift mortgage lenders’ demand.
Real estate and mortgage lenders are still experiencing reduced volume. More work, education, and follow-up are needed to close deals in this challenging market. Quick, responsive, and interactive professionals close deals best in current conditions.
The forecast for mortgage rates is optimistic. In the next few weeks, rates may fall due to controlled yield and cooling inflation. The purchase mortgage rate will stay the same, but the market will be less active.
It is evident from the above discussion that the market will continue to remain constrained by affordability.
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Chicago Migrant Crisis Costs Trigger Budget Conflicts As States Run Out of Money
The costs of supporting migrants in Chicago point to a bigger issue with how sanctuary cities are funded. Cities like Chicago and New York are all asking the same tough question: who should cover the expenses when many new migrants arrive quickly? Local leaders say they cannot handle the costs for shelter, healthcare, education, transportation, and case management on their own.
State officials are calling for better coordination and more control over spending. Meanwhile, federal leaders remain divided over whether Washington should provide more funding or require sanctuary cities to change their policies.
Chicago’s situation shows this is more than just a local political issue. It tests whether city, state, and federal governments can work together to handle migration costs without putting too much strain on already tight budgets.
What Chicago Leaders Are Fighting About: Migrant Shelter and Support Costs
This issue is not only about immigration policy; it is also about financial pressure. Emergency shelters and staff are expensive. More students mean schools need more funding. Public health services also add to the costs. When thousands of people need help right away, even big cities can struggle to keep up. Chicago’s debate highlights a growing problem in many cities. Local officials have to pay upfront, while state and federal governments argue over what costs will be reimbursed, what is required by law, and who should take responsibility in the long run.
Chicago’s And New York’s Sanctuary Cities As The New Frontiers
Sanctuary cities get the most attention because they have big public systems and are expected to respond first. This puts them under both political and financial pressure. Supporters say these cities are dealing with a humanitarian crisis, while critics argue they are taking on costs without reliable funding. Either way, the bills keep adding up.
Migrant Costs In New York City
New York City clearly shows how fast migrant-related costs can rise. What started as an emergency response became a multibillion-dollar budget problem. This matters for Chicago, where officials and taxpayers are seeing the same thing happen. What begins as a temporary shelter solution could become a long-term financial obligation.
New York’s experience shows that supporting migrants comes at a high cost. A shortage of housing, more demand for public services, and political gridlock can turn short-term crises into long-lasting budget problems.
Why New York’s Migrant Budget Impacts Chicago And Other Cities
New York’s budget situation affects Chicago and other cities because leaders examine how New York handled the sudden influx of migrants and how its response evolved over time.
What The Migrant Crisis In Chicago And New York Means For Local Taxpayers
For taxpayers, the main worry is not just the total cost, but whether these expenses will divert funds from other important services like police, schools, transit, pensions, and infrastructure. When city budgets are tight, new, high costs force tough choices between cuts, taxes, and borrowing.
The Argument That Red States Are Going Broke Is Overreaching
Looking at state reserves and rainy-day funds, the idea that red states are going broke does not hold up. Some Republican states have reported stronger reserves and balance sheets than expected. Others are dealing with tax cuts, slower revenue growth, healthcare costs, pension obligations, and changes in the energy market.
This shows that broad political arguments miss the real issue. Financial challenges are not split cleanly between red and blue states. Both have a mix of strong and weak budgets.
Why Some Republican-Led States Still Have Strong Rainy-Day Funds
Some Republican-led states began this period with larger reserves and better-than-expected tax collections. In these states, talk of financial collapse does not match the facts. They are handling slower growth from a position of strength, not crisis.
Why Other Red States Still Face Budget Pressure
Other Republican-led states are facing problems such as declining revenues, rising spending requirements, and complex budget rules. Sometimes, tax cuts have made it harder to raise money in the future. Other times, extra costs come from Medicaid, pensions, infrastructure, or changes in energy markets. The main point is that red states are not failing, but they do not all have the same financial situation.
Blue States And Red States Are Both Feeling The Post-Pandemic Fiscal Squeeze
After the pandemic, almost all states are finding it harder to balance their budgets than during the years of peak federal aid. The relief funds gave temporary help, but that support was never meant to last. Now, with the aid gone, states have to depend on their usual income, even as costs keep rising.
This is why the pressure is felt by both parties. Blue states are not the only ones making tough choices, and they are not immune to these problems. Rising costs, slower revenue growth, and long-term commitments are challenges for all governments.
The Impact Of The End Of Pandemic Aid On State Budgets
During the pandemic, states got temporary federal aid, which gave them some room to build reserves, spend more freely, or cut taxes. Now that this aid is ending, states are left with ongoing financial obligations. No matter their politics, lawmakers now face new challenges.
The Impact Of Enduring Costs On State Budgets
Enduring inflation, rising labor and health costs, and greater demand for housing and public services have made budgeting harder for states and cities. Even states with big reserves can run out of money over time if their income does not keep up with rising costs.
Chicago reflects the reality in many other states. It is a case study of the national reality of diminishing state and local public budgets, divided legislative majorities, and conflict over funding for public services.
New York has demonstrated how quickly funding needs can shift, and many other large cities are observing the same. Some people say that states run by one party are doing well while others are struggling, but this view is too simple. In reality, some states are better able to handle rising costs and falling revenues than others, no matter which party is in charge. are experiencing.
Chicago Migrant Expenses and State Fiscal Stress
This is not just a blue-state or red-state issue; it is about local costs and limited resources. The debates in Chicago and New York, along with state budget pressures, are forcing governments to make harder financial decisions as federal aid runs out while expenses remain high.
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Public anger toward corruption in the United States is well-founded. The perception that “most politicians are corrupt” ranks among the top three most common descriptions of the country. According to Pew, only 22% of Americans believe political leaders are held accountable for wrongdoing, and Gallup reports that trust in Congress has reached an all-time low.
While skepticism toward politicians is understandable, it is important to separate suspicion from evidence. Wealth alone does not indicate bribery, nor does a politician’s financial status prove misconduct. For example, the Governor of California will earn $245,929 per year as of December 2025. Many politicians have salaries similar to or higher than that. However, most are less wealthy than private-sector peers and are not among the wealthiest overall. Politicians’ wealth may also come from spousal earnings, investments, or other sources. Therefore, affluence does not necessarily imply fraudulent behavior.
Because corruption persists, implementing stronger systems with integrated fraud detection is essential. Anti-corruption organizations prioritize the following reforms:
First, full financial disclosure and conflict-of-interest enforcement for all elected officials, senior staff, judges, procurement officials, and police leaders. This is a recommended practice in the OECD’s most recent integrity guidance.
Second, genuine transparency in financial flows and influence is necessary. This includes searchable lobbying registries, disclosure of lobbyist meetings, political finance transparency, and related reforms.
The OECD underscores the importance of transparency and integrity in lobbying activities.
- Open contracting and procurement transparency are essential. Corruption often occurs in the allocation, zoning, permitting, and use of public funds, especially in land-related matters. The World Bank and OECD both advocate for procurement transparency, open contracting, and linking beneficial ownership information to contracts to detect shell companies and undisclosed conflicts of interest.
- Beneficial ownership transparency is critical. When the true owners of companies that receive public contracts or acquire significant land are undisclosed, corruption risks increase. Beneficial ownership registries are a key tool endorsed by the World Bank and anti-corruption initiatives.
- Independent inspectors general, auditors, and prosecutors with real autonomy are essential. Anti-corruption systems work best when investigators are insulated from those they investigate and can publish their findings freely. The DOJ Office of the Inspector General highlights the importance of oversight in reducing waste, fraud, abuse, and misconduct.
- Strong whistleblower protections and anti-retaliation regulations are vital. Insiders possess critical knowledge of fraudulent activities, and if they fear job loss or retaliation, corruption is likely to remain hidden. The DOJ Inspector General highlights the importance of whistleblower protection. Gifts can lead to more significant abuses of the system. Implementing bans on gifts, auditing at the point of receipt, retaining body camera footage, and establishing complaint mechanisms can provide effective solutions.
These anti-corruption recommendations reflect the principles established by the OECD and World Bank in their work on public integrity systems.
In summary, the core solution is:
All financial transactions, decisions, ownership information, meetings, gifts, and contracts should be publicly accessible. Whistleblower protections must be included, along with prompt and public enforcement of penalties.
This approach is more effective than relying on moral appeals. Leadership rhetoric alone does not deter corruption. Instead, the likelihood of detection and fewer opportunities for concealment are stronger deterrents.
- Transparency in lobbying and donor activities
- Transparency in contract and permit allocations
- Disclosure of beneficial owners for vendors and developers
- Independent inspectors general
- Strong whistleblower protections
- Audits for agencies with high corruption risk
- timely public reporting of findings and penalties
Widespread frustration is clear. However, the claim that “everyone is corrupt” is largely unsubstantiated and promotes hopelessness. A more constructive approach recognizes that any system involving money and power is vulnerable to corruption. The solution is radical transparency, effective governance, and genuine accountability.
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In the United States, people have mixed feelings about the police, rather than being completely negative.
To sum it up, many Americans still say they have some confidence in the police as an institution, but opinions about police honesty, ethics, and fairness are more divided. In Gallup’s 2024 confidence survey, 51% of U.S. adults said they had “a great deal” or “quite a lot” of confidence in the police.
At the same time, people are less confident about police ethics. In Gallup’s January 2026 professions survey, the honesty and ethics rating for police officers dropped to a historic low, falling 7 points from the previous year. Gallup also found a big gap between political parties, with Republicans rating police officers 34 points higher than Democrats.
People’s views also vary widely by race and personal experience. In 2025, Gallup reported that Black Americans’ opinions of local police improved in 2024, but were still lower than the national average and lower than White Americans’ views. For example, 67% of Black adults said local police treat people like them fairly, compared to 85% of U.S. adults overall and 90% of White adults. Also, 64% of Black adults were satisfied with police-community relations, while 76% were satisfied nationally and 81% among White adults.
Overall, most people do not think every police officer is corrupt, but many believe corruption, favoritism, abuse of power, and a lack of accountability remain real problems, especially in some departments or communities. People’s skepticism often increases after high-profile misconduct cases, and it is stronger among groups that feel they are treated less fairly.
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This top 10 list for Chicago and the suburbs is tailored to your preferences, including crab legs, oysters, sushi, shrimp, scallops, lobster, and select beef options. The focus is on seafood buffets, all-you-can-eat seafood, sushi, and Korean BBQ venues. For each restaurant, I verified the latest information on their official websites and checked recent social media updates when prices were unavailable.
1) UMI Hotpot Sushi & Seafood Buffet — Niles, Illinois
- Best For: overall top pick, as shown in their Facebook seafood buffet video.
- UMI Buffet Features a wide selection of sushi, seafood, and classic buffet dishes.
- This Niles Location is recommended for those seeking crab, sushi, or oysters.
- Address: 8225 W Golf Rd, Niles, IL 60714
- Phone: (847) 324-6978
- Hours: Mon–Thu 11:00 AM–10:00 PM; Fri–Sat 11:00 AM–10:30 PM; Sun 11:00 AM–10:00 PM
- Current Price: Dinner is $38.99 Monday through Friday, with weekend dinner available all day, according to their website.
Why It Ranks #1:
- UMI Buffet offers the best combination of seafood buffet, sushi, and reasonable pricing among the options reviewed in Chicago.
- Best for: the most cost-effective buffet option within your budget.
- Address: 31 Golf Center, Hoffman Estates, IL 60169
- Phone: (847) 885-0688
- Hours: Mon-Fri 11 AM-3 PM; 5 PM-9 PM, Sat-Sun 11 AM- 9 PM
- Current Price: Mon-Thu lunch – $24, Mon-Thu dinner – $38, Fri dinner – $40, Sat-Sun dinner – $40
2) Royal Buffet- Hoffman Estates, Illinois Sumo Buffet – Naperville, IllinoisNumber 2:
- This restaurant fits your budget and is a longstanding buffet favorite in the suburbs.
- Lobster is occasionally available on select nights;
- Call ahead to confirm.
- Best For: The largest buffet in the western suburbs.
- Address: 804 IL-59, Naperville, IL 60540
- Phone: 630-453-5277
- Hours: Mon-Fri 11 AM-3 PM; 5 PM-9:30 PM, Sat 11 AM-3 PM; 3:15 PM-10 PM, Sun 11 AM-3 PM; 3:15 PM-9:30 PM
- Current Price: Mon-Fri lunch – $12.99, Weekend lunch – $25.39, Mon-Thu dinner – $23.99, Fri-Sun dinner – $25.39.
3) Sumo Buffet-Naperville Illinois
- Best For: The widest official seafood-and-sushi buffet menu I found in the western suburbs.
- Address: 804 IL-59, Naperville, IL 60540
- Phone: 630-453-5277
- Hours Daily: Mon–Fri 11:00 AM–3:00 PM and 5:00 PM–9:30 PM; Sat 11:00 AM–3:00 PM and 3:15 PM–10:00 PM; Sun 11:00 AM–3:00 PM and 3:15 PM–9:30 PM
- Current Price: weekday lunch $12.99, weekend lunch $25.39, Mon–Thu dinner $23.99, Fri–Sun dinner $27.99
- Why It Ranks #3: Their official site specifically mentions sushi & sashimi, oysters, shrimp cocktail, lobster, scallops, raw oysters, New York steak, and beef ribs, which is unusually close to your wish list for the price.
- The menu features sushi, sashimi, oysters, shrimp cocktail, lobster, scallops, New York steak, and beef ribs, offering a substantial variety for the price.
4) MAAX Asian BBQ & Hot Pots — Arlington Heights, Illinois
- Best for: a diverse selection for those seeking both seafood and grill or hot pot options.
- Address: 222 E Algonquin Rd, Arlington Heights, IL 60005
- Phone: 847-621-2018
- Daily Hours: 11:00 AM–11:00 PM; lunch special Mon–Fri 11:00 AM–4:00 PM
- Current Price: lunch $26.99, regular adult price $37.99
- Why It Ranks #4: This venue is suitable for groups with varied preferences, offering both seafood and meat in an all-you-can-eat format.
- While less seafood-focused than UMI, it is still one of the best values in the suburbs.
5) Mr. Kimchi Korean BBQ — Niles, Illinois
- Best for: Korean beef ribs as the main attraction, with seafood options available.
- Address: 8526 W Golf Rd, Niles, IL 60714
- Phone: 224-580-2089
- Hours: Mon–Fri lunch 12:00 PM–3:00 PM; break 3:00 PM–5:00 PM; Mon–Fri dinner 5:00 PM–12:00 AM; Sat 12:00 PM–12:00 AM; Sun 12:00 PM–11:00 PM; Tuesday closed
- Current Price: lunch special $23.99; regular AYCE $29.95; Thursday premium dinner special $34.95
- Why It Ranks #5: The menu features LA galbi beef short ribs, steak, shrimp, and baby octopus.
- This restaurant is for those who value Korean beef ribs as much as seafood.
6) King Crab House — Lincoln Park
- Best for: extensive selections of snow crab.
- Address: 1816 N Halsted St, Chicago, IL 60614
- Phone: (312) 280-8990
- Hours / Special Timing: AYCE snow crab is available Mon–Thu, 3:00 PM–9:00 PM, and Sat–Sun, 11:30 AM–3:00 PM.
- Current price: $69.95 AYCE snow crab, with a mandatory purchase of one alcoholic drink or mocktail per person.
- Why It Ranks #6: Although it exceeds the typical budget, this restaurant is one of the most accessible options for crab legs in Chicago.
7) Shaw’s Crab House — Chicago
- Best For: highest-quality seafood experience in the city, even though it is not a buffet.
- Address: 21 E. Hubbard St, Chicago, IL 60611
- Phone: (312) 527-2722
- Hours: Oyster Bar Sun–Thu 11:30 AM–9:00 PM; Fri–Sat 11:30 AM–10:00 PM. Main Dining Room lunch daily 11:30 AM–2:00 PM; dinner Sun–Thu 5:00 PM–9:00 PM, Fri–Sat 5:00 PM–10:00 PM
- Current price point: their current 3-course lunch is $40 and includes options such as lobster bisque, oyster sampler, shrimp cocktail, petite filet, and lobster mac & cheese
- Why it ranks #7: Not AYCE, but if you care about oysters, lobster, shrimp, and overall seafood quality, Shaw’s is still one of the safest recommendations in Chicago.
8) Shaw’s Crab House — Schaumburg
- Best For: Best suburban upscale seafood fallback if you want quality over buffet quantity.
- Address: 1900 E Higgins Rd, Schaumburg, IL 60173
- Phone: (847) 517-2722
- Hours: Mon–Thu 11:30 AM–8:30 PM; Fri–Sat 11:30 AM–9:00 PM; Sun 11:30 AM–8:00 PM
- Current price point: current 3-course lunch is $40 daily, with seafood options similar to Chicago, including lobster bisque, oyster sampler, shrimp cocktail, petite filet, and lobster mac & cheese
- Why it ranks #8: This suburban Shaw’s location is ideal for those seeking a quality seafood meal without traveling downtown.
9) Sushi Taku – Wicker Park
- Best For: the best value all-you-can-eat sushi in the city.
- Address 1904 W Division St, Chicago, IL 60622
- Phone (773) 252-8258
- Hours Sun – Thu 12:00 PM – 3:30 PM and 4:30 PM – 10:00 PM; Fri – Sat 12:00 PM – 3:30 PM and 4:30 PM – 10:30 PM
- Current Price: lunch $24.99, dinner $31.99
- Why It Ranks #9: While crab legs and oysters are not available as at a seafood buffet, this restaurant offers great value for those seeking sushi, nigiri, sashimi, and seafood rolls.
10) Sushi Miroku – Tinley Park
- Best For: The Top All-You-Can-Eat Sushi, Hibachi, And Sashimi Add-On In The South Suburbs.
- Address: 7216 W 191st St, Tinley Park, IL 60487
- Phone: (708) 260-7088
- Hours: Mon–Thu 11 AM–10 PM, Fri–Sat 11 AM–10:30 PM, Sun 12 PM–10 PM
- Current price: AYCE lunch $22, AYCE dinner $33 + $10 extra for AYCE sashimi.
- Why It Ranks #10: This Restaurant Provides Great Value For An All-You-Can-Eat Seafood-Focused Meal In The South Suburbs At A Moderate Price Point.
Summary Recommendations Based On Your Preferences:
- For the best overall match, UMI Niles is recommended.
- For the best classic buffet under $50, Royal Buffet or Sumo Buffet is suggested.
- For Korean beef ribs and late-night grilling, Mr. Kimchi Niles is recommended.
- For those willing to spend more for crab legs, King Crab House is recommended.
- Getting king crab, lobster, oysters, sushi, and prime beef for $50 per person is challenging in Chicago.
- The best value is usually found with snow crab or a seafood buffet with sushi, while king crab and lobster are considered premium options.
https://www.youtube.com/watch?v=Tqxh0dAcX4c
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This reply was modified 1 month, 1 week ago by
Sapna Sharma.