docs: public static Properties propFileToProperties(String filename) {
      Properties result = new Properties();
      try {
        InputStream is = new BufferedInputStream(new FileInputStream(filename));
        result.load(is);
        // trim all values
        for (Object propKey : result.keySet()){
          String newVal = result.getProperty((String)propKey);
          result.setProperty((String)propKey,newVal.trim());
        }
        is.close();
        return result;
      } catch (IOException e) {
        throw new RuntimeIOException("propFileToProperties could not read properties file: " + filename, e);
      }
    }