Tammy's journey to refinement and FREEDOM. GREAT THINGS ARE HERE!

It sure sounds like it will appraise!! But the lender will base what they loan on their appraisal. I would be all over them to produce the loan approval!
I had one with all the same kind of numbers, comps and assurances from my realtors, we were thinking $160,000 minimum ARV and the lender appraisal came in at $127,000. I don't use that HML!

Anyway it sounds like yours should be no problem if the lender works out. I might give THEM a deadline if they don't have an answer for you real soon.

Michael Mangham
MD Home Acquisitions LLC

I don't know how it couldn't appraise for a MINIMUM of $245, but will that be enough? This HML has been doing this for 20 years. You would think if they've been in business this long they have a good customer base and use competent appraisers, but because I haven't used them, the unknown is causing nailbiting.

I left a message with your guy Kevin earlier today. This is just as nerveracking as a regular loan! And our last experience with a regular loan went south, so I'm not too confident in relying on other people's reassurances when it comes to loans. AHHHHH!

[vent] Relying on a HML is SO stressful! Now, I have to start completely over again with a different application (even though I told them last Wednesday I was going to stick with the 20% of purchase price loan). I was not able to type the application in and had to hand write it all, despite all this info being in my prospectus already. It took me 2 1/2 hours to complete it. The company STILL is no further ahead than when I told them to go forth with it last Wednesday. They have no idea if it will close or be approved even though I already have someone interested in it for $305K!!! This sucks!

Hard money loans are turning out to be no different than the traditional lenders than won't touch me with a 10 foot pole. This is a no brainer, why all the hoops to jump through? ULgghh!

I saw jimmybtx's post on true private money lenders. I couldn't PM him fast enough! Here's to hoping he can help me in the alloted time! It was so refreshing to see a post from him explaining all the bs associated with HMLers. Reminded me why I didn't want to use them in the first place, but I have to get my 5 deals done by February or my husband would KILL me if I don't get that refund from the success academy! Not to mention, this is such a HOTTTTT deal! This HML is acting like a bank as if REI is more risky than the stock market. Oi VEI!

[/venting done]

Telling the kids 'we're not going to get that house at all', we're throwing away $10,000, the loan is never going to go through,

Telling me I'm not on top of things (but I have been!) and everything negative you can think of. I will be so glad when this stressful time is over, and especially when I get the financing despite his negative attitude and making feel like the worst person alive.

One way or another I'm going to get the financing for this deal. It is GOING to go through, and I am NOT going to lose this deal. I've worked too hard to get it to let it slip away. He may say his opinions about it never being able to close, but I know some way it will. I know God has been with me all the way on this one; just a mixture of circumstances that lead to making this whole deal possible! WIth GOD all things are possible!

The HML said they will look at other homes for sale. Worried about the other one that happens to be another auction property that's listed at its reserve price. (Which is still $234,500 and 120 square feet less, AND I've gone through the house; it needs at least $40K in upgrading and rehab.) It would suck if the HML used that one as its sole valuation; but still, can they really go wrong even with that price? We're only borrowing 159,600 + 80% of rehab of $8,800.

This house needs very little work. I've added things to it so its more of a rehab, all cosmetic; totaling $11K. The HML said not having enough repairs and rehab could raise a red flag, so it wasn't hard to find other things to do the list of repairs. Loved using hammerpoint for my estimations! My aim is to sell it for a higher price than the average $/sq ft. I have someone interested in the property already for the higher price.

From the HML company that is very disorganized. However, they now want more points, processing fees and upped their appraisal fee. Said 'the comps show a value well above $300K' (REALLY? (sarcastic))

I'm going to talk to Jimmy's private investor today and a few other private HMLs to see if they can beat that. I'm sure they will be able to. I just need to make sure they can close as quickly.

This is a big stress lifted; especially since for some reason, their email doesn't come through to my regular email, so it was sent to... my husband's email. I can think that it is not a coincidence. God works all the time, in mysterious ways (this is the only email I can't receive (don't know why) at my regular email address) Mr Negative telling me and the kids 'we're not getting that house' and 'mommy wasted $10K' ... I don't know why I let him get under my skin, I need to keep ignoring him when he's negative, but he kept filling my mind with doubt... what's worse, is he makes me question myself and abilities. I will work on not letting it get to my psyche!

IT IS CERTAIN I WILL SUCCEED! YES! God is GREAAATTT!!!

I have taken the last twelve hrs to go through your journals. I have read every entry and comment. I am so impressed with your dedication and seeing where you started and all the hurdles you have overcome to get where you are today. Take a moment to pat yourself on the back. You are there and you will do GREAT. This is what you have worked so hard for all this time and your devotion is paying off now. you have earned it. thank you for keeping this journal i have found so much of a wealth of information in it already. I am just getting started in this program. I will be keeping track of your journals in my quest for success. Again i want to thank you so much for all of this.

12 hours? Wow, now that's a long time. I am so glad that you got value out of it. It shows that we ALL have to start somewhere (EVEN if we have prior RE experience) and the journey has MANY ups and downs. THere is no such thing as giving up. I hadn't realized how far I've come! I really appreciate you taking the time to read all of this, but I'm so happy when I hear it helps someone! I get such joy knowing I'm helping someone else out! You will succeed if you persist through thick and thin!

It is CERTAIN you will SUCCEED! Don't EVER give up!

on the second private HML, who is going to lend 65% of ARV!!!! This is GREAT! Now, I've GOT to have the money there no later than the 29th of this month and with the holiday I'm going to be clenching fists. Fannie Mae, according to title, needs the money in escrow no later than 4 days BEFORE the closing date! I've NEVER heard of this. The title officer said this is because they have to show proof of funds along with the HUD 4 days prior for final seller approval.(But she said there's no chance of them not approving it, its just a formality) Has anyone else come across this? The money HAS to be in there by that date or I'll lose my $9975 EMD! So, its tough having to rely on someone else to be on to of things.

Now, this was great to hear. The HML/PML guy said so many compliments about my prospectus and spelling everything out made everything so easy to lend on! He was VERY impressed! Told me great job, and it shows you know what you're doing! (Much of the ideas of what to put in this report was from my private lending course, and its paying off! I spent quite a many hours typing it out, but it was worth it!) Now, that was so good to hear! Now, all I can do is WAIT! AAAHHHHH!!!

Congrats, always exciting and informative reading you journal. You are doing great, hope it all comes together.

Cathyb

Your entries are as exciting as ever.......it's like reading a book series and can't wait to see what the next book is going to bring! You keep my spirits lifted....I have soooo many doubts about myself...you make me see as long as I keep trying and moving forward...I will eventually succeed.....thank you for your ongoing entries.......I never miss a one! And you're in my prayers as always for your continual success.

so exciting to read your actions and determination.persistance and non stop go getum attitude !!! that is what makes a real estate WINNER !! keep up the great work and keep inspiring others!!! good luck on this deal
jay

This sure is an unbelievable time for me! I'm glad the excitement is radiating from the words

Today I got the appraisal ordered. Now, this lender I'm using is a HML using private funds, but I've never heard of them allowing the buyer to pick the appraiser. This HAS to fund on the 29th, and with the holidays, I know, and have before experienced (many times) delays. This escrow company says the seller will NOT extend the closing, so this HAS to go!!! This lender is good though, he is so much more on top of things than the other one.

Spent time with my ISP to figure out why I wasn't getting emails from certain people. Had to go and login online to my email account (I used Outlook) because it kept grabbing the spam beforehand and NOT sending it to my Outlook; therefore I was missing emails from these lenders!!! NOT a good thing!

Will keep everyone updated!

Tammy,

The HMLs I use take no more than 5 days from receipt of the deal to funding. I talk to them twice! Here is the deal and several days later when they say yes or no. I worry about these guys you are working with. (I could be and hope I am totally wrong) Have you gotten any referrals from any local investors (REI clubs) on which HMLs they use?

You might put out the deal to some local people if you have not already. Stack the deck in your favor and don't wait! Don't go with the cheapest either, you may have to pay a couple of points more and a little more interest to get someone that actually performs! Don't pay anything up front (I know you wont!)

Go Get Em!!
Michael Mangham
MD Home Acquisitions LLC

That's a relief to hear! Both of these HML can close in 5 working days. I got the approval for both of them, but the other one's (the disorganized one) could not do it by the 29th if I didn't commit today. I committed to the second one.

I have recommendations from a couple of investors in the area on this HML; the other one I had a couple as well, but the lady was not on top of her game. Talked to her on the Wed, and everything was supposed to be submitted; couldn't even reach her and she wouldn't call back on that THur, Fri same thing until I reached her and then she didn't even remember our conversation from the prior Wed! THEN, on Monday, they STILL hadn't submitted it and needed a different application!! (that I was not able to type in, had to hand write!) So, I didn't feel comfortable with them at all.

This current one I feel much more comfortable with; I guess its because its my 1st HML, and I'm used to the pitfalls of traditional financing, I'm a little nervous about it being delayed in the same ways. But this guy definitely also has a much better deal than the other one. I shopped around a lot to find what I hope is the best one. I will be sure to keep on top of it. I don't want to call too much, though, just enough to make sure it gets funded at the terms they've said it would be. Putting it in my prayers.

Never paying upfront. Except the appraisal. Thanks for watching out for me! I really do appreciate it a lot!

Oi Vei! A stressful day. Sent the email to the appraiser with all the repairs and with the info on the upgrades the house has Thursday afternoon. She doesn't receive it. Send it again with the intention of faxing it if she doesn't receive it (while I'm at my fax machine), and follow up with a test message without any attachments. She confirms she got everything. Follow up the day of the appraisal (today). She didn't get anything. Trying sending, and sending again, and sending separately, and sending again and again, and sending each separately, then sending to my husband's email, who gets it immediately, and having HIM forward it to her. *FRAZZLED*

Finally, she says she has it. Ask if she has the lockbox info. On speakerphone, husband and kids hear her say yeah, I have everything; Text 2 minutes later from her. Whats the lockbox code? #$@!!#*(* AHHHHHHHHHHHHHHH!!!!!!! Now I'm doubting she really got anything at all. Frustrating! Now I'm wondering if she knows what she's doing. I haven't had to use my appraisers yet, and this lady came highly recommended to me, so I will just Let go and LET GOD.

Why does this always happen to me?

I do feel bad for her, though, because I had the same problem receiving emails from the hard money lender. It was going directly to spam at my ISP email account and not even transferring to my outlook account. So, the only way to fix it was to log in to my account online, check spam there, mark it as 'not spam' there and add to safe sender's list, and then and only then was I getting my email from them. What is it with ME and computer issues? I must be magnetized to attract them!

It is CERTAIN we will SUCCEED!

Awesome news, I'm so glad for you! I am so encouraged by your progress which really helps me with my feeling overwhelmed. I know how frustrating computer issues are, though, UGH!

I really need to get some kind of deal going before the end of the year because I am SO broke . I'll pray for you and will you pray for me? Thanks!

Boy, I have to work on my stress handling techniques. I do not do well with stress at all. I literally panic because if this doesn't go through I lose my $10K EMD (5% required for the 1st auction property, 15% thereafter) and I'm relying on other people. Since I haven't dealt with these people before, the first time is always uncertain. I'm very confident in my HML; that's all approved, I need to talk to another person there because it is an ARV loan which requires a review by a separate loan review board. (ARV loans are NOT common here in CA) So, after I talk to him, it will be funded.

I learned that a HML does not need to have all the documents signed and returned before funding, so that gives me some relief. It is different from a traditional lender in that way, which is good to hear.

The lender needed the appraisal today. Well, a few posts back I told about the adventures with the appraiser. I had asked for the address to mail the check to back on the Thursday email she confirmed receiving initially, but when it came to Saturday, my concern was getting the documents to her and not getting her address. Well, she didn't send me the invoice until yesterday, and I sent the check in the morning and it should have gotten there today. She checks her mail in the morning before the mail comes for the day :/ So, in essence, she gets her mail a day late. SO, the check did not get to her today (She didn't tell me this yesterday when she said to just stick it in the mail as she sees no reason she wouldn't get it today).

SO, she will not give the appraisal report to the lender until tomorrow morning. The lender is going to only work on my file to make sure the file is done tomorrow and all the documents are drawn. I still don't know the amount I'm getting or if any of the terms have changed. I do know they fold all fees into the points, and they are supposed to be 5 points. But, not ever having dealing with HML before, and having no GFE (are you supposed to get a GFE for a HML?) I don't know if they'll be like my LAST traditional loan experience where they TRIED to add over $1500 in originally undisclosed fees, and tried to say these are standard fees. I delayed the closing to have the docs redrawn and to remove the charges that were not originally in the GFE (successfully).

But this transaction can not have any delays. They will NOT extend escrow because it was a cash offer and its a Fannie Mae. I need to rethink doing cash offers. But, with the auction.com, they require a pre-approval with THEIR lender even if you have your own, and because of my debt to income ratios, I won't qualify for them and wouldn't be able to purchase auction.com properties.

The other (first one) HML I was dealing with did ($1095 underwriting fee + $500 processing fees + double the amount for the appraisal all the appraisal companies around here charge). This HML I'm using has assured me this won't happen, but until I see it in writing, I'm going to prepare for the worse.

The good news is is that I was told that 'you're right Tammy, you are VERY conservative with your ARV numbers', so I know it appraised well above what I'd calculated. This is because I use 10 comps; even ones that are rehabs, because I don't want any surprises later; and to avoid the stress I'm feeling right now. Personally, I don't think the appraisal is done because I offered to drive down and drop another check off to the office right now; but she didn't want me to do that because she's a mom too and her kids have a game tonight. (I was going to go during business hours though). This coupled with the email issues, and then being told Thur she received the documents, and then being told Sat she actually didn't receive them, and asking if she has the lock box code and location and being told she has everything she needs finally after sending the emails 15 times, only to get a text 2 minutes later asking where the lock box is and the code... I'm just not confident when she tells my lender that she'll have it to him by tomorrow morning.

I need to keep a positive outlook and check the stress away. I just wish I didn't NEED that $10K for my personal property taxes (it came out of my personal account because I didn't have the PML at the time) that could be lost if this doesn't all come together and fund by the 29th. And, if I lose $10K, I will NEVER hear the end of it from hubby. That's the scariest thing causing me all the stress. Have to just remember, the risk is well worth it, and this is an incredible deal for Southern CA. (The first HML even told me she's been doing this 20 years, and most deals are NOT this good here, one of the many reasons it is very difficult to find an ARV loan in CA.) And, this current HML usually does NOT do loans on ARV unless the spread is big enough to justify it

I know God is my pilot and won't abandon me when its time to land. Praise be to God, He will see me through!

Thank you! And I appreciate everyone who follows my journey here. I tend to be very verbose in my writing, and I know its A LOT to read!

Lisa, I know you will succeed at this; you just have to get out there and do it and learn from the whole experience. The hardest stumbling block is getting over that fear of all the unknown things that will happen and as Dean says in his blog, having the confidence to overcome the fear.

It is CERTAIN we will SUCCEED!

Thanksgiving is about being thankful for EVERYTHING we have. As I read the 'Gratitude post' these 3 stuck out to me:

I have learned many things by the mistakes I have made. I hope to share those mistakes so OTHERS can learn from them and NOT make the ones I've made along my 13 year investing career. If it wasn't for Dean, I would have never started to explore all the other creative avenues I was missing in my arsenal. Dean's created a wave of an insatiable appetite to learn more and more and venture into areas I either never knew about, thought about or considered before.

And I am SO grateful that God has been with me on this entire journey, because without GOD, I wouldn't even be this far. And I thank God for me turning on the tv late at night (something I rarely do at all) and the channel that was on. I don't believe in coincidences. It just so happened the day I saw those commercials, I'd had a horrible experience with a loan officer and broker who said I need to just get out of the REI investing business because there is nothing more I can do. The SAME day. Now THAT is definitely something to thank God for everyday!

What if I had listened to that broker and loan officer (and others that have told me the same) and never turned on the tv that night? *EERIE thought*

Happy Thanksgiving everyone! Remember to be grateful for EVERYTHING, even the things that may seem to be negative!

Jesus has been so GOOD to me!

Well, I'm exhausted. This is an entry I dread making. This 'wonderful' loan guy dropped the ball. Turns out he is only a broker. He sent the file to the lender only YESTERDAY, but says he sent it the 17th, but the lender wouldn't look at it that early. (I sent all info to him on the 15th except for the official appraisal) Appraiser problems all listed above. She got the appraisal in 1st thing this morning (still a day late).

(She asked the loan guy what it needed to appraise for. Broker didn't get the appraisal to the loan guy until late afternoon. After hearing the 'you were VERY conservative comment, I believe the appraisal was changed to accommodate the loan amount and funding.) Can't prove that of course because no #s were given to me about the appraisal. $10K over isn't VERY when you're talking in the $300Ks. I know that one sold around the block just a few days ago the same size and beds/baths for $345K, and that the ARV comps showed much higher, but made sure to include even the ones that weren't in good shape in my estimation due to not knowing which comps an appraiser would use and not wanting to go too high.

So, here I am. I'm going to pay 3 MORE points than quoted + $2150 in fees not there before (which all were supposed to be included in the originally quoted points), $1700 more in interest over 3 months than quoted, and have very few places to turn due to the holiday's and time constraints. Typical Bait & Switch, and now I must go through with it or lose my deal.

I really need to work on getting more direct PML where I am dealing with the person with the funds directly!

Anyhow, I am grateful this deal has a GREAT spread and I will more than make it up when I sell it, however, I am NOT very good at getting taken like this, especially when I try to be thorough. How can this happen in this day and age? I feel so violated! Or am I just stupid?

DEAN, PLEASE START YOUR HARD PML VERY, VERY SOON!!!!

I know that what comes around goes around though...

IT is CERTAIN we will SUCCEED!

It will all work out, you will make money and look at the education you have gotten along the way! One suggestion is, I would not use any one of the guys on this site that say they know all about PML and HML recommendations. I don't care if they live on the same street as Elvis Presley or have the biggest house in Florida. They are full of BS and are going to try to take advantage of the people on this site or just supply useless info because they really don't know themselves!
Dean's deal, if it happens, will be great I am sure, but you can't wait for that. When you start working with your next HML, make sure they OWN the HML company!! Get a signed contract up front stating the terms of their loan, instant no bait and switch. Find a HML that lends on ARV. When you do, you will notice that they do their own appraisal and they do it quickly.
Something else, and this is also just a suggestion, price that house on the low end, Make it the nicest on the street at the lowest price, sell quickly and on to the next! (if you hadn't already planned it that way)

Go get em!!
Michael Mangham
MD Home Acquisitions LLC

Tammy

Just wanted to say HAPPY THANKSGIVING

Jim Kendrick

I hope yours was great as well!

Michael, yeah, I am very upset at myself for not going with what I had; but at the time, the other people seemed so disorganized and I didn't have confidence in them; turns out I shouldn't have had confidence in this lender either.

Good news is I have a buyer for my PA lot! That is wonderful news! Couldn't have come at a better time. This is the 4th one interested, but he is ready to go and build now, so I think this one may actually be the one! Land is a tough thing to sell right now, so getting this sold will be a great accomplishment! And, counts as a deal! YESSSS!

Today I focused on setting up all the utilities to go on in the rehab house THIS Friday. Pretty colossal to be thinking I'm closing on this puppy despite all the issues, facing my fear of dealing with HML (turned out to be a disaster and have learned a lot going through the entire process, learned an $11K lesson. ) We will be signing docs tomorrow. I'm just PRAYING there will be no more last minute 'oh surprise MORE fees for you to pay!' fees.

I also called a couple of people on my construction team and am ramping up to get the rehab started immediately. At least I have reliable people there. Having owned homes for 13 years, I sure have done A LOT of repairs and rehab, so my contacts there are not just networked, but I have used most all of them at some point or another. I'm going to be going to the property tomorrow to do measurements of all the rooms, take BEFORE pics and a video so I can one day be one of Dean's many success videos out there.

I am HORRIBLE on the video camera. Another fear I will have to overcome! AAAAaaahhhhh! Its funny that Dean mentions he took acting classes! I did the same thing coming out of high school; on of the first things I did in college because I was so shy myself and needed to get myself to open up! I really did love those classes! I LOVE Neil Simon, and acting out some of my favorite scenes was so enjoyable to do! My favorite I actually used some cheap dishes and got to break them for my act It was fun to do. Hmmmm... after this HML, maybe I should go buy some cheap dishes!

It is CERTAIN I will SUCCEED!

no matter what has happened, you still keep going. you are doing an amazing job, learning lessons and moving forward. way to go!!

My husband is very worried about me making mistakes and losing our money.

I have been getting so much pounding from him about this whole financing deal. While I hate that I've been had, and agree with him that it isn't right, I have trouble being forceful in business; probably a bad thing and poor trait to have.

Maybe I am too easy going and forgiving, but these are costs of doing and learning the ins and outs of business. When we do our first deals, mistakes are going to be made. We can have a huge network all set up, but until we start using them in our business, we don't really know what doing business with them will be like. Gees, I know this from going though so many realtors already. The stress of this is horrible.

My husband conducts business in a much more brutal manner than I. I guess its good to have complimentary styles and ways of doing business; but I believe that a reputation is a more valuable than money. He does not. What do I do? I know he's right in being angry about all these 11th hour changes, as I am furious over them as well; but I don't like cutting other people out of money. I would like to think people have integrity and a conscious that would bring them to say they can't take fees when someone was done wrong by another that they got them involved with. I HAVE to know this is not reality and doesn't happen all that often. When it comes to money, people turn into sharks and forget ethics. Maybe I'm the same way, because I sure don't like having to pay $9700 more in fees than I was approved for. I know this is idealistic and not everyone thinks like me. But, I have to get it off my chest

If I was the one doing a referral to someone else, I just COULDN'T make money off of it if I known they'd been done. I need to start thinking the way others think and look at it from their perspective. This appears to be greedy. Sure, the purchase price is $100K less than the ARV. But there are holding costs, rehab costs, loan costs and holding fees (now even moreso). If I sell this today for ARV in the 3 months time I have to hold it, I will make $65K less closing costs of the buyer's I will pay and other seller fees. So, about $60K. For 13 months work (10 to this point, 3 months holding). Is that greedy? I wanted to make up the additional $9.7K to calm the tensions in my house with my husband over paying that much more for the loan. I should listen to you Michael and just go for the original price I was going to sell it. I already have a potential buyer at that price. That would be $50K profit which is still good, but I know my husband would still focus on those $9.7K in extra fees.

But, I've learned a lot of lessons in this deal. And I know of one person I can trust. Myself. My husband seems to not care if my reputation is on the line because he hasn't spent the last 10 months building up the business, getting 5-7 hours sleep at night, sacrificing tv and other personal time, building websites, marketing material, buyer's lists, seller's lists, networking, building business credit, training and learning. I have. Am I too worried about reputation?

I can't even enjoy closing on this deal. Today was the day I wanted to do my deal post. WIth all the other stuff, I don't even want to bring it up. Being screwed is supposed to feel good. (Sorry, that was just uncalled for ) But, why do I feel bad for other people and not myself? Is it because I don't value myself enough or because I'm greedy? Thoughts?

Not from what I've seen in your posts. You are more than willing to share your experiences so that we can all learn from them and avoid a mistake that maybe you made or almost made. The way your husband conducts himself in business is his way, you just continue to do you (maybe just remember this experience for the next time). I just wany you to know that I, for one, appreciate you and look forward to reading more of your successes. Please post the details of your deal so we can celebrate with you.

Tammy,

I haven't read all of your posts on this thread but from what I have read you are a great person, always looking to help others. I think your husband is the greedy one here, and its pressuring you to satisfy his wants.

Even if you payed 9.7k more than you wanted, he wouldn't take a 30-40k profit? I'd take 30-40k in a heartbeat! Think about it, thats more than most people make in a year and you would make it in just about that time.

Not all deals will pan out the way you want them, but you have to decide what your stop-loss is. Our first deal we only made 2300 when we expected to make 6500 but we are still happy with the result. We got all the money we put into it back PLUS 2300. Sounds good to me!

I wouldn't let your husband's greediness affect your decision making if you were the one to do all the work on it. There are always future deals, this isn't your last one. Think of it as a 9.7k lesson and you got your money's worth out of it.

You can always TRY to sell it for more, but that always limits your options and keeps it on the market longer. So decide how soon you need the money.

Tammy things will work out. We are still learning every day.

Keep your faith.

God Bless you and your family.

Steve.

Good morning Tammy

Tammy you are looking at this all wrong. Remember back when you first started, if you were told to put this deal together and I'll give you 5k for your work. I bet you would have said that great,made the deal and was happy that you just made 5k. Now whats the next deal I can do for you.

That's the point,just keep moving forward.

When any sort of greed comes in to play,no matter from witch side,things get bitter and out of control.

I know you feel wronged,but if after checking all resources you were told that this was the amount you would have to pay, you still would have made the deal because you AND your husband are making a good profit.

Peace of mind is a value that you can't put a price tag on.

So let it go enjoy the fact that you made a deal,celebrate.

Jim Kendrick