def render(template, **kwargs):
    [startString, endString] = ['{{', '}}']
    [startLength, endLength] = [len(startString), len(endString)]

    with open(template) as f:
        data = f.read()
        tokenCaret = 0
        result = ''
        isRendering = True

        while isRendering:
            start = data.find(startString, tokenCaret)
            end = data.find(endString, start)

            isRendering = start != -1 and end != -1

            if isRendering:
                token = data[start + startLength:end].strip()

                result = (
                    result +
                    data[tokenCaret:start] +
                    replace_token(token, kwargs)
                )

                tokenCaret = end + endLength
            else:
                result = result + data[tokenCaret:]

    return result


def replace_token(token, values):
    result = str(values[token]) if token in values else ''
    result = result.replace('&', '&')
    result = result.replace('"', '"')
    result = result.replace("'", ''')
    result = result.replace('>', '>')
    result = result.replace('<', '&lt;')

    return result