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Citizens Inn, Inc.

 81 Main Street
 Peabody, MA 01960
[P] (978) 531-9775
[F] (978) 717-5158
www.citizensinn.org
[email protected]
Gianna Langis
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INCORPORATED: 1983
 Printable Profile (Summary / Full)
EIN 22-2540856

LAST UPDATED: 12/04/2018
Organization DBA --
Former Names --
Organization received a competitive grant from the Boston Foundation in the past five years No

Summary

Mission StatementMORE »

Everyone deserves safety, dignity and hope — to have shelter from the weather, heal when they are sick, and share meals in a place where they can grow and flourish as part of a community. For 35 years, Citizens Inn, Inc., now merged with Haven from Hunger, has worked toward ending homelessness and hunger across the North Shore. Our mission calls us to support everyone with dignity and respect, as they live in our emergency shelter, Citizens Inn Between; our sober living transitional housing shelter, Citizens Inn Transition; our affordable housing units, Citizens Inn Homes; or join us for meals as part of our Citizens Inn Haven from Hunger program. Through our work, we not only provide a safe place to stay and a meal on the table, but offer tools to empower families and individuals to find permanent solutions to break the patterns of instability in their lives.

Mission Statement

Everyone deserves safety, dignity and hope — to have shelter from the weather, heal when they are sick, and share meals in a place where they can grow and flourish as part of a community. For 35 years, Citizens Inn, Inc., now merged with Haven from Hunger, has worked toward ending homelessness and hunger across the North Shore. Our mission calls us to support everyone with dignity and respect, as they live in our emergency shelter, Citizens Inn Between; our sober living transitional housing shelter, Citizens Inn Transition; our affordable housing units, Citizens Inn Homes; or join us for meals as part of our Citizens Inn Haven from Hunger program. Through our work, we not only provide a safe place to stay and a meal on the table, but offer tools to empower families and individuals to find permanent solutions to break the patterns of instability in their lives.


FinancialsMORE »

Fiscal Year July 01, 2018 to June 30, 2019
Projected Income $2,073,171.00
Projected Expense $2,072,947.00

ProgramsMORE »

  • Housing Search and Stabilization
  • Inn Between Emergency Shelter Program
  • Inn Homes - Affordable Rental Housing
  • Inn Transition Sober Family Living Transitional Shelter and Housing

Revenue vs. Expense ($000s)

Expense Breakdown 2017 (%)

Expense Breakdown 2016 (%)

Expense Breakdown 2015 (%)

For more details regarding the organization's financial information, select the financial tab and review available comments.


Overview

Mission Statement

Everyone deserves safety, dignity and hope — to have shelter from the weather, heal when they are sick, and share meals in a place where they can grow and flourish as part of a community. For 35 years, Citizens Inn, Inc., now merged with Haven from Hunger, has worked toward ending homelessness and hunger across the North Shore. Our mission calls us to support everyone with dignity and respect, as they live in our emergency shelter, Citizens Inn Between; our sober living transitional housing shelter, Citizens Inn Transition; our affordable housing units, Citizens Inn Homes; or join us for meals as part of our Citizens Inn Haven from Hunger program. Through our work, we not only provide a safe place to stay and a meal on the table, but offer tools to empower families and individuals to find permanent solutions to break the patterns of instability in their lives.


Background Statement

Citizens Inn, formally Citizens for Adequate Housing was founded in 1983 by Mary Jane Lee. Over the past 35 years, much has changed at Citizens. It has grown from one small program (the Citizens Inn Between shelter) to an umbrella organization for four programs located in eight buildings. Yet much remains the same, as families continue to struggle to stay housed.

Mary Jane Lee was distressed to learn that a neighbor with two children was about to become homeless. She went into action, working through St. John’s Church in Peabody, and gathered a group of local residents to address the growing problem of family homelessness. They incorporated Citizens for Adequate Housing in June 1983, and by 1985 had opened their first shelter, the Citizens Inn Between, in a leased building on Main Street, Peabody.

Three years after Citizens Inn Between moved to Holten Street, it became apparent that for some families, homelessness was a result of substance abuse. If these families were going to become stable enough to stay housed, their shelter needed to include a recovery program. And so, Citizens Inn Transition was established in 1990 in the former Jewish Community Center building on Washington Street Peabody.

In 1987 Citizens purchased 25 Holten Street, and moved Citizens Inn Between to that welcoming Victorian house, which now provides emergency shelter for six families. When the shelter opened, families usually were able to find housing and move on within a few months. Housing has become so scarce and so much more expensive that families now generally remain at Citizens Inn Between for six months to one year while looking for permanent housing.

The agency moved into the next logical phase in the 90s: creating permanent, affordable rental housing. Our Inn Homes program now provides affordable housing to over 15 families and homelessness prevention support to many others living in communities across the North Shore.

In 2017, Citizens Inn merged with Haven from Hunger, a leading Peabody nonprofit, focused on solving food insecurity in Peabody, Salem and Lynnfield.


Impact Statement

 

  • In July of 2017, Citizens Inn merged with Haven from Hunger to form one organization. Citizens Inn is focused on breaking the patterns of instability that lead to homelessness and hunger. 
  • In 2017, we placed an unprecedented amount of clients into permanent housing over a two month span.  
  • In the nine months since the merger with Haven from Hunger, we've hit the ground running with immediate improvements to the Haven facility, including securing a refrigerated truck, repairing indoor refrigeration units, and upgrading safety and security throughout the building. Our multi-phase capital project kicked off in early April and Phase 1 of our first floor kitchen has just been completed. We are especially excited about this kitchen as it will also serve as the space for our new culinary arts training program, which is set to launch this fall. Next, we will focus on construction of the first floor bathrooms and pantry space before starting Phase 2, which includes a full second floor renovation.

 


Needs Statement

VOLUNTEER AT HAVEN FROM HUNGER: Donate the gift of your time at our food pantry in Peabody. Help clients check in and out and keep shelves stocked. Volunteers can also choose to cook and serve a meal four nights out of the week. 

CHILD CARE AND TRANSPORTATION: Most of our clients are single parents and faced with spiraling child care and transportation costs. We seek funding for child care vouchers to provide our mothers with professional child care. We seek funding for bus passes, train passes, and the shelter vans maintenance and upkeep to get clients to classes, job interviews, and health care appointments on a daily basis. 

PROFESSIONAL PROGRAMMING FOR FAMILIES: The success of the family largely correlates to the education they receive while in shelter. We seek funds to pay for professional programming for our families through partnership with local nonprofits in our region. Topics include parenting, health, safety, education and financial literacy.



CEO Statement

I grew up next to Mary Jane Lee, founder of Citizens for Adequate Housing, Inc. in 1983. It was such an important part of my upbringing to see that when a neighbor was in need, another neighbor took on the fight to see that options were made available. Over the past 30 years, I've seen the agency grow by leaps and bounds under the strong leadership of Mary Jane, Nancy Crowder and many other dedicated leaders.  The Inn Between has grown from 1 to 20 families served at a time. The Inn Transition has been built and renovated to house 8 more families in our sober living transitional housing.  The Inn Homes program has expanded to 15 units for low-income tenants in the Peabody area.

My experience working in Peabody and Lynn and the years I spent on Citizens Inn's board have reinforced what I learned from Mary Jane at a young age. The affordability gap continues to grow, state budgeting can only takes a family so far, and it’s up to the community to come together for its neighbors most in need.

I'm reminded of a simple statement made to me by Nancy Crowder when I first started my work with Citizens Inn. She said, "Have you ever known a young person who fell on hard times and had to move back in with their parents?" I answered affirmatively as I think most of us would. She looked at me with her 23 years of housing wisdom all wrapped in to this one sentence, "Imagine that family isn't there..."

So many circumstances can bring upon this exact scenario and I am so proud that Citizens Inn has been there for these families for 30 years and am looking forward to creating even more affordable options for our North Shore families in today’s housing market.


Board Chair Statement

 

Geographic Area Served

In a specific U.S. city, cities, state(s) and/or region.
NORTHEAST REGION, MA
GREATER BOSTON REGION, MA
Families experiencing homelessness come to Citizens Inn within a 20-mile radius of Peabody. For those folks experiencing food insecurity in Peabody, Salem or Lynnfield can access the food pantry at Citizens Inn Haven from Hunger. 

Organization Categories

  1. Housing, Shelter - Homeless Shelters
  2. Human Services - Emergency Assistance (Food, Clothing, Cash)
  3. Housing, Shelter - Housing Development, Construction & Management

Independent research has been conducted on this organization's theory of change or on the effectiveness of this organization's program(s)

No

Programs

Housing Search and Stabilization

To be successful, homeless families need access to permanent housing and case management to maintain it. Our intensive Housing Search and Stabilization program begins with families' participation in a housing search process soon after arrival. Stabilization continues for up to 18 months after a family has transitioned into housing, allowing our unique continuum of care to support the family and remain secure in their new homes. Our expert case managers work with family members to address and reduce barriers to stable living, such as debt, hunger, employment issues, and much more.
Budget  $110,000.00
Category  Housing, General/Other
Population Served Homeless
Program Short-Term Success 
Reduce barriers to employment to increase income levels to meet current rent levels combined with the lack of subsidized housing.
Program Long-Term Success  Every family looking for a permanent solution to the housing can find one on the North Shore. 
Program Success Monitored By  CareerLink Assesement, Program Directors, Case Management
Examples of Program Success 
Edwina is a success because with our help she was able to find a home in which she has now been living for three years.

Inn Between Emergency Shelter Program

Inn Between - Emergency Shelter: Established in 1985, this facility provides emergency shelter, case management, and support services to 17 homeless families, enabling our guests to begin the process of seeking permanent housing and addressing their own unique challenges and needs in a compassionate and safe environment.
Budget  $993,680.00
Category  Housing, General/Other
Population Served Homeless
Program Short-Term Success 
CAH's Career Link program will serve to reduce employment barriers for homeless families and increase income levels among our families to make their housing search more realistic.
 
CAH will increase the stock of affordable rental units on the North Shore.
Program Long-Term Success 
The end to family homelessness. Every family in a temporary housing crisis would find shelter with supporting services immediately (not placement in hotel/motel) and every family looking for affordable housing would be presented with an option to obtain it.
Program Success Monitored By  ETO, ASSIST, Career Link Assessments
Examples of Program Success  She arrived at our Inn Between shelter homeless and 8 months pregnant. Seizures were a part of her daily life. Her will power and desire to move forward pushed her to where she is today. Eager to make a better life for her baby, she quickly signed up for a first aid class being offered. At the same time, with her baby on her lap, she is working one-on-one with a volunteer refreshing her math skills preparing to attend college where she enrolled for the summer. She has inspired others to participate in our educational workshops to better themselves. Today she is ready to move on to a permanent housing program, and realizes the many positive learning experiences she received in her short stay in CAH’s emergency shelter program. For this mom her life has changed and her future looks promising.  Each family is unique, but each one begins with having endured the trauma of homelessness. For hundreds of such families, Citizens for Adequate Housing provides the path to self-sufficiency.

Inn Homes - Affordable Rental Housing

A viable long-term housing option for as many as 18 families at a time is CAH's affordable rental units, which offer below market rate units to families with extreme financial need.
Budget  $142,150.00
Category  Housing, General/Other
Population Served Homeless
Program Short-Term Success 
Aquire one new property in the next fiscal year. Provide capital improvements to existing property.
Program Long-Term Success 
Inn Homes portfolio of hundreds of affordable rental units. 100% of our families in shelter that are ready for permanent housing can be placed in our units.
Program Success Monitored By  Executive Director, Housing Committee
Examples of Program Success 
Mary transition out of shelter into one of our Peabody apartments. Although difficult at times, she consistently paid her rent and has been living in her apartment for 3 years now.

Inn Transition Sober Family Living Transitional Shelter and Housing

Inn Transition - Sober Family Living Transitional Shelter and Housing: One of only two sober living transitional housing programs in MA, the Inn Transition accommodates eight families at a time for at least six months, each to address the endemic problem of alcohol and substance abuse among homeless families. Parent come to the Inn after undergoing detoxification and/or other extended residential treatment programs. Not yet ready for complete independence, families become stronger and more goal-oriented through group discussions, local Narcotics and Alcoholics Anonymous meetings, and individual counseling to intensify relapse prevention.
Budget  $477,451.00
Category  Mental Health, Substance Abuse Programs, General/other
Population Served Homeless
Program Short-Term Success 
Reduce time to first appointment with therapist. Provide comprehensive program of curriculum and training for moms and children to ensure future success once graduated from the program.
Program Long-Term Success 
Provide a realistic path to a life without addiction relapse and permanent housing. This may include transitional housing above and beyond what is provided today in order to serve a need for housing after treament before the families are ready for longer term permanent housing.
Program Success Monitored By  Program Director, Case Management, Career Link Assesment, State Agency site review
Examples of Program Success  Diane and her son arrived at the Inn Transition last July. She, for many years, struggled with her addictions and lived on the streets and in emergency overnight shelters. Amazingly she sought help, and came to us seeking a sober living program that would support her long term recovery and provide a safe home for her family. Diane came in very motivated, and immediately became involved in our workshops helping her learn new behaviors; replacing the old ones that stood in her way. She worked to improve her parenting and nurturing skills, and then focused on how she could bring permanent changes to her life. This past fall she enrolled in a local community college with a desire to enter a nursing program. Her drive, determination, and day to day support by staff and our other families helped her as she studied. In December she was notified she had made the Dean’s List. While in school Diane also focused on finding permanent housing. Today she and her son live not far from our shelter and are thriving. Their lives have changed as her hope and self worth have been restored, pushing her to find new and better ways to live her life.

CEO/Executive Director/Board Comments

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Management


CEO/Executive Director Mr. Corey Jackson
CEO Term Start Aug 2013
CEO Email [email protected]
CEO Experience

Corey has been involved with CAH since childhood, when a family friend, Mary Jane Lee, founded the organization in response to a neighbor finding herself in a situation where she had nowhere to live.  Mary Jane Lee and founding board members, including Corey’s father, Bill Jackson, came together and built the first Inn Between on Main Street in Peabody. Years later, in 2010, Corey became actively involved as a trustee for the organization.

Corey is a well-respected community leader with connections to the local business community. Member of the Peabody, Salem, and Lynn Area Chambers of Commerce and the North Shore Latino Business Association. Active volunteer and collaborator with several area nonprofits, including the Economic Development and Industrial Corporation of Lynn, Lynn Housing Authority and Neighborhood Development, Centerboard (formerly Serving People in Need), United Way of Massachusetts Bay and Merrimack Valley and several arts organizations throughout the state.

In the corporate setting, managed business proposals that contributed to a $200M P&L. Twelve years of program management and business operations experience. Skilled in the art of bringing together several complex teams for successful, on-time and on-budget projects. 
Co-CEO --
Co-CEO Term Start --
Co-CEO Email --
Co-CEO Experience --

Former CEOs and Terms

Name Start End
Ms. Nancy Porcaro Nov 2010 July 2013
Ms. Nancy Crowder Aug 1987 Dec 2010

Senior Staff

Name Title Experience/Biography
Ms. Michele Stasiak Director of Finance

Ms. Stasiak joined Citizens for Adequate Housing in December 2012. She brings 15 years of accounting, finance, contract management, grant research and proposal writing expertise to the agency. Her career has spanned corporate accounting at a facilities management firm all the way to non-profit work at a local charter school, where she was responsible for overseeing state contract and grant budgets, as well as capital expenditure planning. Michele is a graduate of Southern New Hampshire University. She resides in Amesbury, MA with her husband and two daughters. She is currently enrolled at Southern New Hampshire University to obtain her MS in Accounting and Finance this December.

Awards

Award Awarding Organization Year
-- -- --

Affiliations

Affiliation Year
-- --
Member of state association of nonprofits? Yes
Name of state association Provider's Council

External Assessments and Accreditations

External Assessment or Accreditation Year
-- --

Collaborations

Family Continuity
Haven from Hunger 
Citizens' Housing and Planning Association
Lynn Housing Authority and Neighborhood Development
Lynn Shelter Association
North Shore Chamber of Commerce
North Shore Community Action Program
North Shore Continuum of Care
North Shore Home Consortium
North Shore Housing Action Group
Peabody Chamber of Commerce
Peabody Cultural Collaborative
Peabody Housing Authority
Peabody Rotary
Providers' Council

CEO/Executive Director/Board Comments

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Foundation Comments

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Staff Information

Number of Full Time Staff 15
Number of Part Time Staff 13
Number of Volunteers 50
Number of Contract Staff 0
Staff Retention Rate % 88%

Staff Demographics

Ethnicity African American/Black: 6
Asian American/Pacific Islander: 0
Caucasian: 15
Hispanic/Latino: 8
Native American/American Indian: 0
Other: 0
Other (if specified): 0
Gender Female: 26
Male: 3
Not Specified 0

Plans & Policies

Organization has Fundraising Plan? Under Development
Organization has Strategic Plan? Under Development
Years Strategic Plan Considers N/A
Management Succession Plan Under Development
Business Continuity of Operations Plan Yes
Organization Policies And Procedures Under Development
Nondiscrimination Policy Yes
Whistle Blower Policy Yes
Document Destruction Policy Yes
Directors and Officers Insurance Policy Yes
State Charitable Solicitations Permit Yes
State Registration --

Risk Management Provisions

--

Reporting and Evaluations

Management Reports to Board? Yes
CEO Formal Evaluation and Frequency Yes Annually
Senior Management Formal Evaluation and Frequency Yes Annually
Non Management Formal Evaluation and Frequency Yes Annually

Governance


Board Chair Mr. Steven Vesey
Board Chair Company Affiliation Business Legacy Strategies
Board Chair Term Jan 2018 - Jan 2020
Board Co-Chair --
Board Co-Chair Company Affiliation --
Board Co-Chair Term -

Board Members

Name Company Affiliations Status
Ms. Wendy Alphen Harvard Vanguard --
Mr. David Barbash Posternak Blankstein & Lund LLP --
Mr. Matt Calver Salem Five Bank --
Mr. Ted Davis New England Biolabs --
Ms. Gina Fernandez Brooksby Village --
Ms. Holly Gately Felton, Berlin & Erdmann Insurance Services --
Ms Mary Harrington Ronan, Segal & Harrington Voting
Mr. Tom Holden Holden Oil Voting
Mr. Herb Levine Peabody Public Schools --
Ms. Laura McKellar PPD, Inc. --
Mr. Steve Pettengill North Shore Bank Voting
Ms. Sue Ellen Rogal Commonwealth Land Title Insurance Co --
Ms. Sue Ellen Rogal Chicago Title Insurance Company and Commonwealth Land Title Insurance Company Voting
Ms. Fran Ross Private Equity --
Mr. Steve Vesey Vesey & Weeks, PC Voting
Ms. Jean Ward Advocator Group --

Constituent Board Members

Name Company Affiliations Status
-- -- --

Youth Board Members

Name Company Affiliations Status
-- -- --

Advisory Board Members

Name Company Affiliations Status
Mayor Ted Bettencourt City of Salem NonVoting
Mr. Charles Desmond -- NonVoting
Mayor Kim Driscoll City of Salem NonVoting
Mr. John Keenan Government Official NonVoting
Ms. Patricia Meservey Salem State University NonVoting
Mr. Kevin Noyes People's United Bank NonVoting
Mr. Clilfford Rucker -- NonVoting
Dr. Dennis Stohler Microsurgical Eye Consultants NonVoting

Board Demographics

Ethnicity African American/Black: 0
Asian American/Pacific Islander: 0
Caucasian: 14
Hispanic/Latino: 0
Native American/American Indian: 0
Other: 0
Other (if specified): 0
Gender Female: 8
Male: 6
Not Specified 0

Board Information

Board Term Lengths 2
Board Term Limits 5
Board Meeting Attendance % 71%
Written Board Selection Criteria Yes
Written Conflict Of Interest Policy Yes
Percentage of Monetary Contributions 100%
Percentage of In-Kind Contributions 50%
Constituency Includes Client Representation Yes

Standing Committees

  • Board Governance
  • Development / Fund Development / Fund Raising / Grant Writing / Major Gifts
  • Executive
  • Finance
  • Housing and Community Development
  • Marketing

CEO/Executive Director/Board Comments

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Foundation Comments

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Financials


Revenue vs. Expense ($000s)

Expense Breakdown 2017 (%)

Expense Breakdown 2016 (%)

Expense Breakdown 2015 (%)

Prior Three Years Total Revenue and Expense Totals

Fiscal Year 2017 2016 2015
Total Revenue $2,324,847 $2,086,500 $2,073,481
Total Expenses $2,357,452 $2,075,747 $2,075,032

Prior Three Years Revenue Sources

Fiscal Year 2017 2016 2015
Foundation and
Corporation Contributions
-- -- --
Government Contributions $1,786,112 $1,607,703 $1,486,094
    Federal -- -- --
    State -- -- --
    Local -- -- --
    Unspecified $1,786,112 $1,607,703 $1,486,094
Individual Contributions $207,098 $148,558 $245,855
Indirect Public Support -- $0 $0
Earned Revenue $223,799 $244,441 $250,608
Investment Income, Net of Losses $685 $624 $472
Membership Dues -- $0 $0
Special Events $107,153 $85,174 $90,452
Revenue In-Kind -- -- --
Other -- $0 $0

Prior Three Years Expense Allocations

Fiscal Year 2017 2016 2015
Program Expense $1,876,220 $1,681,582 $1,655,707
Administration Expense $363,816 $308,927 $275,522
Fundraising Expense $117,416 $85,238 $143,803
Payments to Affiliates -- -- --
Total Revenue/Total Expenses 0.99 1.01 1.00
Program Expense/Total Expenses 80% 81% 80%
Fundraising Expense/Contributed Revenue 6% 5% 8%

Prior Three Years Assets and Liabilities

Fiscal Year 2017 2016 2015
Total Assets $2,634,183 $2,648,081 $2,613,295
Current Assets $680,682 $632,398 $557,913
Long-Term Liabilities $1,577,674 $1,614,389 $1,649,506
Current Liabilities $646,850 $591,428 $479,604
Total Net Assets $409,659 $442,264 $484,185

Prior Three Years Top Three Funding Sources

Fiscal Year 2017 2016 2015
1st (Source and Amount) -- --
-- --
-- --
2nd (Source and Amount) -- --
-- --
-- --
3rd (Source and Amount) -- --
-- --
-- --

Financial Planning

Endowment Value --
Spending Policy N/A
Percentage(If selected) --
Credit Line Yes
Reserve Fund Yes
How many months does reserve cover? 3.00

Capital Campaign

Are you currently in a Capital Campaign? No
Capital Campaign Purpose --
Campaign Goal --
Capital Campaign Dates -
Capital Campaign Raised-to-Date Amount --
Capital Campaign Anticipated in Next 5 Years? Yes

Short Term Solvency

Fiscal Year 2017 2016 2015
Current Ratio: Current Assets/Current Liabilities 1.05 1.07 1.16

Long Term Solvency

Fiscal Year 2017 2016 2015
Long-term Liabilities/Total Assets 60% 61% 63%

CEO/Executive Director/Board Comments

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Foundation Comments

Financial summary data in the charts and graphs above is per the organization's IRS Form 990s.  Contributions from foundations and corporations are listed under individuals when the breakout was not available.

Documents


Other Documents

No Other Documents currently available.

Impact

The Impact tab is a section on the Giving Common added in October 2013; as such the majority of nonprofits have not yet had the chance to complete this voluntary section. The purpose of the Impact section is to ask five deceptively simple questions that require reflection and promote communication about what really matters – results. The goal is to encourage strategic thinking about how a nonprofit will achieve its goals. The following Impact questions are being completed by nonprofits slowly, thoughtfully and at the right time for their respective organizations to ensure the most accurate information possible.


1. What is your organization aiming to accomplish?

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2. What are your strategies for making this happen?

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3. What are your organization’s capabilities for doing this?

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4. How will your organization know if you are making progress?

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5. What have and haven’t you accomplished so far?

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