Chat Transcript – November 2, 2009

Posted on November 3, 2009

Roshard Hello folks!
sithsister Hi!
Mike_Summey Hi everyone. Sorry I’m late.
hawkeye775 Good evening
Roshard Good evening
Roshard You are right on time Mike
Trish Hi all.
Mike_Summey I’m trying to coordinate getting Roger here from the airport.
sithsister Hello, first time here so hey everyone
hawkeye775 welcome sithsister
Mike_Summey Welcome sister. Glad you could join us.
JerryR Good Evening Mike!! Thanks for writing the great books. First time on the chat session. I am looking to invest in Florida and have about $70,000 cash and excellent credit to play with. New to investing and want to get started on the right track. I have heard that banks are now holding tight to their REO’s. How would you suggest I get started. Thanks
Roshard Welcome sithsister
Mike_Summey Jerry,
JerryR yes sir
Mike_Summey Jerry, sorry about that! If you have $70K in cash and good credit, I’d suggest you try to buy foreclosures for cash, get them rented, then get a term loan to get your cash back out and do it again.
Mike_Summey Hi Joshua
Joshua Hi Mike
JerryR THanks…any banks that you would suggest?
Mike_Summey Jerry, with that much cash and good credit, you might be able to hold on to your cash and get a revolving line of credit for much more than %70K. That would allow you to buy more than one at a time and do what I mentioned above.
Mike_Summey Hi tasha
tasha Hi everyone
Joshua Mike, how do you feel about your mgmt companies renting to Section 8 tenants?
JerryR Thanks Mike…I will go for it
Mike_Summey Jerry, right now the best source of the type financing I’m talking about is the small community banks.
Trish Mike, on the Offer Generator (OG): When it asks to calculate closing costs, I’ve been told to estimate 3% if the house is over $240K. How do I do this with the since I don’t know what what my purchase price is yet?
Mike_Summey Joshua, I don’t like Section 8, but many of our students swear by it. I allow my management companies to rent to Section 8, but I want them to do extra inspections to make sure the properties are being looked after properly.
Trish Sorry, how do I do this with the OG? The OG has not calculated the Purchase Price for me at that point….
Mike_Summey Trish, closing costs can run from .5% to 5-6%. I’d suggest that you talk with your lender to see what their expenses are and the estimate the closing costs. If you’re buying for cash the closing costs will be much less than if you are financing.
Edub Good evening everyone
Mike_Summey Hi Edub
Edub Hello Mike
hawkeye775 Mike, when you are talking about a revolving line of credit, what do they require for collateral?
hawkeye775 or do they?
sithsister we have 2 rentals bought before Weekend mill. We took some equity out of the first one to buy #2. We still have equity in rental #1 and about $1500 a month to invest. Credit is excellent. We lived in rental #1 and moved a little over a year ago and are now trying to sell it $229,000 and we should net $40,000 it rented for $1700 but have to take less now. is this a good move or should we keep the property?
Mike_Summey Everyone, on another note, I’d strongly recommend that you get a new “as built” survey and title insurance with each purchase. Don’t rely of old documents as they often do not reflect current situations.
Mike_Summey Hawkeye, depending on the quality of your credit and your assets, you might be able to get a substantial line of credit unsecured.
Edub Mike, do you mean as in getting fresh surveys done?
Mike_Summey sister, have you lived in the property for at least 2 of the last 5 years?
Mike_Summey Edub, yes.
sithsister yes
Edub Hi Penny
Penny hello Edub and everyone.
Joshua Mike, chatted with several local community banks last week. None of them were interested in entertaining fixed payment, floating rate terms. That’s a tough one to get any takers on.
Edub I made an offer on a property last month (REO) subject to the inspection of course
Trish Thanks, Mike. I have about $35K to invest with very good credit. What would you suggest for me to get started? (I’ve completed my first weekend assignment from the Weekend Millionaire program.)
Mike_Summey sister, if that is the case, you profits from a sale will be tax free. This could be a good move as rents on a $229K property are above the average rentals in most markets. If you could sell and use the profits to buy 2 $100-150K properties, it might be a good move.
Mike_Summey Hi Penny
Edub but the inspection came back with black mold and water problems (everywhere) it seems..
Penny Hi Mike.
sithsister thanks!
Mike_Summey Joshua, what reason did they give?
tasha How are we suppose to implement the negotiating strategies in your book when real estate agents often negotiate for the seller’s behalf?
Edub So I changed my offer to reflect a lot of the costs i would have to incur. My question is, do banks not like selling their REO’s at competitive shopping rates?
Edub It seems like they want to sell it as close to market value as possible and flat out reject lower offers.
Mike_Summey Trish, do you have a way to get additional cash other than mortgaging the property you will be buying?
JerryR Mike, since I am just starting, would you suggest that I start all my investing as an LLC or wait until I have several properties?
Trish Perhaps.
hawkeye775 Has anyone done any short sells lately? I was at a closing and another investor that had just closed on a property mentioned how easily it had gone. He was some what surprised how well the bank worked with him.
Mike_Summey Edub, that’s why inspections are so important. That may be a property you want to pass on unless you can STEAL it.
hawkeye775 What part of Florida are you from Edub?
Joshua Mike, lack of familiarity primarily, everyone here does 3 or 5 yr fixed rates on their commercial loans. Some said they would do floating (tied to prime) but it would need to adjust every 6 months.
Trish Hawkeye, not me. I’m a newbie.
Mike_Summey tasha, I recommend that you have a buyer’s agent represent you. Let your agent deal with the seller’s agent.
Edub After the inspection came back negative, thats the two options I wanted. LOL
sithsister If I can’t sell the house what NOI would you reccomend i shoot for?
Edub hawkeye, I’m not in Florida. I’m in Texas
Mike_Summey Jerry, that’s up to you. If you use an LLC, you can be expected to have to personally guarantee the loans to the LLC. I use LLCs for estate planning purposes, not for asset protection.
tasha What part of TX Edub? Im in Houston.
sithsister Mike what do u use for asset protection then?
Edub Me too! Lol
tasha Edub- are you looking to invest inside the 610 loop?
Mike_Summey hawkeye, I have a short sale offer pending that has been pending since June. It took until October to find who owned the mortgage it has been sold so many times. That one, if successful may easily take 6 months. Some are easy, some are not.
Mike_Summey Joshua, where are you?
Edub If possible, heck yea I would love inside the loop. But i’m flexible. If I can get a whole sale deal with flexible whole-sale terms, then I’ll hop on that even faster.
Mike_Summey sister, I use insurance as the primary protection.
Edub Tasha, where are you looking to invest?
tasha Mike: How do you feel about having condos or townhomes as rental properties?
Joshua Mike, Houston, TX
hawkeye775 trish, are you from asheville?
sithsister Do you mean a umbrella?
Joshua sister, yes umbrella liability policy is critical for protection espcially with siginificant number of properties
Mike_Summey tasha, I don’t like either of these as investment properties. They fall into one of the 14 biggest mistakes new investors make as we wrote about in the real estate investing book.
Trish hawkeye775. I’m from Van Nuys, CA.
tasha For those in Houston: What do you believe the median range of home prices are? I cant find too many houses (not condos/ townhomes) under 250k inside the 610 loop. (Im not originally from Hou)
hawkeye775 Trish Sorry, must have confused you with someone else from another chat. What part of california is Van Nuys in?
Edub Tasha, you’re going to have to start looking for properties further out. Houses in that area area already in the upscale part of town.
Mike_Summey Joshua, I offered the fixed payment, floating rate to a bank I deal with in Alabama and they wanted to do 5yr fixed rate instead. They offered a fixed rate at the rate which would have been the lowest rate under my option, so I took it. I just closed the 3rd loan with them last week.
tasha Mike, I understand. My problem is its seems most home prices in Houston’s prime location ( are not in the suburbs are well over 200k) unless they are townhomes.
Mike_Summey Hi QL & mailman
Trish Mike_Summey, if I found a good deal, I could probably get more cash. Suggestions?
Mike_Summey tasha, keep in mind that prime rental areas are not usually the prime areas for homeowners. Look at the areas where the blue collar workers live. Those are the prime rental areas.
Edub Trish, have you listened to the weekend millionaire cd program? If not, I’d recommend it. It opened my eyes to how the process works.
tasha Is there a difference btw the audio program an the book ?
sithsister Mike: you mention paying off homes in 15 to 20 yrs. do you finance them for that term or do a 30 yr and pay them off earlier?
Trish Edub, yes I have. Thank you. I am either eager, impatient or both.
Joshua Mike, would you mind sharing what rate you got on the fixed? You’re probably paying ~4.5 with your floating rate ones I’m guessing?
Edub There are several books. The content seems to be the same as the audio with possibly some exceptions… At least from what I’ve observed.
Mike_Summey Trish, if you can get enough cash to make cash offers, that is where you will find the best deals. Once you buy for cash and get the property rented, you can then get a long term mortgage based on appraised value, which will usually allow you to get all your cash back out and then do another deal the same way.
tasha Edub, what part of town are you looking at at buyin at?
Edub The galleria
Trish Thanks, Mike. I’m taking notes!
JerryR Mike, I am able to get anywhere in the country on my days off to invest pretty easy. Where do you think the best opportunities are or are there deals everywhere?
Mike_Summey sister, I finance everything based on a 15 yr amortization. If I can’t make the numbers work with 15 yr financing, I don’t buy.
Mike_Summey Joshua, I got 5% fixed for 5 years. Most of the bank that will do fixed payment, floating rate loans will do them at prime with a 5% floor. If they want a floor, I insist on a ceiling, usually 7.5%.
hawkeye775 Mike, do you buy on the 15 yr amortization even if you are just breaking even on the NOI?
themailman Is it good to invest in commerical apartments in this economy?
Mike_Summey Trish & Edub, patience is a virtue! Seems like I’ve heard that somewhere before. Don’t let enthusiasm push you into a bad decision.
Mike_Summey hawkeye, yes I do. Keep in mind that even a break even cash flow is paying down the mortage.
sithsister Mike, if house does not sell and we rent it out again, do we just save up money for down payments on property? we just got offer gen today btw.
Trish Yes sir, Mike.
hawkeye775 Mike, Is the 5% loan with a 15 yr amortization and a balloon payment due at the end of 5 yrs for the remainder?
Mike_Summey mailman, unless you have a good deal of experience, I recommend you stay away from apartments until you have several single family rentals.
Edub Thank you for the reminder, Mike. I was an eager beaver while looking at that house with the black mold. Getting a little concerned about losing out on the tax credit.
themailman Thanks
Mike_Summey hawkeye, yes, that’s basically the terms.
JerryR Great questions everyone…Keep asking…I am learning a lot. Mike and Roger are doing us all a great service…Thanks guys
tasha Can u use the tax credit w/o living it? Isnt the tax credit getting extended until April?
Mike_Summey sister, you can save for a downpayment or you can use the equity in a property you already own to get the cash needed for a new purchase.
Mike_Summey Thanks Jerry!
Mike_Summey Roger should be here soon. He is on his way from the airport.
hawkeye775 are you finding many banks are doing equity lines on investment property these days?
Edub Mike, do you know how to maximize the tax credit? How does it work, say, if you bought a house at $80k and get an 8k tax credit. Are you allowed to roll it over into a down payment (for example) onto another house?
Mike_Summey tasha, I’m not sure, but I believe you have to live in the house for a number of years in order to take advantage of the tax credit.
Edub Yes, you’ve got to live in the house for at least 3 years.
Mike_Summey hawkeye, the equity line market has just about gone away.
Edub If they find out it is an investment property and you don’t live there, you will have to pay it back to the IRS.
Joshua Mike, 5% is great! I was offered 6.25% 5 yr fixed or 5.5% floating (prime plus 2) that adjusts every 6 months, 1% origination. What do you think? Did you have to move siginificant deposits to the bank?
QL Mike, with your 15yrs amortizing offers, do you usually put down 20%? or as little as possible?
Mike_Summey Edub, questions about the tax credit would be better asked of a tax advisor. I don’t know that much about how they work.
Edub Its for first time homebuyers, and you are considered a first time homebuyer if you haven’t purchased a home in 3 years.
Edub Okay.
Trish May I hear what y’all think of the shot gun approach to making offers? I see lots of REOs all asking for fair market value prices. Should I just use the OG and make tons of offers that work for me as a Weekend Millionaire?
Mike_Summey Edub, if you aren’t truthful when you get the tax credit, it might subject you to a fraus claim. Just a thought.
sithsister Mike, we have taken $12,000 to buy #2 property and have about $50,000 left in equity in #1 property. can we take out more $ and is that better than saving for down payment?
Edub Yea, you don’t want to play games with money and the government. They definitely want their money.
Mike_Summey Joshua, I’m a strong believer in keeping adequate reserves in cash. Each time I finance a property, I add to my reserve account with the bank providing the loan. I’ve found that if I buy for cash and buy based on the offers generated by the Offer Generator, I can usually get a new loan for more than what I pay for the property. I put any excess cash I am able to get into a reserve account and leave it there.
tasha “buy for cash” what do you mean ?
Mike_Summey Trish, I’ve made as many as 19 offers in a single day. I always use the OG to calculate my offers. As you can imaging, I get a lot of rejections, but I also get a few acceptances and when I get one accepted, it will make money.
Mike_Summey Hi jason
jason_seattle Hi Mike
Mike_Summey sister, if you can use equity from one property to buy another and it doesn’t put you in a negative cash flow position on the property from which you take the money, it is almost always better to do it that way than to try to save up another down payment.
Joshua Mike, that’s good advice, appreciate it. When you say reserve account are you referring to your “operating account” for that rental? Do you keep your “operating account” at the same bank that provided the financing for you?
jason_seattle Mike, I know that you make a lot of your offers on listed houses. Do you have any advice for working with a Realtor? It can be hard to get a buyers agent willing to make low offers and difficult to get a sellers agent to make a case for accepting it.
QL Mike, do you make offers directly to the seller/seller’s agent? or do you have a realtor making offers for you?
Mike_Summey Joshua, I maintaing money market accounts at all of my banks and that’s where I deposit my reserve funds. I rarely touch these accounts. My operating account is kept totally separate from the reserve accounts.
hawkeye775 Mike, I went to my first auction this weekend. Auctioned by an auction company, not at the courthouse steps. House wasn’t in foreclosure. Owner just wanted to get rid of it, health issues. It was very interesting. Absolute auction on a property that was already being rented for $500. It went for $63,500. House was in very good shape. Auctions may be another way to find houses for me in the future, though you really have to do your homework.
Mike_Summey Jason, you may have to shop around a bit to find a good buyer’s agent, but when you do you won’t have a problem with them presenting low offers.
jason_seattle do you present a full offer (i.e. all the formal paperwork) or just the loi from the og?
Mike_Summey QL, it all depends on the circumstances; however, most of the time I have my offers submitted by my buyer’s agent. occasionally I will run into a circumstance where I deal directly with a seller, but it is the exception rather than the rule.
Mike_Summey hawkeye, I’ve only bought 2 properties via the auction route. My experience has been that there are too many people who think retail, not wholesale at an auction.
Mike_Summey Hi broadway
broadway hi this is Deb, Marks wife he has a couple of questions he would like me to ask you
Edub Darn those ego driven auction attendees!
Trish Mike, re: the buyer’s agent, do you work exclusively with them?
broadway he has to work tonight
Mike_Summey jason, I do both. It all depends on the circumstances. If I’m making a lot of offers quickly, I may use the LOI from the OG. If I have time I’ll compute the offers using the OG and the transfer them to a contract form for presentation. i just try to do whatever I have time to do knowing that a formal offer is better that a LOI.
Joshua Mike, do you only carry fire/lightning coverage on your rentals or do you also have extended coverage and vandalism and malicious mischief? I have Actual Cash Value (ACV) policies, assume you do too?
Mike_Summey Trish, I have an agent that works for me in each market where I invest. I try to run everything through them as they do a lot of the legwork I don’t ahve time to do.
Mike_Summey Hi Deb
hawkeye775 Hi Deb
jason_seattle ok, so your Realtor isn’t generally preparing all the formal offers. Just communicating. Mike, what markets are you investing in right now?
broadway Mike when locating a home to purchase analyzing the neighborhood how many blocks or how far around to you look at the other houses?
Mike_Summey Joshua, I have laa of my properties covered under large blanket policies. You can’t get that kind of coverage until you have several properties. I carry replacement cost coverage.
JerryR Where would be the best source for obtaining forclosures? Courthouse records, internet site, bank?
jason_seattle I’m in the process of finding a realtor to make offers. I’ve been primarily doing marketing and door knocking. Also, Mike, what property criteria do you usually specify to the realtor? (days on market, ownership type, etc)
Mike_Summey Jason, I buy in NC, SC and AL. I have their standard contracts on my computer. I have found that I can fill out the offers and give them to the realtors quicker than I can ask the realtor to fill them out. They like that!!!
broadway second question, when hiring contractors for renovations, what kind of questions do you ask, and how far do go to check refrences and how many bids do you get?
Mike_Summey Jerry, a good buyer’s agent can find the foreclosures for you. Mine let me know as soon as one comes on the market.
Joshua Mike, how many properties to get blanket coverage like that? Is 7 SFH and 1 4-plex enough or do I need more?
jason_seattle broadway… not that this is everything you do, but I like to look up contractors on the better business bureau, state corporations website (verify active workers comp and license), and also Angie’s list
hawkeye775 Mike, could you make the NC contract available or do you know where i can get it?
Mike_Summey broadway, I look to see if the properties in the immediate vicinity are well kept and will then ask around about the neighborhood if it is one I’m not familiar with.
Mike_Summey Joshua, it varies from state to state, but if you have 7 SFHs and a 4-plex, that should be enough.
sujaykaycee hi
broadway Thanks so much, I know Mark really wishes he was home to chat but he reads all the posts the next day
Joshua Thanks for an excellent chat Mike, too bad we missed Roger!
Mike_Summey broadway, it may not be the best way of doing it, but I rely on my property managers to hire the contractors and if it is a larger job (over $500) I ask them to get 3 bids.
Joshua Mike, by the way, what town have you been buying in AL?
Mike_Summey Roger just arrived!
hawkeye775 hi roger
Mike_Summey There he is!
sithsister hi roger
Edub Lawlz, welcome
Mike_Summey Joshua, I’ve been buying in Enterprise, AL. That’s where Ft Rucker is located.
roger dawson Hi everyone. I just arrived at Mike’s home in Asheville. Sorry that I’m late.
Edub Its day light savings time, by the way
sithsister mike or roger, bought a property
Joshua Welcome Roger! have a safe flight?
Mike_Summey On another note, my sone Matt graduated flight school last Thursday at Ft. Rucker. He graduated “Top Gun” number one in the class.
Penny Hi Roger…glad you made it safely!
roger dawson I spent the day training land acquisition specialists how to negotiate. This was in Atlanta.
Edub Glad you could make it, Roger.
TyfromNy Hello everyone
jason_seattle congrats to him Mike. I’m in the Army as well.
hawkeye775 congrats Mike
roger dawson Hi Penny
roger dawson Thanks Edub
Joshua Wow, congrats to your son Mike!
Mike_Summey Since Roger just got here, we’ll stay a few minutes extra in case anyone has a burning question for him.
Mike_Summey Hi Ty
JerryR Congrats to Matt. I am a commercial pilot and would have loved to do the “Top Gun” route.
Mike_Summey Jason, where are you?
jason_seattle Fort Lewis, WA
Mike_Summey Jerry, what do you fly?
JerryR Republic Airlines which is United Express and Delta flights
tasha congrats to your son mike!
sithsister sorry computer is goofy, as I was saying we bought a property a little over a yr ago with a realtor that clearly did not have our interests in mind, bought with a 30 yr note and the property cash flowed at about
Mike_Summey Jason, Matt has been to Ft. Lewis for a school. I think it was a survival behind enemy line course of some type.
JerryR I fly the EMB-175
jason_seattle Ft Lewis is a nice area. Does he know where he will be stationed now that he graduated?
roger dawson I’ve been working with this land acquisition company for over 20 years now. They confirm what Mike has been telling you. This is the best time to buy real estate in the last two decades.
Edub Wow
Mike_Summey sister, keep in mind that unless you have an agreement with your realtor that states he/she represents you, all other realtors represent sellers and do not have your interest in mind.
sithsister $100 but had to lower rent because of economy. it now has neg cash flow, how can we fix this?
Mike_Summey Jason, he will be with the Apache wing in Columbia, SC.
Mike_Summey Jerry, I fly a King Air.
sithsister Good to know…wont make that mistake again.
JerryR Love the plane….used to fly the beech 1900. I have about 600 hours in it
TyfromNy Hello Mike, I just wanted to ask a question. I purchased my first home with my wife last year hopeing that that market would go up so we can take some equity out and buy another investment property but of course that didnt happen so were should we go from their since prices are low but all my money is going to my mortgage
Edub In this sort of market, there must be all kinds of ways to make a profit. Where should a beginner start?
Trish Mike, I support the west coast sales team that sells King Airs! Small world.
Joshua Roger, have you got Mike to consider investing in land like that group? Tough to get income from it
Mike_Summey sister, you may have to eat the negative cash flow for a while if you are in the property too high.
Penny goodnight all,, game in bottom of third already..go Phillies
Mike_Summey Jerry, I’ve been flying a King Air since the mid 1980s
roger dawson Joshua, Mike and i agree that land is more of a speculation than an investment. Buying modestly priced rental houses makes a lot more sense.
sithsister Darn it!
JerryR Great plane….I hope to buy one myself with all the money that I am going to make from your advice
Mike_Summey Ty, if you bought right, you should be seeing some cash flow. If not, you may have to wait a year or two until the market recovers.
Edub I can’t help, but remember the bigger fool theory from the cd’s. I know thats a tough bullet to bite when you want to do so much more.
roger dawson The company I worked for today buys big pieces of land, put in roads, lake and landsccaping and then sells off 1- 5 acres lots. It’s very profitalble but it’s speculative and is very capital intensive.
Mike_Summey Trish, really! Are you with Hawker/Beechcraft?
sithsister if renters in neg cash flow house want to buy contract for deed should we consider that or just hold onto the property?
Trish Yes, sir. I’m at VNY, Van Nuys Airport. We’ve got great deals right now.
TyfromNy I also have been reading your stuff since 2004 but I was living in the city which was much harder to find deals. Now im located were their are a lot more single family houses. I also purchased the offer generator but im having trouble getting it to run on my mac
Mike_Summey Jerry, I just upgraded my King Air with new Blackhawk engines, full glass cockpit, soundproofing and new windows this year.
JerryR Mike or Roger. I bought a vacanct lot in a great neighborhood in Tampa and was going to build but would rather sell it and get the cash to invest but it won’t sell. How else can I get the money out of this?
Mike_Summey sister, I’m not a good one to ask that question. In nearly 40 years, I’ve never sold a property.
JerryR Mike, I am based in Columbus ohio and if you ever “FLY” here, I would love to check out your plane.
Mike_Summey Ty, what kind of problems are you having?
TyfromNy i can get the icon on my desktop but it wont install
Mike_Summey Jerry, if you ever pass through Asheville I’d be happy to show it to you. My chances of getting to Columbus are slim to none in the forseeable future.
JerryR I will definitely do that
sithsister how long should we let our property for sale (the one with equity) be on the market, we agreed to 3 mos.
Mike_Summey Ty, go to our online store, click on the Offer Generator and then read the note about installing on a new MAc that is below the picture of the OG.
Edub Roger, I’ve heard your tapes and wonder, what is you Favorite negotiating tactic?
Mike_Summey Ty, that should solve your problem.
Trish Mike and Roger, what kind of criteria should I give to my buyer’s agent to help me find starter homes? I don’t know what specifics to tell them yet.
TyfromNy do you guys still think there are no money down deals out there?
roger dawson Sithsister: the length of time on the market is directly tied to how aggresively you price it. This is not a great time to sell, if you wait until next year you’ll do better.
Mike_Summey sister, that’s your call. Right now selling is extremely difficult. I’d probably try to rent the property until the market turn, rather than trying to sell in the worst sales market of the last 50 years.
TyfromNy buying my first property was a lot easier then i thought. but now i want to get my first investment property by the end of this year!
roger dawson Ty, financing is very difficult right now. No money down deals can still be done but it isn’t easy.
Mike_Summey Trish, find out what the mid range of the rental market is in your area and then tell you buyer’s agent that you want to look at properties you can buy that you can rent in that range without a negative cash flow. Keep in mind that using the Offer Generator, price is only one component of value. You can negotiate terms as well as price.
Mike_Summey Ty, you’ll do it. There are so many deals on the market right now that everyone should be able to find good buys.
hawkeye775 Mike have you bought using any seller financing lately?
Mike_Summey Everyone, Roger has been traveling all day and I tired too so we are going to say goodnight and we’ll see you next month
Edub Thank you both for your insights.
JerryR Thanks Mike and roger…Fly safe
hawkeye775 Thanks Mike, Roger
Mike_Summey Goodnight all!
Edub It was nice to meet everyone. Good night
sithsister we were getting $1750 a mos out of that house but there is a down turn. exspenses per month are $1450 what should i rent it for now do you think?
Trish Good night all. Thank you.
TyfromNy good nite guys and girls