From the Desk of: Gabriel K. Anderson

September 12, 2009

Whether you’re a seller that’s facing foreclosure and need an edge over the bank or you’re an agent trying to get a property sold through the short sale process, you’re in the perfect spot.

My name is Gabriel Anderson with Dynasty Wealth Property Solutions and we’re one of the leading short sales buyers and foreclosure liquidators in OrangeCounty and Southern California.

Basically what that means is we work with homeowners and their agents to purchase the property through the short sale process. Our team has handled tons of short sales and in this article, I’m going to share with you some of our top, top insider secrets to getting short sales approved from our over three years of experience in the trenches doing short sales.

I’ll tell you a little bit more about us later, but right now I’ve got a ton of information to give and not a whole lot of time. So let’s just go ahead and get started.

Short Sale Basics

I’m sure by now you’re familiar with short sales. These days you can’t turn on the news or talk to your neighbors without hearing about short sales. So I’m not going to spend a whole lot of time on the basics but I do want to spend just five minutes.

A short sale occurs when the property is sold for less than what is currently owed. The first question you want to ask is why do lenders accept or consider short sales? There are a couple of reasons:

1) Lenders are in the business of loaning money… not in the business to own real estate and if a lender has to foreclose, the value of that loan contributes to their insolvency (Click here for a list of bank failures to date).

2) Foreclosures cost lenders time and money. Most people are aware of this. But this is so important that I’m going to delve into this a bit further. You see what you want to understand is this is the most profitable time in the history of the banking industry! Don’t believe me? Click Here.

I know at first that sounds a little counter intuitive, but stay with me on this one. You see banks right now can borrow money from the Federal Reserve at 0%, and at the same time, they can charge extremely high interest rates to you and I.

When you go into the bank and get a business loan or credit card or get a car loan or a student loan, they can charge high interest rates on cheap money that they borrowed at zero.

So it’s an extremely profitable time to be in the banking industry except for one problem…

They’ve got what we’ll call legacy assets… some of the “mistakes” that they made during the last real estate boom. And so they need to get these assets off of their books quickly.

Now the other thing that you want to understand is that all banks fall under what’s called Reg. Q. And I won’t go into the specifics about Reg Q but within Regulation Q are loan loss reserve requirements for banks. And so how it works is a bank has to hold onto anywhere from $7 - $10 for every $1 of bad assets on their books.

So for example, let’s say that a bank has to foreclose on a $1 million property. Well their loan loss requirements means the bank has to hold onto between $7 - $10 million of reserves for that $1 million foreclosure.

And why that’s important to you and I is that $7 - $10 million is costing the bank anywhere from $700,000 to as much as $950,000 net profit for a million dollar property.

The banks want to do short sales. They want to get these assets off the books. They just need to know that they’re dealing with someone who knows how to do a short sale.

As long as the short sale offer is equal to or greater than what a lender can expect from foreclosing on and selling the property, they’ll consider it.

This is called a bank’s net sheet. And whether you’re an agent or you’re a seller or you have a buyer that’s doing the short sale negotiations, you want to make sure that that person has a real strong understanding of a bank’s net sheet.

Now this isn’t publicly displayed information. This just comes from experience and knowing different banks and what their net sheets are.

3) Properties are sometimes left in an unsellable condition and banks just don’t want to do repairs. They don’t want to pay property taxes. They don’t want to pay property insurance. They want to get back to loaning money.

Options to Stop Foreclosure

There are a number of options to stop foreclosure in 48 hours or less. And we’ve got other reports and other videos and other articles that we go into specifics of these other options.

Today we’re going to focus on short sales. But I just want to bring them up so that you’re aware of them.

1) Bring the loan current, a.k.a. - Reinstatement.

2) Forbearance plan - there’s a couple of really neat tricks with doing a forbearance plan. I won’t go into for this discussion. But that’s your next option.

3) Sell the home to a cash buyer. - You have to have equity in your property for this strategy to work. So in this environment that might not work for you.

4) File bankruptcy - There’s two types of bankruptcies. There’s Chapter 7 and there’s Chapter 13, each is different. I won’t go into the specifics about it but what you do want to understand is bankruptcy doesn’t stop foreclosure, it just delays it. So you still have to have a workout plan coming out of bankruptcy.

5) Deed in lieu of foreclosure – This strategy allows you give the lender back the property instead of having them foreclose. This won’t work if there’s a 2^nd or 3^rd line holder, because only one lender can get the deed. So there’s some specifics that you want to understand.

6) Loan Modification – Now again, I won’t go into it here but the Bush Administration passed what’s called Hope for Homeowners. And what you want to know about this is if your mortgage is $750,000 or above, you don’t qualify. They don’t really have a plan for you. And even if you do qualify, it’s getting pretty tough. A lot of the loan modification trials are getting denied. But I won’t go into that here.

7) Short Sale…

Reasons Why A Short Sale Is Such A Powerful Way to Stop Foreclosure

So let’s talk about why short sales are so powerful in stopping foreclosure. Short sales are typically used if the property is what we’ll call “upside down”. In other words, you owe more than what the value of the property currently is.

1. Minimal Financial Impact. A short sale is about a two year blemish on your credit report. I don’t want to paint the picture that it has no effect, but it’s so much better than foreclosure.

Now if you thought some of the things I’ve shared with you so far have been useful, you’re really going to like this one… so pay close attention.

A short sale is about a 2 year blemish on your credit score… which is better than a foreclosure or bankruptcy. But no one I know of is sharing this little gem…

A short sale can actually be used to improve your credit score!!! If you want to know how, keep reading. I’m going to give you some of my best tricks.

2. Partial control over the deficiency. When you’re doing a short sell you want to be able to control as much as you can. Right? And again I’ll talk about that a little bit later on, but for purposes of this conversation now, what you want to understand is, when you do a short sale you do have somewhat of a control over the deficiency.

And a deficiency is what is left over after the property is sold. So the property value minus the mortgage is the deficiency note.

3. Property will sell faster if priced properly. And this is the whole business of short sells. It’s all about price discovery.

We hear all the time that properties just aren’t selling. And we have to disagree with that. There is a price at which every property will sell and short sales are about figuring out what that price is and getting the lender to understand that it’s in everyone’s best interest for them to allow the sale of the property at the true value. So the business of short sells is about price discovery.

4. Avoiding foreclosure. Again this is about saving credit again. A short sale has a minimal impact on your credit score.

So let’s talk about a couple of facts.

· Fact #1: The average broker/agent who attempts short sells closes about 10% of the short sells that they attempt.

And the reason is… Short sale negotiations are a specialty. And I guess if I were to use a metaphor, it would be like the medical practice.

A traditional transaction is like your general physician. But just like you wouldn’t hire a plumber to perform brain surgery, when you’re doing a short sale you need a specialist handling this delicate operation.

There are so many land mines that can crater your short sell negotiation. You really got to have someone that knows what they’re doing. So if you’re a seller you want to make sure your agent really, really knows the short sale process or your buyer does.

If you’re an agent, you really want to get a strong understanding of the short sell process and you want to work with a buyer that really, really gets the short sells. It really is a specialty.

· Fact #2: Foreclosures are at an all time high, that’s pretty obvious.

o 70% of all homes sold will be sold as a short sell. And we pulled up our recent MLS listings and 83% of the homes that are listed in the MLS are listed as short sells.

Well 73% are listed as short sells, another 10% are NOD. So there is a lot of competition out there and you want to make sure that you’re working with someone that really understand short sells because there are a lot of different properties that buyers can choose from if they’re doing short sells.

Insider Tricks and Tips to Getting Your Short Sale Accepted By the Bank

All right, so let’s talk about a couple of the tricks of the trade to getting your short sale approved.

The key to getting your short sell approved is to understand the bank mitigators motivation. And this is where a lot of really good agents and buyers go wrong. I can’t stress this enough.

The bank mitigation department is the department that’s responsible for negotiating short sells within the bank. And the bank mitigator or the bank negotiator is the person who handles that negotiation.

Now here’s what you want to understand. These people are inundated with work. They have on average 200 - 300 files that they’re working on at any given time so they are extremely busy. Especially with all the loan modifications that are getting denied, these loan mod’s are turning into short sells and they’re just absolutely inundated. Why that’s important is if you don’t know what you’re doing, they’ll know it right away and will actually take offense to it that you’re wasting their time.

I’ll talk to you a little bit about that in a second but you first want to understand how mitigators get paid. They get paid a bonus based on their performance for two things:

· Minimizing the bank’s losses

· Number of deals that they’re able to close in a month

So it is obvious that they want to close deals, they really do. They want to approve your short sale but all they need is confidence in your buyer. They want to work with people that they can have confidence in and that they know can actually close the deal and that’s the key to being successful with short sales.

You also need to understand the loss mitigation process. I have personally interviewed bank mitigators and negotiators that work for some of the largest institutions and I know the secrets.

They have educated me on some of the things that go on behind the scenes. We have in our office, identified about 28 reasons on why a short sell does not get approved. We believe that very few people know these reasons. I would go so far as to say that 90% of people don’t know all the 28 reasons why a short sale would not get approved.

And again, we know this because we not only have the experience but also had the opportunity to interview bank negotiators and mitigators. So I’m going to give you a couple of the things that they shared with us so that will give you a higher probability of getting your short sale approved.

If you don’t know what you’re doing, they will realize this and will actually use that against you. They won’t take you seriously and your file will go to the bottom of the pile. The kind-hearted bank mitigators will put your file at the bottom of the pile. The more onerous ones will actually throw it away in the trash and I’ve been told personally that this happens.

So you really want to know what you’re doing. You really want to make sure that either your agent knows what they’re doing or your buyer knows what they’re doing.

Reason #4 of 28 Reasons Why Your Short Sale Gets Denied

Let me give you one of our secrets. It’s knowing how loss mitigators look at short sale packages. So I’m going to walk you through what they’re looking for so you know what to do, and how to prepare your package.

And there’s more to preparing your package than this but I’m going to give you one of our secrets here.

First off, they’re going to read the offer letter. This offer letter must be prepared either by your agent or your buyer. And the offer letter is just a real quick snapshot of what’s going on. Points such as what the financial hardship is, what the repairs on the property are, what the offer price is and so on. It needs to be quick and to the point.

And yes, you need to have an offer letter. Think of it as the summary to the total financial package. Because you’re sending off a lot of information to the bank mitigators, this is a real quick one page snapshot or summary of what’s going on.

It cannot be more than one page because remember that the bank mitigators and negotiators are extremely busy. They’re looking at 200 - 300 files at any one given time. They need to get through this quickly and it needs to be well packaged, well put together, and well coordinated. So that’s the first thing that they’re going to look at.

The next thing that they’re going to do is that they’re going to look at the HUD and they’re going to look at line 504. This is the very next thing that they do. They look on 504 of the HUD so that they can see what their Net will be.

This is the most important number to them. They don’t care what the purchase price is. They only care about what line 504 says, which is what their net is going to be.

Now with a traditional transaction, there’s not always a net to the bank. I would say four to five HUDs that we look at, that are prepared outside of our office from other people, don’t have anything on line 504.

That’s a guaranteed way to get your file at the bottom of the pile or be thrown into the garbage can and that’s because in a traditional transaction, you don’t always have the net amount to the lender. With a short sale transaction, you need to make sure line 504 has the net amount to the lender.

The next thing that they’re going to look at when they scan through the package is the purchase and sale agreement and they’re going to see if it matches line 101 and 401 on the HUD.

Now why wouldn’t it match line 101 and 401 on the HUD? A very simple reason and again 8 out of 10 of the HUDs that we look at that are prepared outside of our office don’t have this done correctly. So here’s what happens…

With a short sale transaction, you are making the case to the lender that you as the seller are incurring a financial hardship and therefore you don’t have any money.

And so there are still costs associated with selling the property like your closing costs, your title costs, your legal fees, and things like that. But we’re making the case that you’re facing a hardship and therefore can’t bring money to the table. If you did, the mortgage company a.k.a the lender would just say, “Forget the short sell, pay us the money”.

So we’re making the case that you’re incurring a financial hardship but you still have costs. So what happens is that these costs get shared by the lender. They’re actually going to incur them and it’s going to net out of what they’re going to get after all those costs are paid and the short sell transaction is complete.

Now what will happen if those costs are not netted out from the lender’s net amount? The two numbers on line 101 and 401 on the HUD and the Purchase and Sale agreement will not match up.

If a bank negotiator or mitigator takes a look at that and they don’t match up, they know that you don’t know what you’re doing or the person who prepared it doesn’t know what they’re doing. They’ll either put it at the bottom of the pile or again, throw it away in the trash.

We hear from people all the time that they try doing negotiations themselves and that they fax in the offer and some how the offer just “disappears”. It doesn’t disappear. It gets thrown away in the trash. It’s very unfortunate and I hate to tell you that but that’s usually what’s happening.

If the numbers line up and they make sense, and the mitigator can see that then they will know that you know what you’re doing and they’ll move you onto the next phase. And then the real work begins…

Reason #7 of 28 Reasons Why Your Short Sale Gets Denied

All right, let me give you our next secret weapon to gaining an edge on the banks. And this is secret #7 of 28 for getting your short sell approved and it is… never… ever… discuss… the… purchase… price… with… the… lender.

Sorry for the punctuation, but I needed to make my point. Now I know this sounds crazy at first, but here’s what you need to understand – Your job or your agent’s job who’s doing the negotiation or your buyer who’s handling the negotiations is to gather information from the lender.

The reason is that you’re going to use that information to craft your offer that’s going to give you the highest probability of success of getting that offer accepted.

You’re actually going to use that information against the bank. There’s very specific information that you need to be gathering when you start the short sell negotiation process. There are about 13 things that you really need to get from the bank and when you have those, you can craft an offer that’s going to make the most sense.

But here’s what happens… When you call in, they try to negotiate the price with you right there on the phone!!!

So we never discuss the price with the lender on the phone. When?... NEVER.

We do all our negotiations via email. When we’re calling on the phone we are doing so to find the status and to gather information. But understand that they’re going to ask you when you call in, they’re going to ask how much the offer amount is.

The answer is “The buyer is still waiting for the repair estimate and as soon as we get it, we’ll send it to you.” It’s that simple. You’re not going to give them a price. Because you’re gathering information and you begin to do negotiations with the actual mitigator.

Let me give you an example. I won’t use their name outright directly. But let’s say there’s a financial institution. We’ll just call them “Tank of America”. They have three levels of short sell.

They have their short sell support, first phase negotiator, and then second phase negotiator. The function of this short sell process is to gather information from you, your agent, or whoever is handling the short sell negotiations.

Their job is to gather information from you and send it off to the negotiators so that they can use that information against you. You’d think that we haven’t helped these guys enough with all our taxpayer assisted money… Am I right?

It happens all of the time. Offers will often get kicked out immediately and they do that just to play games. They kick out offers. They don’t even look at the package!

They’ll just kick them out because they’ll see that someone gave them the price on the phone and so it creates a read flag in the system that the negotiator will just kick the file out. In most cases, it doesn’t happen all the time, but in most cases that’s what’s happening so that they can get a new offer with a higher amount from a buyer.

So what needs to happen instead is you, your agent, or buyer, whoever is handling the negotiation, needs to be gathering information from the lender. And again, there are about 13 very specific things that you need to find out from the lender so that you can craft the offer in a way that will give you the highest probability of success and allow you to use that information against the lender. So this is our secret, never ever discuss the purchase price with the lender. When?... Good job. Your job is to gather information.

All right, I want to give you some interview questions that you want to use when interviewing either your agent or your buyer who is handling the short sell negotiation.

And these are the things that you want to make sure that they know and understand that they have a specialty and expertise in short sales which will give you the highest probability of getting your short sell offer accepted.

· Question #1: “Do you know how to get the short sale assigned to a mitigator immediately?”

o They need to know how to craft the package precisely so that it gets looked at, gets assigned quickly so that the bank knows that they’re dealing with someone who understands and has expertise of short sales.

· Question #2: “Do you know what a bank mitigator looks for in a short sell package, but more importantly why they put a file on the bottom of the pile?”

o Remember bank mitigators are looking at anywhere from 200 to 300 files at any one given time. So whoever is handling the short sell negotiations, you want to make sure that they understand how to get it both assigned, but more importantly how to get it moved quickly through the system.

· Question #3: “Do you know how to negotiate with lenders depending on what type of loan I have?”

o So for example, depending on the type of loan that you have, there are different requirements. And in fact that’s question number four.

· Question #4: “Do you know the loan loss requirements and how to negotiate different loans… whether it be Fannie Mae, Freddie Mac, FHA, VA, USDA? What do you do if my loan is a conventional loan with PMI insurance?”

o Each one of these has different loss requirements and has a different way to be negotiated. So whoever is handling your negotiations needs to understand this.

· Question #5: “Do you know how to get junior lenders and IRS lines released from properties?”

o Junior lenders are the second and third position loans and the IRS (I won’t talk about it very much)… Well the IRS is absolutely brutal to deal with. And so you want to deal with someone that has some experience and some expertise in working with the IRS to get lines released. We see IRS liens involved with often with high-end homes.

· Question #6: Do you know how to get the deal done when a lender wants me to sign a promissory note or a deficiency judgment?

o Now, this one is very, very important and I’m going to spend a couple of minutes on this.

“Off on a Tangent #1” – Non-Deficiencies: California is a non-deficiency state and that’s the thing that gets most people in a lot of trouble. Now, I am not an attorney but we have a foreclosure team that we work closely with and I talk to plenty of attorneys. Here’s a disclaimer - because I’m not an attorney, this is not a legal opinion. This is simply an opinion based on things that I’ve seen.

My understanding is that California is a deficiency judgment state and that in California, deficiency judgment cannot be perceived after the foreclosure action by the lender that did the foreclosure if the loan is a purchase money loan, which means the money was used to purchase the property.

However, if the loan is a refi or HELOC then the no deficiency judgment rule does not apply.

Now if a short sale is done instead of a foreclosure, then the foreclosure action no longer exists. And the lenders, whether they be non-purchase or purchase money, can still pursue a deficiency judgment.

Now also if I understand this correctly, even if the second lender is a purchase money loan, if the first forecloses and the second does not, they may be entitled to pursue deficiency judgments still.

So there is a lot of legal understanding and language that one needs to understand when dealing with banks and deficiency judgments and you want to make sure whoever is handling your short sell negotiation understands these laws or works with a foreclosure attorney that understands these laws so that you don’t get a deficiency judgment filed against you.

“Off on a Tangent #2” – Promissory Notes: Now the second thing is what to do in the case of a promissory note and so you know you want to make sure the person who is handling your negotiation knows what to do.

What do they do if the bank asks you to sign a promissory note? Do they just accept that you’re going to sign a promissory note or do they negotiate that? And I’m going to talk about releasing full lien satisfaction here in a second but that’s a really big one.

· Question #7: “Do you know how to get the bank to approve every file by properly handling the BPO/Appraisal?”

Staggering Fact: 99.9% of the “investors” that I’ve come across or agents that I’ve dealt with do not know this… And if they don’t it will be guaranteed to send you into foreclosure… so pay attention!

It’s called the “Kiss of Death” when it comes to BPOs and appraisals. And I say 99.9% but the truth is I have yet to see someone who didn’t know not to make this mistake.

And we see this often. The scenario usually goes something like this: (if you’re an agent reading this… please pay attention here. This could save your client)

We’ll have an agent that will bring us one of their short sell listings and ask us if we’re interested in buying it. We’ll prepare an offer and part of our offer is that we’ll handle the negotiations.

And the agent will say “You know I’m going to handle the negotiations on this file” and I completely understand why. There’s a need and a desire to protect their client and I get it.

I understand that they feel like they’re doing the best thing and what’s in the best interest of the seller. The problem is, that it’s often not unless they have a ton of experience in short sales.

And so what will happen is five or six months will go by and we’ll get a call back that they’re rushing to try to line up a buyer because the buyer dropped out because the BPO or the appraisal came in too high (We won’t go into it here be because of time… but there’s a difference between a BPO and appraisal and a difference in how you negotiate depending on which was ordered)

So the buyer ends up dropping out because the property didn’t come in at current value because the “Kiss of Death” was made.

So we’ll get the call asking if we are still interested in the file and I’ll ask one question… just one. And come to find out the “Kiss of Death” has been done.

Unfortunately, there’s nothing we can do at that point. With one exception… The only thing that we can do is let the appraisal go stale, which means that the appraisal or the BPO is three months older or more.

And if that’s the case then we can discredit the appraisal and get another one ordered and then work with the agent, and you to properly manage the BPO/Appraisal.

In fact we handle the BPO/Appraisal process because we’ve got a proven method of how to get that handled. But you want to make sure that whoever is handling your short sell negotiations really, really understands the BPO and appraisal process. This is very… very important.

· Question #8: “Do you know how to structure the deal when the lender says that all junior line holders can only get $1,000?”

You’ve got to make sure that they know what to do in this case, because this happens allot. You’ve got the first lender saying the second can only get a $1,000.

And the second is saying “Forget it… We’ll let it go to foreclosure because we want $10,000… $15,000 or we want 5%”

The person who’s doing the negotiating is going to have to know how to deal with that and there’s a very specific way of how to get it handled and quickly.

But the truth is that if you or the agent or the person who’s handling the negotiations doesn’t know this information and more, there is a 90% chance that your short sell offer will be declined.

Now I promised to give you one of my biggest tips, and this is it. Let’s re-visit Question # 6, because it has to do with the promissory note and it actually has to do with the full lien satisfaction.

You want to make sure that whoever is handling your negotiation knows how to request for a full lien satisfaction. Now it does not happen all the time and I don’t want to paint that picture.

There are a couple of things that do need to line up and it sometimes takes a little bit more time to get done, but you can actually get a full lien of satisfaction for your lines reported on your credit bureaus and this is how it works.

Let’s say that you have an offer for your property and it’s short by about $120,000. So you’re upside down by about $120,000. Well, if it’s reported as being paid off for less than what was owed, then that’s a blemish on your credit and it’s about a 2 year blemish.

It’s not as bad as a foreclosure but it is a two year hit. If you have someone who knows how to handle the negotiations they can actually get the bank to report to your credit bureau a full lien satisfaction.

And this is one of our tips and tricks. Now again, I don’t want to set false expectations. This does not happen all the time. But if there are certain things in place and you have the time to go through that negotiation process, it can be done.

So here’s what happens; in the example above, you’re short $120,000. If your negotiator can get a full lien satisfaction for you, then the banks will report it to your credit bureaus as if you came to the closing table with $120,000 cash!!! This will actually increase your credit score.

Now I want to point out a few things on how this will affect your credit score, but first this is definitely better than a foreclosure, and definitely better than just doing a short sale where it’s reported that you paid the lender less than what was owed.

But to have a positive impact, will largely be determined by your financial situation. What do I mean by that? Well here are a couple of things to keep in mind when doing this:

1) Your available credit will go down. Again FICO keeps changing the algorithms, but if you have other credit lines you should be okay.

2) The type of credit will be affected. If this is your only mortgage than the types of credit you have will decrease. If you have another mortgage on another property than you’re okay

But, net-net this will improve your credit score. Now, again I want to stress this because it’s important and responsible for me to do so: You can’t always get the lenders to report a full lien satisfaction.

But you want to make sure you’re working with an experienced person that knows how to ask, and how to line up negotiations so that you have a higher probability of getting it accepted. There’s a specific way to build it into your negotiations with the bank from the beginning, and you want to make sure you do this right.

So there’s your BIG freebie… and that alone is worth every bit of time you invested in reading this article.

Who are we?

Finally, we often get this question. “Who are you? What do you do and how are you qualified to give me this information?”

Well that’s a very fair question. We’re professional real estate investors and a capitalized private investment partnership. We specialize in commercial and residential investment, real estate, and investment real estate solutions.

We’ve been in the real estate business for over six years. We’ve been successfully negotiating short sales for over three and we’ve got over 25 years of real estate experience.

So unlike some of the other people who started coming into the business when short sales became in vogue, we’ve been doing it for quite a long time and this is our full time business.

We don’t have day jobs and do real estate investing in our off hours. This is our business. This is what we do for a living. We work with sellers and their agents and we’re buyers.

And since we’re cash buyers of real estate, we don’t charge fees for our services and for our knowledge. We’re real estate investors and we use our services and our knowledge to assist you and to assist your agent.

We are OrangeCounty’s Only Accredited Luxury Home Short Sale Specialists™ and we’re also the winner of the 2008 Southern California Foreclosure “Outstanding Professional” given by the Foreclosure Professionals Institute of Southern California.

If you’d like more useful information, including all the latest tips, tricks and strategies visit our blog at www.ocluxuryhomeshortsalespecialist.com

Or if you’d like to contact us directly, or find out more about us and what we do, you’re more than welcome to visit our website. You can do so at www.stopmyochomeforeclosure.com or you can just call our office directly, 949-205-4695.

I hope the information that I shared with you was of extreme value and I wish you the best of luck with your short sale.

If there’s anything that we can do to help, just give us a call or send us an email by logging on to our website and we’d be more than happy to talk to you.