Thank You Rod..... I have been watching this post very dismayed....Come on people..we are all over the map here.... Some of us are new and some of us are Established ... Different programs work for different areas... I understand the " low ball effect" in certain parts of the Country ... because of home values....Honestly, we need to respect whats going on here... and quit playing " Good Guy , Bad Guy".....thats only my thought...I'mway beyond these problems but I remember them well.. Goodluck to everyone.... Lord knows we all need it..... Marvin hmmm my massage person is here.....lolol