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my @variables = $_ =~ m/<\?--(\S+?)-->/g;

my @variables = $line =~ /<\?--(\S+?)-->/g;

my @variables = /<\?--(\S+?)-->/g;

  for my $variable ( @variables ){
    # replace the tag with the value of the variable
    # if there is one.
    s/<\?--$variable-->/$$variable/g if $$variable;
  }