OfflineAll of us on here know the importance of using and/or assigns on our purchase contracts, if we are planning on assigning them, but do you know how to use it and get it accepted without question or rejection?
As I write this, I a m speaking strictly from personal experience, because EVERY purchase and every offer, I have made, has read "and/or assigns". By now my agent knows to not even prepare the offers without it because I won't sign them.
Now I will usually make my offer as "ANITA WILSON and/or ASSIGN". When my offers is accepted and they send that huge stack of paperwork back for me to sign and accept, I politely send them back to them and remind them that they "FORGOT" that my offer was made with and/or assigns. Almost all of them have quickly fixed it and returned the paperwork, but a the few that did not fix it or refused to change it from just my name, I still signed the paperwork, I still work in and/or assigns and then once we opened escrow, I submitted and addendum with a contingency that unless I have the ability to hold title in and/or assigns and also use assignment on the property as a pert of the deal, then the deal is OFF. Well I have a few buck at this and try to strong arm me, but I kindly reminded them that the offer was submitted with and/or assigns originally and EVERY SINGLE PAPER I signed had and/or assigns on it.
So unless they were prepared to handle a breach of contract for something they inadvertently "Ignored" then I suggest they sign he addendum and lets move on. Not a one had refused so far and another reason for they may be that since escrow was already opened, them backing out would make them responsible for paying those escrow opening fees, which I also wrote in as an addendum/ contingency.
I know thats a little on the cheeky side but its best to get the upper hand as quickly as possible.
I am sort of aggressive and this works for me, and for those of you that do not feel comfortable with this tactic, then do what works for you.
Anita
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TWITTER - anitarny / FACEBOOK - anitarny
"FAILURE IS NOT AN OPTION"
Quick response to your comment... Even if the numbers for your deal are looking good, these days most HMLs are still looking at your credit (scores)! Sorry to tell you, but the lowest I heard so far is a min score of 620, and usually it's around 680 ...that's what they require you to have (at least). Unless you have already a buyer (and signed agreement) and just need the money hypothetically (due to double closing). But this "two hour loan" will usually cost a lot (min 5 points for 100K and up)...
If you are looking at a deal where a) a Realtor is involved and b) one buyer's offer/loan fell already through it's usually save to say that seller as well as agent will probably not be very flexible when it comes to your being pre-approved. And unless you can whip up a POF letter (Proof Of Funding) they might shy away from anybody not willing to put up any EMD (= Earnest Money Deposit). Usually the most motivated sellers are the ones that have run out of all other options (including using an agent, because they tried that already, and house didn't sell).
Regarding FMV (= Fair Market Value, house in its current condition) and ARV (= After Repair Value, when it's in top shape again) is hard to determine these days because sometimes the last comp sales are more than a year old, or simply non-excisting. The advice I got from a HML was to take the value from 5 years ago (or as close to that as you can find) then use this as the ARV. Minus any repairs or necessary upgrades, and you have the current FMV.... but don't "quote" me on this, I'm sure many HMLs have different ways to determine this. Just ask the lender you want to work with. And of course, repairs done before selling a house raise its worth.... BUT don't confuse unnecessary upgrades like top premium stainless steel appliances, marble floors, granite countertops etc. with repairs. These upgrades only make sense under the right circumstances (i.e. they are needed because all comps have these features).
Regarding the rest of your Qs: My personal recommendation to you would be, don't start with rehabs if you are not experienced yet! Even experienced rehabbers will tell you, that pretty much with every project there will be unexpected problems (especially with regards to money and time)! Since you don't have thousands of dollars to spend on repairs/rehab don't do rehabs right now! And especially when using a HML - which covers BTW purchase AND repairs - because you can't spend more than the money you got from them! Make some flips (lock up deal, flip to wholeseller or find regular buyer), earn some cash first! That's what most people on here do or did!
The 65% is usually the max a HM lender will loan you on qualifying distressed properties, period. Your first offer however can be as low as you dare to go (otherwise you don't have any room for negotiations, right?)... You can but you don't have to tell a seller what you plan to do with the property (don't lie, if you don't want to disclose, tell him you still haven't made up your mind), unless rapport with the seller requests that he will only sell under certain circumstances.
Also, if you want to be a landlord: Try to get some experience under your belt first! Because being a landlord (especially with bad tenants) makes for ONE motivated SELLER!!!! LOL Besides, for being a landlord you would have to take possession of the property first or partner with someone (meaning, you actually have to close on the property), but if you don't have the money nor the credit....?! I'm just saying....
Also, if you are good as a painter why not posting an ad:
Limited Time only - Special Offer for Homeowners in (pre-)foreclosure or who need to sell.... I can give your house - your room - your garage.... a fresh look, that way you can sell faster!
And that way you have a bunch of motivated sellers calling YOU! And then don't leave without asking them if they are interested in giving you an option to sell (for, like 2 or 4 weeks). And then you try to find a seller during that time (unless you have already that buyer's list)! Also, contact your local RE agents, tell them you can act fast if they have sellers that need to paint something before Open House or before Closing of Escrow...
Anyway.... I gotta go now, too many things to do.
You keep that fire going.... and all the best!
Conny
"POOR people own big TVs. RICH people own big libraries."
1. It is recomended that one works with a realtor?
In reading the "Agreement to purchase" that Dean provides us it seemed to me that info is pre written:
Agreement to Purchase
This is a legally binding contract. If you do not understand this
contract, please seek legal council.
THIS AGREEMENT entered into on the _____ day of _________, 20____ by and
between,
______________________________ or his/her/their assignee(s), hereinafter
referred to as "Buyer", and __________________________________,
Hereinafter referred to as "Seller".
does the line with "or his/her/their assignee(s)" establish your right to market the property before you own it? Where does that info re: intention get written into the contract if I am incorrect?. I understand that LACK of communication creates frustration for sure.
Respectfully
Dion
Dion,
If you are new to REI, or even a veteran, it is a good idea to have a great realtor as part of your team. They do well to represent you on houses that ARE listed, and can get you the best comps for anything you're looking at(you can use the comps for FSBOs, as well). If they know you are serious and will be looking to buy a number of properties in the future, they will be happy to work with/for you.
I don't think the "or his/her/their assignee(s)" gives you the right to market the property. I do believe you need a clause/addendum specifically giving you that right. The assignment clause just gives you the right to sell the contract.
Hope that helps,
Rina
P.S. It's nice to have you here with us.
"Obstacles can slow you down, but they can only stop you with your permission." Dean Graziosi (BARM pg 101)
"For I know the plans I have for you," declares the Lord, "plans to prosper you and not to harm you, plans to give you hope and a future." Jeremiah 29:11
For a little about me, welcome to the site, and a few tips for new DG family members, click on this link: http://www.deangraziosi.com/user/3249
I appreciate all the great advice and ideas you are sharing, and thank you for taking the time to help people with the knowledge you have. That's what this site is all about.
your DG sis,
Rina
"Obstacles can slow you down, but they can only stop you with your permission." Dean Graziosi (BARM pg 101)
"For I know the plans I have for you," declares the Lord, "plans to prosper you and not to harm you, plans to give you hope and a future." Jeremiah 29:11
For a little about me, welcome to the site, and a few tips for new DG family members, click on this link: http://www.deangraziosi.com/user/3249
AHA, I see the light now Rina. Thanks. Third time is a charm, I read that line again and it basically means I am signing as the buyer, also anyone I name as having the same right to sign and or make decisions in regard to the purchase of the property. Splendid. Ok so is this addendum just that? a seperate piece of paper with the proper wordage included on it giving me the right to assign the property to an investor/ buyer? Any idea on the proper verbage?
Thanks.
I have been reading deans "step 1" book, goodness gracious there is alot of info. Definitely gonna read it a couple times. Especially the sections on what influences market changes and how to watch for them to determine your buying and selling strategies, wether to hold onto or sell a property or when to buy cash flow properties etc. GOOD STUFF. Supply and demand is very interesting to me.
I LOVE how Dean always finds a unique way to describe stuff. Like the rise and fall and leveling out of the market, "The roller coaster". I LOVE roller coasters.
I feel like Dean really cares about us all doing well as he did. Dean is only 6 years older than I am. He said 38, dont know how long ago that was though. Anyway, gotta get some sleep so I can go work my temporary regular job. LOL muahahahahaha
Much love to the DG fam!
for anyone that may need the info
Anita
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TWITTER - anitarny / FACEBOOK - anitarny
"FAILURE IS NOT AN OPTION"
I see that there has been lots of accomplishments and lots to learn that I have missed out during my time away on vacation. I gave myself a vacation last month and now I am back on track! I have lots of readings to do to catch up.
If there is anything new that I missed, please kindly direct me to where I can read on the post.
Love you all, and Missed you all so much!!!!!
"If you think what you've always thought, you'll do what you've always done. And if you do what you've always done, you'll get what you've always got" [Napoleon Hill]
I wondered where you were. And yes, you HAVE missed a lot. Te newbies on here have lots of questions but the guys on here and not just the IC have been wonderful in getting them answers. Well enjoy and glad to see you back
Anita
******************************************
TWITTER - anitarny / FACEBOOK - anitarny
"FAILURE IS NOT AN OPTION"
Hey DG FAM,
Ok, I thought I had full understanding of the "Assignment Fee". Nope, now I am totally confused. Yep, I am a newbie!
I had found a great deal, and am working the "numbers" which see to pan out to make a substantial profit!
The problem is, what do I charge as the assignment fee. I know this can vary, but, is it what the re-sell value is after any improvements etc...minus any costs incurred by me, or, is it, a percentage of the actual deal?
I thought I had the correct answer, but, I don't!
I am going nuts. Found a sweet deal!!! Don't want to make an offer 'til I know how to "charge".
Thanks so much DG Fam-----You are the BEST!!!!
"ALWAYS THINKING OUTSIDE OF THE BOX"
In my experience, my assigning fee is he difference between the selling price that I have it contracted for and the new price I contracted it out for.
For example, my contracted price is $1,000,000. The property is appraised for $1,200,00. I will usually contract this out to the new buyer I am assigning the deal to for $1,100,000. The difference is $100,000 <-----------this is my assigning fee.
Again, this is just based off my experience. Of course there are other creative ways to make this sweeter.
This is why I love real estate - don't you hear financial freedom ring?
"If you think what you've always thought, you'll do what you've always done. And if you do what you've always done, you'll get what you've always got" [Napoleon Hill]
Yep, the sound of that ringing is "Cha-Ching"!!! lol
Thanks so much for clearing that up for me. I know it sounds simply, but, once I start running the numbers/stats/comps, and performing due-diligence---oh my God, my brain gets fried!!!
Thanks again!!!! And I wish you "all" with your continued success!!!!!
"ALWAYS THINKING OUTSIDE OF THE BOX"
Build a good friendship with an escrow officer at a title company. Your escrow officer can do all the calculating for you - create a team that consist of YOU, Realtor, Escrow Officer, Loan Agent. Save the headache when you're trying to decide what color car you're going to puchase next. lol
"If you think what you've always thought, you'll do what you've always done. And if you do what you've always done, you'll get what you've always got" [Napoleon Hill]
Hello everyone,
I've been away from the DG Site for a couple weeks - glad to be back
AND Wow!!! - I'm really excited after reading through this thread, its chock full of great practical information. .
* Question: How about "Marketing" the property ?
So, you've signed with "and/or assigns", your offer is accepted.
And you have put down an earnest money deposit, lets say $1000 (how much is the usual to put down ?)
And now you have it under contract for 60 days, and now control the property..
I'd like to hear more on strategies and ideas for finding "The buyer" (assignee).
In BARM, and from threads on this site, I learned about creating a list of buyers,
from ads you see like: "We buy houses" and similar ads..and I have my list started, and I'm always working on it....
But what other methods of marketing might work?
Do you recommend advertising the contract on craigs list, or papers..or is it primarily based on your list of buyers which you KNOW are looking for a certain type of property ?
So, after the contract is locked up with "and or/assigns", what marketing techniques ARE working best on the reassigns ?
Thank's everyone!
-B
I have found Craigslist as a great source of advertisement for me. Another one is also Postlets.com
In one of my advertisement for a home that I was assigning which I contracted for $920,000. Appraisal is $1,250,000 -- I put the follwing as my headline: "$150K INSTANT EQUITY, $33K to Buyer". Basically of you do the math, I have the property listed for $1,100,000 w/ $33,000 closing costs credit to the buyer -- this leaves me with approximately $147,000 of assignment fee.
I received over 10 calls within the next 24 hours, I sold it to one investor with an ALL CASH OFFER. I kept all the other 9 investor's name and contact information, and today 3 of them are solid almost all cash offers looking for commercial properties and they are keeping me busy!
Craigslist and Postlets is a gold mine. They are both FREE. It doesn't hurt to try, you never know how many millionaires are looking at your ad.
Goodluck!
"If you think what you've always thought, you'll do what you've always done. And if you do what you've always done, you'll get what you've always got" [Napoleon Hill]
Hey Shiela sounds like you have really been making that "cha ching!" work for you.
I'm understand more on the process now - THANK YOU.
So after the contract gets bought (assigned over),
how does does it work with the Realator that helped facilitate the contract ?
If you work with a RE agent in getting the contract (signed with "and/or assigns"), does the buyer (assignee) of contract have to use that same realtor?
Is that the incentive for your RE: agent - they are (somewhat) assured of getting paid b/c their name is also on the contract ?
-B
I'm understand more on the process now - THANK YOU.
So after the contract gets bought (assigned over),
how does does it work with the Realator that helped facilitate the contract ?
If you work with a RE agent in getting the contract (signed with "and/or assigns"), does the buyer (assignee) of contract have to use that same realtor?
Is that the incentive for your RE: agent - they are (somewhat) assured of getting paid b/c their name is also on the contract ?
-B
Awesome. I'm glad I can somehow help. The realtor only gets paid once, and that is at the original seller's expense. What I do, is I create a bonus to the RE agent of $500 to type up the contract for me for the new buyer. If the new buyer is working with an agent, I try to stay away from it, because then typically they would want their commission. So assigning the deal to another buyer is easier and more money into your pocket when the new buyer does not have an agent. This is something you may want to specify on your ad -- it may help filter out your call traffic to buyers who do not have a RE agent. However, I have once assigned a high rise condo unit in the Financial Downtown District in San Francisco which gave me an assigning fee of nearly $500K, but the only buyer that called had a RE agent that demanded a full price commission of $68K - it was either I lose the deal or give up $68K. You just have to weigh your options. You seem like a bright person, so I know I'll hear a whole bunch of your success stories on here.
I am just one of the rookies here. The real deal makers on here are Anita, Rina, Sully, CBR, and of course the famous DG!!!!
Good luck and looking forward to reading more of your success stories!!!!
"If you think what you've always thought, you'll do what you've always done. And if you do what you've always done, you'll get what you've always got" [Napoleon Hill]
Elena is one of the biggest ones to get great advise from as well. Read through the posts, you'll know who are the DG Superstars. I am still learning from them as well.
"If you think what you've always thought, you'll do what you've always done. And if you do what you've always done, you'll get what you've always got" [Napoleon Hill]
Neednow, A couple more advertising techniques that i like to use when finding an "end buyer" is: 1) www.backpage.com, definitly craigslist like Shiela said, 2) www.postlets.com is an ABSOLUTE MUST for every WHOLESALER, your local 3) Newspaper "classifieds" 4)The Penny Pincher(Thrifty Nickle, etc), 5) Posting various signs all over your neighborhood, 6) Posting flyers at your local pizza parlors and food stores(in their classifieds section) 7) Last but, definitly not least, calling everyone on your "buyers list". SULLY
YOUR HERO, SULLY
My suggestion, that you check out Pastor Greg's Journal. We all have been following his progress. I don't know if you listened to DG's last webinar on October 8th, you will enjoy that. Glad to have you back. God Bless
Sandra
"You can never get to the top, if you are not willing to climb. Do not look at the difficulty of the climb, only anticipate the view from the top."
"Can't even walk without you holding my hand." (Song)
"Is anything too hard for the Lord ..." Genesis 19:14
"In all things, wait on the Lord."
"Think not of your own deliverance, but trust in God who will give in abundance."
"When you are down to nothing, God is up to something." Unknown
"Our lives begin to end, the day we become silent about those things that really matters." Dr. Martin Luther King Jr.
I'm understand more on the process now - THANK YOU.
So after the contract gets bought (assigned over),
how does does it work with the Realator that helped facilitate the contract ?
If you work with a RE agent in getting the contract (signed with "and/or assigns"), does the buyer (assignee) of contract have to use that same realtor?
Is that the incentive for your RE: agent - they are (somewhat) assured of getting paid b/c their name is also on the contract ?
-B
Awesome. I'm glad I can somehow help. The realtor only gets paid once, and that is at the original seller's expense. What I do, is I create a bonus to the RE agent of $500 to type up the contract for me for the new buyer. If the new buyer is working with an agent, I try to stay away from it, because then typically they would want their commission. So assigning the deal to another buyer is easier and more money into your pocket when the new buyer does not have an agent. This is something you may want to specify on your ad -- it may help filter out your call traffic to buyers who do not have a RE agent. However, I have once assigned a high rise condo unit in the Financial Downtown District in San Francisco which gave me an assigning fee of nearly $500K, but the only buyer that called had a RE agent that demanded a full price commission of $68K - it was either I lose the deal or give up $68K. You just have to weigh your options. You seem like a bright person, so I know I'll hear a whole bunch of your success stories on here.
I am just one of the rookies here. The real deal makers on here are Anita, Rina, Sully, CBR, and of course the famous DG!!!!
Good luck and looking forward to reading more of your success stories!!!!
Shiela,
The knowledge that you have and the deals that you have done are amazing. (Plus you have such a kind heart). You are a very valuable asset to this site and to all of us. I just noticed (as I'm sure you have been! lol) that your title still says "New user". I am sure there is a glitch (and I've made a note). You are already a DG Superstar in my eyes
.
ALWAYS glad to hear from you.
your DG sis,
Rina
P.S. Yes, we missed you.
"Obstacles can slow you down, but they can only stop you with your permission." Dean Graziosi (BARM pg 101)
"For I know the plans I have for you," declares the Lord, "plans to prosper you and not to harm you, plans to give you hope and a future." Jeremiah 29:11
For a little about me, welcome to the site, and a few tips for new DG family members, click on this link: http://www.deangraziosi.com/user/3249
Hey, Sully.
That's a whole lotta great tips for 50cents!
Thanks, again, for sharing. We appreciate you.
Rina
"Obstacles can slow you down, but they can only stop you with your permission." Dean Graziosi (BARM pg 101)
"For I know the plans I have for you," declares the Lord, "plans to prosper you and not to harm you, plans to give you hope and a future." Jeremiah 29:11
For a little about me, welcome to the site, and a few tips for new DG family members, click on this link: http://www.deangraziosi.com/user/3249
Rina would you quit being so darn humble all the time--your a Superstar too, just look at your track record...it speaks for it's self! Your a Deal Magnet, you have the wonderful uncanny ability to find great LONG TERM INVESTMENTS, plus over the last couple of months you've added WHOLESALING to your resume, look at ALL the success you've already had and your still adding new creative buying techniques to your aersenol, move over HOLLYWOOD, Rina's here!, SULLY
YOUR HERO, SULLY
Hello Anita, thanks for all of your comments on "and/or assigns". I see that you're using a realtor to make your offers. Do I need to get one first before I can make the offers or can I make the offers directly with hte owners if it's a FSOB. I heard Matt's presentation (Oct 8th) and strategies on "making multiple offers" and it made a lot of sense to me given that it's a "Buyer's Market". My question is a simple one, I am now ready to get on the phone and start inquiring about properties and I really want to focus my strategy on assignments, how best do you think I should begin since I am a "newbie"? Second, I am also working on putting together a "Buyer's List" to help speed up the process and would appreciate any recommendations for sources. Third, How long should I allow myself to find a buyer, given that I am just getting started and do I need to put those terms in the offer as a contingency clause? Thanks, and God bless. Steffjb
(Philippians 4:6 KJV)
Be careful for nothing; but in every thing by prayer and supplication with thanksgiving let your requests be made known unto God.
I am now ready to get on the phone and start inquiring about properties and I really want to focus my strategy on assignments, how best do you think I should begin since I am a "newbie"?
Second, I am also working on putting together a "Buyer's List" to help speed up the process and would appreciate any recommendations for sources.
Third, How long should I allow myself to find a buyer, given that I am just getting started and do I need to put those terms in the offer as a contingency clause? Thanks, and God bless. Steffjb
(/quote]
Hi Steff
I think you should begin by gathering your team. FInd your realtor, mortgage broker FIRST - then start compiling a buyers list. Use craigslist and local freebie papers to advertise in. Also see in the forums MARKETING TO BUYERS AND SELLERS for other really great ideas.
You should also read ALOT more on assignment and contracts in the forum as well. I cannot give you specifics on where to start but I CAN tell you that being here on DG.com is the FIRST place to start. So READ, READ, READ.....then I think you will answer all of your questions yourself.
Now, not to contradict myself, but I will tell you this...... the best TIME to start is NOW! Action is the one methos that will never fail you. Even if you act and fail at least you ACTED. Just get up and DO IT!.....DO IT till you get it RIGHT!
Much success to you.
Anita
******************************************
TWITTER - anitarny / FACEBOOK - anitarny
"FAILURE IS NOT AN OPTION"
(new) when you assign a deal to a buyer do they usually request to look at the property and how does this work with out involving the owner?
I spoke to a broker today, and in explaining what I want to do and how, a few good points were raised, which I did not have a good understanding of yet.....maybe someone can someone can share some light...
My payment, as "assignor" is structured into the deal via the "Assignment of Contract",
where it says: "Compensation in the amount of $__"... And thats it ?
Then the "assignee" is obligated to the terms of the contract.
He also said that banks will (probably) not like seeing the 'assignor' fee on the settlement statement, and would back out of the loan for the buyer.
Of course a cash buyer/investor would solve that issue.
But has anyone here have experience on this point ?
Lastly is on protecting your initial deposit..
how are REIs here protecting an earnest money deposit when assigning, in case the deal does not work out ?
So say you put down $1000, then you assign the contract, but then your assignee lets the deal go or just cancels.... Its still your earnest $$ deposit, the deal did not close.
Can you as the assignor STILL move to cancel the contract so you cat get the deposit back, maybe there are different strategies..
Maybe its just a 'no guts no glory' maneuver.. ?
thank you all.
Super Excited!
~B
pay your "Assignment Fee" so you need to structure the deal differently, with possibly having the Investor pay your "Assignment Fee" in CASH(or check) or have your Assignment Fee listed as an "expense" on the HUD1
Your other issue is: You as a WHOLESALER should NEVER put more than $100 down for an "EARNEST MONEY DEPOSIT", if your seller wants a deposit greater than your $10-$100 bucks, then add an additional deposit amount on the contract due by a certain date and have your "END BUYER" put the additional deposit down, again, it shouldn't be any more than $1,000(usually $500), SULLY
YOUR HERO, SULLY
Yes, From what I've learned, I would say some certainty, yes the buyer will want to see and investigate the property. As far as them speaking with the owner, thats not a problem because you already have the property locked up under contract with the current owner.
~Brian
Brian is right. You would have the property already under contract and probably want to be up front with the owner about what you're doing, so it shouldn't be a problem.
Rina
"Obstacles can slow you down, but they can only stop you with your permission." Dean Graziosi (BARM pg 101)
"For I know the plans I have for you," declares the Lord, "plans to prosper you and not to harm you, plans to give you hope and a future." Jeremiah 29:11
For a little about me, welcome to the site, and a few tips for new DG family members, click on this link: http://www.deangraziosi.com/user/3249
I have not done an assignment yet (had to change to a bird-dog deal), but my thought is that if you have a buyer that is purchasing your contract, they should reimburse your earnest money deposit at the time of signing the assignment contract with you. And generally, you should not have to put more than $500 down, like Sully said. Lately, in the REO deals I've been involved in, the seller has asked for $1000 earnest money, but that is not always the case, and that is ONLY after the offer has been accepted.
And if you have your escape clause in place, you don't have to worry about losing it anyway. BUT, you want to do everything in your power to see a great deal through. It wouldn't be in anyone's best interest to get comfortable exercising their "escapes". lol
Rina
P.S. Sully, you goofy guy, thank you for the pep talk up there. If I'm Pres, you're VP. LOL
"Obstacles can slow you down, but they can only stop you with your permission." Dean Graziosi (BARM pg 101)
"For I know the plans I have for you," declares the Lord, "plans to prosper you and not to harm you, plans to give you hope and a future." Jeremiah 29:11
For a little about me, welcome to the site, and a few tips for new DG family members, click on this link: http://www.deangraziosi.com/user/3249
You made me smile - I think you give me more credit than I should have - Thank you though. Just know that I only associate my mind with people of similar minds and hearts. You are amazing and looking forward to learing more from you and the rest of the DG family. Looking forward to long-life relationships with our DG Family!
I am Honored to be your DG Sis,
Shiela
"If you think what you've always thought, you'll do what you've always done. And if you do what you've always done, you'll get what you've always got" [Napoleon Hill]