In my recent post on this series, San Jacinto Market Analysis - SOLD 5/20/09 - 6/20/09I shared insight to the overall San Jacinto real estate market by providing a brief synopsis of current market conditions by analyzing all of the 136 residential real estate homes that closed escrow between May 20th and June 20th, 2009. As I was finishing up there was one more statistic that was glaring me the face. I hated to admit it - heck I didn't even want to look at it, because it was so painful. Once I did though the pain quickly subsided and turned to anger.
This data supports my biggest pet peeve and strong belief that "ALL REAL ESTATE IS LOCAL AND YOUR REALTOR SHOULD BE TOO!" Of the 136 homes that were sold in San Jacinto between May 20th and June 20th, 2009 only 32 were listed by a LOCAL REALTOR!
I define "Local Agents" as those who are MEMBERS of the Local Hemet - San Jacinto Association of REALTORS and does not include agents of other boards - regardless of where they live or focus their business. In my never humble opinion these out of the area agents really are nothing more than 21st Century Carpet Baggers.
Let me share why this is SO IMPORTANT.
The 136 properties sold for a cumulative value of $18,079,746. Conservatively speaking each listing agent earned 2% commission for these transactions or a total of $361,594.92 that was divided between all of the listing agents. The local listing agents only earned an approximate $74,617 cumulative between the 32 listings we were charged with to sell our local listings. This amounted to $74,617 in Net Commissions before broker splits and other costs - remember, that's $74,617 divided between 32 listings or an average of $2,332 per listing.
The 76.47% of the homes sold in San Jacinto in the recent period were sold using the services of out of area agents and represent approximately $242,528 in money that has left our local economy. This does not even count Hemet!
This is not about me crying over my business but the impact this has on our community as a whole. I know that I personally reinvest my profits right back into my business and my community. My disposable income is also spent, largely, here in the Hemet - San Jacinto Valley. I purchase all of my computers, hardware and office products and supplies locally. I rent local retail space - money back into the community. The people who work with me in my office and the vendors I hire are from this area - money they earn from me is then spent mostly in the community. Money that is spent in the community not only helps my fellow local business people but it generates sales tax revenue for the local municipalities of Hemet and San Jacinto.
I can pretty much guarantee the agents from Riverside, Moreno Valley, Temecula , San Diego County, Orange County and wherever else they come from don't contribute squat to the local economy.
Well, I should go ahead and get off my soap box and get to work. I have to do my part to increase the number of properties local REALTORS® sell in my market.
BE SURE TO READ THE OTHER SEGMENTS OF THIS SPECIAL MARKET REPORT ON SOLD LISTINGS IN SAN JACINTO, CA
In my recent post on this series, San Jacinto Market Analysis - SOLD 5/20/09 - 6/20/09I shared insight to the overall San Jacinto real estate market by providing a brief synopsis of current market conditions by analyzing all of the 136 residential real estate homes that closed escrow between May 20th and June 20th, 2009. In the previous segments I looked closely at each of the 4 types of financing used to buy a home in the San Jacinto CA real estate marketplace. The five previous segments published are:
In this portion of my report I want to look at the data provided and compare the benefits and strengths of each finance type, as it applies to buying homes for sale in San Jacinto, CA.
Cash is still King - but it does not rule they dynasty of bank owned REO homes for sale like it once did. The kingdom is in trouble. While there is a CASH deal reported for 63.16% of the list price it is a 1926 fixer listed for $47,500 and had been on the market for the longest of any property that closed escrow during this period, with 539 DOM! The MEDIUM reduction from list price came in at 99.28% of list price on a home built in 2006 and listed at $129,900 and selling for $129,000. 13 of the 28 CASH Buyers paid 100% of List Price or more. The highest percentage was for a 1931 home on over an acre that was listed for $90,000 and sold for 125.42% of list price, or $112,875.
Conventional Financing that typically has a large cash down payment was also able to keep the Average Sold Price under the asking price - but not by much. The Average List Price for all 35 homes that sold with conventional financing was $133,540 and it sold, on average, for $131,744 or 98.65% of List Price. The Medium LP/SP sale was for 100% of List Price and was one of nine that sold for full pop and not counting the 12 more homes that sold for OVER full asking price.
The most common financing for homes in San Jacinto is the government sponsored FHA Program that allows an owner occupied purchase to buy a home with as little as 3.5% down. The homes that sold with this program were perhaps the most competitive as they sold, on average for 100.78% of the list price of $142,408 for $143,525. What I find very interesting is that the MEDIUM LP/SP is actually over the Average at 101.67%. On the low side there are 4 homes that sold for less than 90% of List Price and include a Probate and a Short Sale as well as a REO that had been on the market for over 4 months. On the high side there was a 1973 home listed at $89,900 and sold for 119.58% of list price at $107,500. 21 of the 67 homes that Sold with FHA Financing sold for under list price.
VA Financing is, of course, another government program. What I find interesting is that it is rarely used yet the sellers should be thrilled to accept VA offers, despite the need for minimal condition standards as the homes ALL Closed for 100% or more of list price. The MEDIUM was 101.17% and the Average is 101.95% of List with the highest being a 2006 home that was listed for $135,900 and closed escrow for $144,000 - that's 105.96% of list price .
So ,for the buyer looking to stay under asking price you must realize that yes, the opportunity is still out there - but the amazing deals are few and far between today. Strong cash or conventional buyer today MUST take into account that less than 38% of homes closing escrow today are closing for less than full asking price. 15 each of the 51 below asking escrows closed with both Cash and Conventional financing, leaving 21 for FHA financing. To help spot the deals that can be had for less than asking, what these home typically have in common are the Days on Market (average 94), the age (average built in 1995) and size (average 2,026 sq ft / 3.56 BR - 2.14 BA on a typical 7,615 sq ft lot).
My personal belief is that anyone - owner occupant or investor who is looking to buy a home should focus on the home and not the price (so long as it is in the range you are looking in) and not get hooked on the macho aspect of being a good negotiator and only be able to prove your own self wealth by thumping your chest and claiming bragging rights that you were able to buy below market. Right now, is hopefully going to be the very best time in your life to buy a home. If you want to wait because you still think there is another flood coming - then wait. Just be prepared for the potential disappointment when we see that the banks are better controlling themselves and controlling the inventory and drive the price back up...that's what I expect as a student and active participant of this market.
BE SURE TO READ THE OTHER SEGMENTS OF THIS SPECIAL MARKET REPORT ON SOLD LISTINGS IN SAN JACINTO, CA
In my recent post on this series, San Jacinto Market Analysis - SOLD 5/20/09 - 6/20/09I shared insight to the overall San Jacinto real estate market by providing a brief synopsis of current market conditions by analyzing all of the 136 residential real estate homes that closed escrow between May 20th and June 20th, 2009. In this segment, I will look closely at a single San Jacinto home for sale that sold with a LAND CONTRACT.
Of the 136 properties SOLD in San Jacinto CA during the period of May 20, 2009 to June 20, 2009 there has to be one odd ball...right? Well this is it.
It is hard to say just what happened, based on the records that I have easy access to. There is one home that was recently purchased from HUD in April and then sold again in the MLS earlier this month. What is confusing is that both transactions appear to have a $130,000 purchase price. The current transaction is reported in the MLS as a LAND CONTRACT. There is no prior closed transaction in the MLS - but there is a title report that shows it was purchased from HUD in April.
My understanding of a Land Contract is that it is a useful tool for an investor who wants to flip a property and put a buyer in with less than good credit. This scenario allows the investor to play the roll of the bank and sell the property to the new buyer, typically for a profit. The profit is not only the agreed upon purchase price but typically includes a substantial down payment and higher than normal interest rates.
In any event, there is only one - so let me run the numbers down so we have complete data.
The house was built in 2006 with 2,087 sq ft of living space and is a 4 bedroom 2 bath home on a 9,147 sq ft lot. It sold for the list price of $130,000 (or at least that is what the MLS reports) and earned $62.29 per sq ft. In total, this HUD home sat in the market of 196 days and then in escrow for 63 days. There were only 2 pictures.
BE SURE TO READ THE OTHER SEGMENTS OF THIS SPECIAL MARKET REPORT ON SOLD LISTINGS IN SAN JACINTO, CA
In my recent post on this series, San Jacinto Market Analysis - SOLD 5/20/09 - 6/20/09I shared insight to the overall San Jacinto real estate market by providing a brief synopsis of current market conditions by analyzing all of the 136 residential real estate homes that closed escrow between May 20th and June 20th, 2009. In this segment, I will look closely at San Jacinto homes for sale that sold to owner occupied buyers with a minimal down payment using the government sponsored VA loan program.
The veterans of our country have numerous benefits to help offset their generous sacrifices in the service of our country. One of them is that they are guaranteed a VA home loan with no money out of their pocket to close escrow and move in. When scouring the market of homes for sale the veteran can shop with confidence knowing that the closing costs are typically financed with the purchase price and interest rates are typically some of the very best available anywhere. On top of all that, like the sister FHA government program, the home must meet a set of minimal conditions to ensure that it is habitable for the veteran and his family.
Only 3.68%, or 5, of the homes that closed escrow in San Jacinto used VA Financing. All 5 of these homes for sale were being sold by the bank as REO listings for sale.
Interestingly enough but the homes and prices continue to climb. I guess is if the government is going to help you get into a house you might as well get the biggest and newest home possible. These homes were all built since 2004 with a minimum of 2,222 sq ft of living space. The average home, however, was built in 2005 with 2,665 square feet of living space - with room, on average for 4 full bedrooms and 3.2 bathrooms. Lot sizes came down a bit to 7,753 square feet - following the trend of more house and less land in newer developments.
The homes purchased in San Jacinto, CA during this period were listed on average, for $156,120 and sold for $102% of the list price - of $159,120. The good news for our proud veterans is that they were getting more house for less per square foot because this number dropped to only $61.16 per square foot.
VA Loans typically take longer to close as they have to negotiate through a larger bureaucracy - so the 61 days in escrow should not be very alarming. The marketing of 86.4 days may seem a bit long, but for some reason 2 of the 5 listings had extremely long days on the market (128 & 190). When looking close at the data you might realize that the 10.4 pictures found in the MLS for these listings may have helped sell these properties for the highest prices...it really does make me wonder why real estate agents do not put more pictures in the MLS.
BE SURE TO READ THE OTHER SEGMENTS OF THIS SPECIAL MARKET REPORT ON SOLD LISTINGS IN SAN JACINTO, CA
In my recent post on this series, San Jacinto Market Analysis - SOLD 5/20/09 - 6/20/09I shared insight to the overall San Jacinto real estate market by providing a brief synopsis of current market conditions by analyzing all of the 136 residential real estate homes that closed escrow between May 20th and June 20th, 2009. In this segment, I will look closely at San Jacinto homes for sale that sold to owner occupied buyers with a minimal down payment using the government sponsored FHA loan program.
FHA Financing is the dominate method to purchase and finance a home in the current market. 67, or nearly one in two of the 136 San Jacinto home buyers, 49.26%, used the government sponsored FHA loan program that only requires a minimum of 3.5% down payment. FHA Financing has established standards that the home being purchased must adhere to in order to qualify for financing. So, the San Jacinto CA home buyers not only had to qualify for an FHA Home Loan but the home they want to purchase must also qualify for the financing. The other important provision of this loan program is that it is exclusively available to owner occupied purchases - which cuts out the investors.
The homes continue to grow in size as we shift from Investor type financing to a more traditional home buyer. When the end home buyer wants to buy a San Jacinto, CA home for sale they want more of just about everything. The 2,211 square foot of living space with the 3.88 bedrooms and 2.45 baths on the 9,569 sq ft lot screams that BIGGER IS BETTER! They like newer, too - the average FHA Home Loan in San Jacinto from May 20, 2009 until June 20, 2009 was built in the year 2000.
It should not be a big surprise then that the price went up for the owner occupied homes in San Jacinto and the FHA home buyer paid more per square foot than any other buyer in San Jacinto, during the same period.
When analyzing the raw data, perhaps the most important aspect is that the purchase price was, on average, higher than the list price. That's right, the Average List Price for a home that sold with FHA Financing was $142,408 and it sold for 101.02% more, or $143,525...and yes the cost per square foot also increased to $66.70.
Of the 67 properties sold with Conventional Financing, 63 were bank owned, REO homes for sale directly from the bank; three were short sales and one was reported (or misreported) as a standard sale and there was one probate sale.
The collective marketing time was on average 83.85 days on market and 50.27 days in escrow. Perhaps the reason it took so long for these to sell was that there were only, on average, 6.24 pictures per listing in the MLS. Looking at only the REO sales with FHA Financing in San Jacinto CA the DOM is reduced to 75.18 and the days it takes to close an escrow is also reduced - this time down to 49.77 days.
BE SURE TO READ THE OTHER SEGMENTS OF THIS SPECIAL MARKET REPORT ON SOLD LISTINGS IN SAN JACINTO, CA
In my recent post on this series, San Jacinto Market Analysis - SOLD 5/20/09 - 6/20/09I shared insight to the overall San Jacinto real estate market by providing a brief synopsis of current market conditions by analyzing all of the 136 residential real estate homes that closed escrow between May 20th and June 20th, 2009. In this segment, I will look closely at san Jacinto homes for sale that sold with a larger down payment and Conventional financing.
Of the 136 San Jacinto, CA homes that Closed Escrow during the period of 5/20/2009 through 6/20/2009 35 were financed with CONVENTIONAL FINANCING. These homes are typically purchased by investors who are seeking to leverage their cash by typically putting 25% of the purchase price down on the property and financing the balance with a Conventional Loan. There are some Conventional loan products that allow an investor to have as little as 10% cash into a transaction - however higher interest rates, points and loan costs often outweigh the advantage of less cash in the deal.
25.74% of all homes purchased in San Jacinto, CA during this period were purchased with Conventional Financing and were, on average, 10 years newer than the CASH deals investors purchased during the same time frame. These homes were also 264 sq ft larger than the Cash deals, on average and had an extra 0.53 bedroom and 0.3 more bathroom space with 3.71 bedrooms and 2.29 bathrooms, on average, respectively.
The lot size shrunk for the Conventional financing deals in San Jacinto, for the real estate investor, with only a 7,150 sq ft lot compared to the larger lots purchased with Cash and older homes.
Everything about the price also increased for the investor looking to purchase investment real estate with Conventional Financing, opposed to cash. These properties sold for 99.72% of the list price or $133,310 of the average list price of $132,939 - or $64.88 per square foot of living space.
It took a bit longer to take possession of these properties as well. Although there were on average 7.89 pictures per listing in the MLS - with the picture count ranging from a violation of zero pictures to the max of 20 pictures. However, less than 8 pictures per property just does not seem as if it gives it justice.
Properties were for sale in the MLS on average 80.51 days and then once they entered escrow, it took another 47.10 days to close the escrow. In both cases, this is substantially longer than the cash deals. Marketing time ranged from 5 Days to 345 days with a MEDIUM DOM of 57 with Zero to 132 days in escrow and the Medium being a more realistic 42 days.
Of the 35 properties sold with Conventional Financing, 29 (82.86%) were bank owned homes REO homes for sale directly from the bank; three were short sales and three more reported (or misreported) as standard sales (8.57% each).
BE SURE TO READ THE OTHER SEGMENTS OF THIS SPECIAL MARKET REPORT ON SOLD LISTINGS IN SAN JACINTO, CA
In my recent post on this series, San Jacinto Market Analysis - SOLD 5/20/09 - 6/20/09I shared insight to the overall San Jacinto real estate market by providing a brief synopsis of current market conditions by analyzing all of the 136 residential real estate homes that closed escrow between May 20th and June 20th, 2009.
In this segment I will look closely at a very important segment of the market - the one controlled by CASH investors. Cash transactions accounted for 20.59% of all the closed San Jacinto real estate transactions during this 30 day period. Of the 136 homes that SOLD in San Jacinto, CA during the period of 5/20/09 until 6/20/09, 28 were purchased with CASH MONEY and 26 of those were for bank owned REO properties.
The Average CASH Transaction was on the market for 64.79 days (DOM) before escrow was opened - which lasted on average 34.89 days. Marketing time ranged from as little as 3 days and in one case - over a year at 539 days.
The Average San Jacinto, CA, SOLD Listing during this period was 1811 sq ft and only had 3.18 bedrooms and 1.93 baths on a 9,363 sq ft lot. This AVERAGE home was built in 1989 and sold for 97.54% of the list price of $107,296 for $104,526. These homes sold for an average of $59.99 per sq ft of living space.
Every one of these listings had pictures of the property - ranging from a single picture to 18 of the 20 that could be included. The average number of pictures was 6.79.
BE SURE TO READ THE OTHER SEGMENTS OF THIS SPECIAL MARKET REPORT ON SOLD LISTINGS IN SAN JACINTO, CA
On June 20, 2009 a report of all Single Family Residential real estate listings reported as SOLD in the last month (from 5/20/09 to 6/20/09) was run on the MLS, using the data as provided directly from SoCalMLS.
This information is to be considered useful, but please do not rely on it for any financial decisions without verifying the data for yourself. There are, of course, no guarantees to its accuracy.
There were a total of 136 individual San Jacinto residential real estate properties considered, after eliminating 3 duplicate entries and verifying what appeared to be misinformation or lack of available information. This data does not include multi-family, mobile homes, land, commercial, leases or any other type of homes - this is strictly residential real estate in both zip codes of San Jacinto, 92582 & 92583.
The AVERAGE SOLD HOME had 2,109 square feet of living space which included 3.7 BEDROOMS and 2.45 BATHROOMS and sat on a lot with an average of 9,081 square feet. This AVERAGE SAN JACINTO HOME was built in 1998 at an average cost of $64.88 per sq ft. The oldest of these properties for sale was a classic 525 sq ft 1 Bedroom 1 Bath cottage built in 1920; which sold for $28,100 ($58.52 per Square Foot). The newest was also the most expensive - a semi-custom 2804 sq ft home on just over a half acre lot with 3 bedrooms and 2 baths. This gem sold for $414,000 and was only one of two houses over $100 a sq ft for homes that sold in San Jacinto in the last month ($147.65). The other was a bank owned REO home for sale in San Jacinto, CA.
Marketing time for these SOLD PROPERTIES is somewhat confusing to me - as what I see selling is moving very quickly - yet we still have an average days on market of 80.51. Granted, this takes into account numerous Short Sale transactions that closed successfully - most with very long marketing times; but even the REO's have some properties that had days in the hundreds. This I cannot explain, but data is data. Maybe it has something to do with the fact that the average number of pictures for all 136 sold San Jacinto listings only had an average of 6.91 pictures per effort to market these homes for sale in San Jacinto, CA. Once these homes entered escrow, they took on average 47.1 days to close and transfer possession of title to the new home owner.
Speaking of Short Sales, 7 actually closed escrow, representing 5.15% of the Market. There were also 6 Standard Sales (not a Short Sale or Bank owned) that accounted for 4.41% of the transactions. There was also one each Probate and RELO transaction, each representing 0.74% of the market. The remaining balance of 121 homes that Sold in San Jacinto during this 30 day period were all bank owned REO homes for sale and commanded 88.97% of all the homes that Sold in San Jacinto, CA.
What I believe to be the strongest market indicator that there is a change taking place before our very eyes is when we look at the list price and compare it to the sold price. In the last few months it was common for most homes to sell below the list price - and typically with seller incentives (which, at best, are near impossible to accurately track) such as closing costs. During this period the AVERAGE HOME FOR SALE IN SAN JACIONTO was listed for $133,310 and sold for 99.72% of the list price, or $132,939 - a difference of only $371 - less than the cost of a home warranty!
BE SURE TO READ THE OTHER SEGMENTS OF THIS SPECIAL MARKET REPORT ON SOLD LISTINGS IN SAN JACINTO, CA
Common Investor Mistakes - What Can Go Wrong and How to Avoid these Mistakes by John Occhi, REO Team Leader of the Excellence in Real Estate Team
The Hemet - San Jacinto Valley is fertile grounds for real estate investors, in the current economic market. Today, there are many investors who want to ‘get-in to Real Estate' while the opportunity is hot. Yet many continue to sit on the fence because they are a bit nervous about making a mistake.
I believe this is fair - because anytime anyone is looking at committing thousands - if not hundreds of thousands of dollars in any venture they should be fully aware of what they are doing and consider all of the possibilities of what can...and often does...go wrong.
As we get older, assumedly we get wiser. For me, I figured out a long time ago it is much less painful to learn from the experiences of others rather than going through the painstaking efforts of re-inventing the wheel.
As a REALTOR® that specializes in listing and selling bank owned REO homes in the Hemet - San Jacinto Valley I have the opportunity to meet many real estate investors. I always enjoy the conversations and seek to learn from each. Of the many questions I ask, the one I always find the most fascinating is when I ask what was their biggest mistake when they started investing in real estate and given the opportunity, what would they do differently today.
At this point, almost every successful real estate investor just grins, reflecting back to ‘the early days' when they had nothing but determination to make their mark on the world. Then they open up and will typically share multiple mistakes that were made. The universal theme is that no matter how stupid they felt about their personal blunders they never gave up, opting for an easier or more traditional approach to making a living.
I suppose we have all taken 3 steps forward and 2 steps backwards in our lives. As frustrating as it is, it is still progress and progress is measured as forward motion.
The purpose of this series of articles is to share some of the insight that I have gathered - both from personal experience and most importantly from the experience of those that are much wiser than I.
Topics that I plan on covering include:
•1) Timing - Why sitting on the fence may give you a pain in you're a**
•2) Planning - Fail to Plan then Plan to Fail
•3) Repairs - Is that in writing?
•4) Repairs - When does the help get paid?
•5) Get a Life - Your life is NOT about Real Estate
•6) The Most Beautiful Home on the Block - I hope it's not Yours!
•7) Where did all of the money go?
•8) Structure Your Business - Protect Your Investments
•9) Paralyses by Analysis
•10) Cash Flow - The Fuel of the Machine
•11) Rent - Never Take it Personally
•12) When to Rent or Sell - It's Never to Soon
•13) Is your Renter your next Buyer?
So, please go ahead and bookmark this blog and come back for more articles on the do's and don's of real estate investing - whether you are interested in the Hemet - San Jacinto Valley of Southern California or anywhere else there is an opportunity to consider.
As an REO Listing Agent and REALTOR inn the Hemet San Jacinto Valley, who got in early I can say that my life has been blessed. Not only have I sold more houses than I ever thought possible but I have gotten to know some really spectacular people.
The business has been so good to me that I have outgrown the traditional business model of a traditional real estate office and forced to re-invent myself and the way I look at this business.
I found a Virtual Broker that truly does pay 100% commission after a small annual fee of approximately $3,000 a year - which includes E&O Insurance. Allison James Estates & Homes is much more than a rent-a-broker; they are a virtual broker - still providing me with access to the same tools I would expect from a traditional broker - only I don't have to pay for expensive overhead.
This concept has allowed me to take the traditional broker fee, the franchise fee and all of the other garbage nickel and dimes I was forced to pay and re-invest these monies directly into my business - which has really allowed me to do so much more.
For one thing, instead of struggling with a desk top all-in-one printer that I seemed to chew up with the volume of copies and scans I was performing on a daily basis and move up to a really hot Kyocera floor model that is the envy of most professional offices I have ever worked in.
I have also been able to allocate funds to hire professionals to take care of some of my basic and time consuming internet tasks - like my totally revamped website at www.JohnOcchi.com. Not that the job is done, but it sure looks a lot sweeter than the former versions. Already my visitors are staying more than 3 times longer and visiting more than twice as many pages (even though I only have about a third of the pages I had before).
The biggest bonus of working independently is propelling my business to open a bona-fide branch office in a very new retail center - right next to Starbucks! (and yes I am a certified coffeeaholic as well as my other weakness in life - chocolate.) The real sweetness to this location is that I am the ONLY REAL ESTATE OFFICE IN THE ENTIRE ZIP CODE! On top of that, about 80% of the new homes in San Jacinto are all in this zip code and this where my team and I have been selling most of our real estate.
This brings me to the point where I am now looking for experienced real estate agents to join the Excellence in Real Estate Team as Buyers agents with lots of leads coming in from the Internet, my call capture system as well as the new walk-in potential for being in the hottest location in the valley for a real estate office.
The Excellent in Real Estate Team generates quality leads every day and perhaps the best opportunity in the valley to write new business. Since our agents are all 100% commission with the broker, all the team asks for is a reasonable referral fee for the business the team generates. Any personal business is between the agent and the broker - having nothing to do with team.
Did I mention that I have re-invented myself and the way real estate business is done?
John Occhi The Excellence in Real Estate Team Allison James Estate & Homes 2281 W. Esplanade Ave., #102-B San Jacinto, CA 92582 92582
Disclaimer: ActiveRain Corp. does not necessarily endorse the real estate agents, loan officers and brokers listed on this site. These real estate profiles, blogs and blog entries are provided here as a courtesy to our visitors to help them make an informed decision when buying or selling a house. ActiveRain Corp. takes no responsibility for the content in these profiles, that are written by the members of this community.
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