UDPATE: Obama Administration Unveils New Refinancing Program

--Refinancing program to be extended through 2013 --Cap of 125% of home value to be eliminated --Officials seek to encourage shorter-term mortgages (Updates with quotes in paragraphs 18, 19 and the final paragraph.)


WASHINGTON (Dow Jones)--The Obama administration and a housing regulator on Monday unveiled a revamped home-loan refinancing program, aiming to aid hundreds of thousands of Americans whose home values have fallen during the housing bust. The plan represents the latest federal effort to tackle a key impediment to the U.S. economy--a stagnant housing market caused in part by elevated numbers of homeowners who owe more than their homes are worth. It came after numerous Obama administration efforts to stabilize the housing market have struggled in an economy with stubbornly high unemployment. The overhaul will let borrowers refinance their mortgages regardless of how far their home prices have plunged, eliminating a previous restriction that shut out homeowners who owed more than 125% of their homes' current value. While some academic experts and Democrats had called for a more far-reaching refinancing program, administration officials emphasized they aimed to do what was practical without passing legislation through a divided Congress. "Any mortgage is a contract, and the government can't simply come in and override contracts and force refinancing of every mortgage," said Housing and Urban Development Secretary Shaun Donovan. "What we've done is to take the steps that we can take today." The plan is designed to streamline the refinancing process by eliminating appraisals and extensive underwriting requirements for most borrowers, as long as homeowners are current on their mortgage payments. The refinancing program is open to homeowners whose mortgages are owned or guaranteed by Fannie Mae (FNMA) or Freddie Mac (FMCC), the two government-controlled mortgage giants whose rescue three years ago has cost taxpayers $141 billion to date. Regulators are revamping a program rolled out in 2009, the Home Affordable Refinance Program, or HARP, which lets borrowers with homes whose values have dropped to refinance. So far, only 894,000 borrowers have used it, of which just 70,000 are significantly underwater. The FHFA said the changes could at least double the number of homeowners enrolled. Analysts at Barclays Capital, however, estimated that between 1.9 million and 3.1 million homeowners could be eligible for help. Officials said they are trying to encourage Americans to shorten the terms of their mortgages, by replacing 30-year fixed-rate mortgages with shorter 15- or 20-year terms in which the principal is paid off faster. Fannie, Freddie and the Federal Housing Finance Agency have agreed to waive fees for borrowers who refinance into loans with shorter terms, such as a 15-year mortgage. They will also reduce fees, but not eliminate them entirely, for everyone else. Edward DeMarco, acting director of the Federal Housing Finance Agency, said that, by moving to shorter loans, borrowers can regain equity in their homes. "Americans all across the country have been doing this calculus for a number of months now," he said. Currently, refinanced loans for those deeply underwater borrowers can't be sold into traditional pools of mortgage-backed securities issued by Fannie and Freddie. Officials are working on a way to sell these bonds, but officials say it isn't likely to happen until early next year. The HARP program will be extended through 2013, beyond its current expiration date of June 2012. The program, however, is limited to loans that Fannie and Freddie guaranteed before June 2009. Loans that have been refinanced in the past 2 1/2 years, including those through HARP, won't be eligible to refinance under the program. Under changes disclosed Monday, banks will be largely shielded from the risk that they will have to buy back HARP mortgages. They only will have to verify that borrowers have made their last six payments, have no more than one missed payment in the last year and have a job or another source of income. The mortgage industry has been facing stepped-up buyback demands from Fannie and Freddie for bad loans made during the housing bust, and the FHFA is not entirely eliminating the risk that lenders will be forced to take back loans that go into default. With the risk of buybacks still there, lenders are likely to tread carefully as they implement the program, said Brian O'Reilly, president of the Collingwood Group, a Washington-based mortgage industry consulting firm. That could limit how many borrowers can take advantage of refinanced loans. "Lenders will be cautious in their interpretation of those requirements," to avoid buyback requests, O'Reilly said. "They've been hit hard." Fannie and Freddie will issue final pricing information and other technical details by Nov. 15, and some banks have said they could begin taking applications under the new program by as soon as Dec. 1. Mortgage insurers have also agreed to make it much easier to transfer existing mortgage-insurance coverage, which has blocked many borrowers from refinancing. If you have any questions regarding refinancing or purchasing a new home please contact me (657) 229-3314

Refinance America: A New and Improved Plan

Much has been made about the impact any mass refinance program could have on servicers and lenders, who would be deluged with new applications that they are not staffed to handle and, in this unprecedented low rate environment, not likely to prioritize. Let’s be honest—it’s much easier, and more profitable, to handle a “traditional” refinance than a refinance under the current HARP program. Also investors in MBS, who will experience prepayments at speeds they did not count on, may be wary of future investment in MBS if these programs can be changed on a dime. OK, say all of this is true. There is still a huge clog in the mortgage finance system and the tub is about to overflow. What about slicing off a segment of the most at-risk and underserved borrowers and launching a targeted campaign to offer these borrowers an option to take advantage of these low interest rates ? If it works, and in my opinion it will, it can be expanded to other borrowers as warranted, and could jump start the climb out of the economic morass where we now find ourselves.

Robert Vaughan there are creative, viable private market solutions currently available that could be applied to a specific segment of the housing market that owes more than their home is worth but has been living up to their monthly obligations despite the hardship, and sometimes logic, of doing so. For example, borrowers who find themselves at 105%-125% LTV that are able are continuing to make payments, but no doubt are becoming more discouraged monthly by the fact that they are now, in effect, renters, but cannot “renegotiate” their “rent” and cannot walk away without devastating effects to their credit, not to mention their conscience. So here’s a new and improved plan :

1. Identify these borrowers in GSE/Ginnie Mae MBS and verify they have been making timely payments
2. Offer these borrowers an opportunity to reset their interest rate to a market rate plus some premium ( say .50%) by simply logging into a secure web based system and choosing rate reset option
3. Subsidize reduced payments (average of $250 per month) for a period of time, say 2-5 years, depending on the vintage of the origination.

Technology exists TODAY that can accomplish this in very short order. Yes, there is a cost to any subsidy, but it’s a small investment compared with the huge write-

downs that could occur with any sort of principal reduction or true modification / refinance alternative.

Of course we can continue to do nothing, and run the (likely) risk that these borrowers will lose hope and decide to default, tying up the immediate “economic stimulus” of cash flow a rate reduction would give these borrowers to spend or put toward righting their equity ship.

With some political and regulatory will, this sort of initiative can and should happen. There is little ability, or incentive, for the GSEs to implement any strategic plan without the endorsement and direction of the regulator—FHFA. The newly formed CFPB should opine as well, as this is of clear benefit to consumers.
Contact Robert Vaughan with your Refinance Questions

Refi Roadmap: A Locked Rate Isn't a Closed Loan!

Rates are bouncing around near record lows set last October and consumers are looking to seize the opportunity. There's always a rush by consumers and loan agents to lock rates on dips, and that practice is all the more prevalent when extreme daily rate swings raise the sense of urgency.

But before you take the ready-fire-aim approach, remember the old saying: haste makes waste. Just because a rate is locked doesn't mean the loan will close. Here's how you can make sure that it does.

Let Lender Run Your Credit Score: Credit bureau scoring models know people shop for mortgages, so more than one mortgage-related credit run in a 30 day window won't reduce your score. Many critical loan approval factors are built into a credit report, so a lender should run your credit before the rate lock---even if you've worked with that lender before. Your rate is predicated on the credit score, and scores fluctuate daily as you use credit cards. Credit reports also show current balances on housing and all other debt, and these balances can impact qualifying. Credit reports also show any derogatory items on your credit history, including recent creditor mistakes you may not know about---these are common, and you're guilty of creditor mistakes until you prove you're innocent. Most lenders can help here, but it takes time so running credit should be first in the process.

Tell Lender About Job, Income, Asset Changes: If you're working with a lender for the first time, of course you must provide a full financial profile along with paystubs, tax returns and bank statements to back it up. But if you're working with a lender you've already worked with, never assume the documentation process is any different. Tell them everything when you talk about rates. Have you changed jobs or titles? Did you not get your bonus this year? Or was it bigger? Did you spend all your savings on a vacation or new car? Or will you in the next 60 days? All banks approve loans based on your debt-to-income ratio, and these factors all go into the calculation. The debt comes from the credit report and tax returns, and the income comes from paystubs, tax returns and bank statements.

Provide All Documentation Immediately: Provide this documentation right away even if a busy loan agent doesn't ask for it right away. The only exception to this rule is if the loan agent explicitly tells you they're doing a special refinance that doesn't require documentation because of some certain bank or government program.

Your Property Must Qualify: It's not enough for your credit score and debt-to-income ratio to qualify you. The property must also qualify. First, there must be enough equity in your home. Due to appraisal rules that prevent loan agents from pre-screening home values with appraisers, you usually have to pay for an appraisal up front to find out if you have sufficient equity. Second, the lender may require any big deferred maintenance issues like rotting wood, chipping paint, water damage or signs of water damage to be fixed before the loan closes---this is another timing issue that affects rate locks, so tell your lender if you have maintenance issues. And if you're in a condo, the condo building must have at least 51% owner-occupancy, a healthy budget with no (or at least well-explained and documented) special assessments, no litigation, no single owner holding more than 10% of units, and no more than 20% commercial space (or 25% for FHA).

Don't Forget Your Second Mortgage!: If you have a second mortgage, the second mortgage holder must agree to 'subordinate' behind a new first mortgage before the new mortgage can close. Whether or not the second mortgage is with the lender handling the refi, this subortination review and approval adds time to the process, sometimes weeks. As such, see 'Is Your Rate Locked For Long Enough' below. And zero-balance Home Equity Lines of Credit (HELOCs) follow these same rules. Even if there's a zero balance, the HELOC holder must approve the subordination.

Incorrect Loan Balances Blow Rate Locks: Setting your refi loan amount is related to credit reports and the 'Cost Or No-Cost Refinance' section below. Your credit report will show your existing loan balance, and if you choose a refi with closing costs, you need to choose whether you're paying cash or adding costs to the new loan. If loan agents are locking rates too quickly, here are a couple ways it can blow up the process: (1) they forget to account for existing loan payments you just made or will make during the refi process, then they find out when you're signing final papers and you have to restart---which can blow your rate lock, or (2) they assume your property will appraise for a certain amount and if your value comes in low, they have to redo the loan amount---which can cause you to have a higher rate or fees, or you might have to pay your loan down in order to qualify.

Cost or No-Cost Refinance?: If you think rates will drop more, it's best to do a no-cost refinance so that you can refinance again later without having fees wash out the lower-rate benefit. If you think rates are as low as they can go, it's best to do a refinance with normal fees ($2500-4500 depending on your market) and perhaps 'buy your rate down' by paying tax deductible points (a 'point' is 1% of your loan amount). On a no-cost transaction, lenders offset your closing costs by offering a slightly higher rate, usually .125% to .25% higher.

What Is The Rate Outlook?: The U.S. and global economies are in uncharted territory given mass post-crisis government stimulus spending, so even the best market oracles don't know how rates will play. But here's what we do know: rates drop when mortgage backed securities (MBS) rise, and MBS are at all-time highs because they're one of the best safe havens for global investors rattled by market uncertainty. This is why rates are at record lows. MBS are priced for a very weak economic outlook. Any signs of improvement will cause MBS to sell and rates to rise.

Getting Rate Quotes: Even the best rate websites like MortgageNewsDaily aren't a substitute for a rate quote. As noted in the 'Cost or No-Cost' section, there's a direct relationship between rates and fees, so a rate quote will depend on your objectives and it can only be provided to you by a lender. Always insist on a full written term sheet displaying the rate, term (e.g., 30yr fixed), every single line item closing cost, total monthly costs including insurance and taxes, and total cash-to-close or cash-in-hand at closing. Lenders are required by Federal law to give you a three-page Good Faith Estimate but this form is a joke because it doesn't show you all of your line items, nor your total monthly cost, nor your cash-to-close. So make sure your lender shows this to you in some written format before you lock a rate.

Is Your Rate Locked For Long Enough?: Banks are busy during these rate dips and quoted rates can only be locked for a certain number of days. Ask your loan agent when they expect to close your loan, and if their quoted rate lock is enough time to get the deal done. Also refer back to the 'Provide All Documentation Immediately' section above, so you can hold the loan agent's feet to the fire if the delays are on their end and not yours.

Your Rate vs. Headline Rates: Every Thursday Freddie Mac publishes a rate survey from the previous week. This is source material for virtually all media. In addition to the fact that those rates are expired by the time you're reading about them, there's lots of fine print the headlines don't catch including: those rates are only for loans to $417k, single family homes only, owner-occupied only, and most of those loans have .7% to .8% in points (aka extra fees). Rates on this website are more timely, but again, a rate quote is based on your profile and your property profile so it must come from a lender to be specific.

What If Rates Drop More During Loan Process: When you lock a rate, you're setting that rate then the market will go up or down. It's very much like buying a stock. The main difference is that lenders have what they call 'renegotiation' policies if rates drop after you've locked. All renegotiation policies are similar in that rates have to drop significantly for you to be able to capture some of that drop after you've already locked a rate. Bottom line: renegotiations don't let you capture the entire gain because you've already made a commitment. So as an example, if you locked a rate at 4.75% and the quoted rate for that same unlocked loan a week later dropped to 4.5%, most lender renegotiation policies will give you half of the gain which would put you at 4.625%

Should you skip a mortgage payment to get a bank's attention?

The Obama administration announced a foreclosure prevention and mortgage reduction program about two months ago, and as of April less than 1000 loans have been refinanced under the program. One of the reasons that this program is getting a slow start may be that banks are hesistant to work with struggling homeowners who are still making their payments. A recent Los Angeles Times article profiled a family who tried to negotiate with their servicer to no avail, and once they missed a payment the servicer opened negotiations. So if you were a struggling home owner should you skip a mortgage payment just to get a bank attention?

Logically, it makes sense that a bank probably would not try to lower your financial burden if you are still making payments. If you are still paying on time it means that you are able to afford the payments in the eyes of the bank or servicer. At this point you can ask for a refinance, but if you have significantly negative equity in your home then a refinance may be difficult to achieve.

Usually banks have a loss mitigation department, and they do not automatically spring into action until you are missing payments. It is possible to contact the loss mitigation department directly before you miss a payment and explain your situation. Generally you have to prove that you have a reasonable financial hardship and the loss mitigation department should present you with an array of options including short sale or modification. A foreclosure is very expensive for any lender so the loss mitigation department will try to help you keep your home and keep you as a paying customer.

If you are on the verge of missing a mortgage payment, you should definitely consider your long term plans for staying in the house you are in. If there is no possible way for you to pay for the home even after a modification then the most financially beneficial thing to do may just be to walk away from the home after living in it as long as you can. This is not a decision to be taken lightly since a foreclosure will stay on your credit history for seven years, but at least you can live in your home for free for a few months and save up as much money as you can.

If you assess that a mortgage modification to a lower payment could help you keep the home and the bank is simply not listening, then skipping a mortgage payment might be the best way to get its attention. Missing one payment will also ding your credit a bit, but it is not nearly as bad as a foreclosure. Once your bank starts talking to you you would need to keep continuous contact with them to find out what the best payment modification option is for you.

Finally, if you are having trouble affording your mortgage, then you should contact your servicer as soon as possible. Most servicers are quite busy these days so you have to be persistent in reaching them. There is some free help and good advice at http://www.shortrefiusa.com. The worst thing to do is to drain your savings and 401k accounts to forcibly pay for your mortgage. If you have to miss a payment it is probably best to do it sooner rather than later so you get the proper attention.

If you are struggling with your mortgage, is your bank being cooperative right now? Do you feel like you have to miss a payment?

US Banks get more time to file Foreclosure plans...

US regulators will give banks more time to comply with a crackdown on their mortgage servicing practices. On Monday the Office of the Comptroller of the Currency said it was extending by 30 days the time the banks have to file plans for how they will meet the requirements laid out in an agreement entered into on April 13 with the agency. The banks originally had 60 days to comply with the order. The OCC said the Justice Department is requesting the delay, which would provide more time for it and state governments to advance their own negotiations with the banks to settle accusations of foreclosure shortcuts. A group of 50 state attorneys general and federal agencies have been probing bank mortgage practices that came to light last year, including the use of "robo-signers" to sign hundreds of unread foreclosure documents a day. The OCC, the Federal Reserve and the Office of Thrift Supervision announced on April 13 that 14 large housing lenders had agreed to overhaul their mortgage operations and compensate borrowers who were wrongly foreclosed upon. What fines the banks may have to pay has yet to be determined. The state AGs and the Justice Department are in talks with Bank of America, Wells Fargo, JPMorgan Chase, Citigroup, and Ally Financial about a separate settlement. Last month the banks had proposed a settlement figure of $5 billion, which was far below the $20 billion range the states and their partner federal agencies had discussed. Earlier this year the banking regulators and the states had hoped to announce a settlement with the banks at the same time but in April the banking agencies decided to move first. At the time Acting Comptroller of the Currency John Walsh said that the compliance plans banks would have to submit under their agreement with the banking agencies could include elements of whatever settlement the lenders struck with the states and the Justice Department. (Reporting by Dave Clarke, Editing by Dave Zimmerman)

Realtors Request Looser Credit Regs as Home Sales Decline

Existing-home sales slipped in April, although the market has managed six gains in the past nine months, according to the National Association of Realtors

Existing-home sales, which are completed transactions that include single-family, townhomes, condominiums and co-ops, eased 0.8 percent to a seasonally adjusted annual rate of 5.05 million in April from a downwardly revised 5.09 million in March, and are 12.9 percent below a 5.80 million pace in April 2010; sales surged in April and May of 2010 in response to the home buyer tax credit.

Single-family home sales slipped 0.5 percent to a seasonally adjusted annual rate of 4.42 million in April from 4.44 million in March, and are 12.6 percent below the 5.06 million pace in April 2010. Existing condominium and co-op sales fell 3.1 percent to a seasonally adjusted annual rate of 630,000 in April from 650,000 in March, and are 15.0 percent below the 741,000-unit level one year ago.

Regionally, existing-home sales in the Northeast fell 7.5 percent to an annual pace of 740,000 in April and are 32.1 percent below a year-ago surge. Existing-home sales in the Midwest rose 5.7 percent in April to a level of 1.12 million but are 16.4 percent below a cyclical peak in April 2010. In the South, existing-home sales declined 4.1 percent to an annual pace of 1.95 million in April and are 9.3 percent below a year ago. Existing-home sales in the West slipped 1.6 percent to an annual level of 1.24 million in April and are 0.8 percent below April 2010.

Lawrence Yun, NAR chief economist, said the market is underperforming. “Given the great affordability conditions, job creation and pent-up demand, home sales should be stronger,” he said. “Although existing-home sales are expected to trend up unevenly through next year, unnecessarily tight credit is continuing to restrain the market, along with a steady level of low appraisals that result in contract cancellations

For more information please contact Robert at 562-673-1136

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A deal to help Homeowners may finally be here!!

Three Federal Reserve economists are out to debunk the theory that reducing principal balances on mortgage loans is a no-cost cure for the housing crisis. The three, Kris Gerardi, Federal Reserve Bank of Atlanta, Chris Foote, and Paul Willen, Federal Reserve Bank of Boston, recently published their paper, The Seductive but Flawed Logic of Principal Reduction, in the Atlanta Fed banks.

The idea that a reduction program would cure housing ills has been kicking around since the crisis began and there are now rumors that the administration and states' attorneys general may soon announce a settlement agreement that will require lenders to write down principal balances on troubled loans by as much as $25 billion. Policy wonks, the article says, will probably greet this with glee, but are they right? The authors don't think so.

The idea of principal reduction is correct at its heart: borrowers with positive equity rarely lose their homes to foreclosure. If financial difficulties occur the borrower sells the home rather than default so foreclosures are rare in normal times when home prices are rising normally. Today, however many homeowners don't have this option. Therefore it follows that getting everyone back into positive-equity territory would end the foreclosure crisis. To do this we must inflate house prices, a virtual impossibility, or reduce mortgage balances and it is estimated that underwater borrowers owe almost a trillion dollars more than their homes are worth. So who pays?

The "wonks" believe that principal reduction is a no-cost answer. They argue that foreclosure allows lenders to recover only the current value of the house, which may be far less because of a protracted delinquency period where interest is lost, foreclosure expenses, the physical deterioration of the property, holding and selling costs, etc. Reducing the principal balance to equal the house value guarantees the lender at least that amount because the borrower now has positive equity and "research shows that borrowers with positive equity don't default." For example, if the borrower owes $150,000 on a $100,000 house and the lender forecloses he might collect, after costs, $50,000. However, if the lender writes principal down to $95,000, it will collect $95,000 because the borrower now has positive equity and won't default on the mortgage.

One flaw in this is a misreading of the underlying economic theory: we shouldn't automatically assume that borrowers with negative equity will always default. What if there are two borrowers owing $150,000; and one prefers not to default and eventually pays off the loan. If both loans are written down the lender will collect $190,000 ($95,000 from each borrower) but if the lender does nothing it will eventually collect $50K from a foreclosure and the full $150,000 from the non-defaulting homeowner.

So, the optimal policy is to offer principal reduction to one borrower and not the other. This requires the lender to perfectly identify the borrower who will pay and the borrower who won't. "Given that there is a $55,000 principal reduction at stake here, the borrower who intends to repay has a strong incentive to make him- or herself look like the borrower who won't!"

The authors say this identification issue is a problem often encountered with public policy as planners need to implement the policy before they know the need and that always raises the cost. While they were initially supportive of principal-reduction plans, they began to have doubts when they could find no evidence that any lender was actually reducing principal. This was widely blamed on legal issues related to mortgage securitization, but the incidence of principal reduction was so low that it was clear that securitization alone could not be even a significant part of the problem.

The three economists who published this commentary say they are not ignoring research that indicates negative equity as the best predictor of foreclosure; indeed they are responsible for some of it. However what the research does not show is that not all people with negative equity will lose their homes, just are more likely to do so. They liken it to the relationship between cholesterol and heart attacks - the former dramatically increases the incidence of the latter but the majority of people with high cholesterol do not have heart attacks, in the short or long term.

The highest risk loans - those made to borrowers with problematic credit and little equity to begin with and located in areas with dramatic price declines, are quite rare now, most have already defaulted and been foreclosed. In addition, the principal reductions required to give such borrowers positive equity are so large that the $20-25 billion figure mentioned in the rumored program would prevent too few foreclosures to make more than a small dent in the problem.

Ultimately the reason principal reduction doesn't work is what economists call asymmetric information: only the borrowers have all the information about whether they really can or want to repay their mortgages. Only if lenders really knew exactly who was going to default and who wasn't, could all foreclosures be profitably prevented using principal reduction.

It also must not be ignored that borrowers often control the variables that lenders use to identify likely defaulting borrowers. For example many programs require borrowers to be delinquent to get assistance. This seems logical - we want to help those who actually need help - but it is tempting for a borrower to miss a couple of payments to qualify for a generous reduction in debt.

The article concludes that the argument for principal reduction depends on superhuman levels of foresight among lenders as well as honest behavior by the borrowers who do not need assistance. The limited success of existing modification programs should make us question the validity of these assumptions. "There are likely good reasons for the lack of principal reduction efforts on the part of lenders thus far in this crisis that are related to the above discussion, so the claim that such efforts constitute a win-win solution should, at the very least, be met with a healthy dose of skepticism by policymakers."

From MND's point of view, this tells us a few things. The major observation we take away from this research is there must be an open line of communication between borrowers and loan servicers/lenders. Second, it implies the road ahead for housing will be long and rocky. It's going to take focused attention from specialized loss mitigation counselors to determine the fate of each delinquent loan and underwater mortgage. That will take much time and energy.


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Robert "Google" Rob Saves the OC
Saving the American Dream

Refi Your Mortgage with No Equity!! Who Does That?

The Writing is on the wall contact me ASAP to see what your lender will offer for your Refinance options. YOU DONT HAVE TO SHORT SALE!!
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Robert "Google" Rob Saves the OC
Saving the American Dream

Pay Off The House?? Or Dont Pay It Off??

The Writing is on the wall contact me ASAP to see what your lender will offer for your Refinance options. YOU DONT HAVE TO SHORT SALE!!
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Robert "Google" Rob Saves the OC
Saving the American Dream

The Biggest Deadbeats in town!!

The Writing is on the wall contact me ASAP to see what your lender will offer for your Refinance options. YOU DONT HAVE TO SHORT SALE!!
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Robert "Google" Rob Saves the OC
Saving the American Dream

1 Million Repossessed homes in 2010!! What will happen in 2011??

The Writing is on the wall contact me ASAP to see what your lender will offer for your Refinance options. YOU DONT HAVE TO SHORT SALE!!
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Robert "Google" Rob Saves the OC
Saving the American Dream

Top banks get a 'Beat-Down' over Foreclosures!!

The Writing is on the wall contact me ASAP to see what your lender will offer for your Refinance options. YOU DONT HAVE TO SHORT SALE!!
(877)304-8022
Thanks for reading my blog
Robert "Google" Rob Saves the OC
Saving the American Dream