1031 Exchange

Making a 1031 Exchange Work to Your Advantage

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If you have dreams of doing a lot of real estate investing like the pros on television, then you’re going to have to start thinking like the pros on television. And that means maximizing all of your profits without paying too much in taxes. Now, before we really tear into the meat of this topic, it’s very important that you keep in mind that there is really no way to get to a zero percent tax rate if you’re thinking about serious money. This is something that gets thrown around online, but the truth is that if you try to abuse a tax shelter, it’s going to bite you in the long run. And trust us — the IRS wants to make sure that you give them their money in full. If you try to get around this, the penalties are pretty ugly. It’s also important to realize that real estate transactions are some of the most heavily monitored in the industry. So if you think that you’re going to avoid paying Uncle Sam just because you decided to go about flipping homes, you’re going to be mistaken.

Now, why would anyone really want to get deep into this? Capital gains taxes on profits can really eat you alive. In this country, it can be 30% when you combine state and federal taxes. The less tax you pay means that you have much more than other people to keep investing. Money is supposed to make more money until you either abandon the process, or push forward and take it to a whole new level. You just need to figure out exactly what you’re trying to do, and then take care of that.

One of the best kept secrets of investing when it comes to lowering your taxes would have to be the 1031 exchange. These exchanges defer taxes, which is always a good thing. If you know that a transaction could put you in a higher tax bracket one year over another, you can use 1031′s to your advantage. That’s the whole point of this guide — not only deferring taxes, but helping you save money in the long run.

The 1031 Exchange is based in Section 1031 of the Internal Revenue Code. The IRC is actually how you figure out what you are taxed, how you are taxed, and where those figures are coming from. If you’re going to ever try to do your own business taxes or you just want to keep your accountants honest, you will need to still make sure that you are aware of how these exchanges work.

The 1031 exchange allows a taxpayer to sell property and replace it with a like-kind property.

This is a very important term here — like-kind has a definite definition that you have to keep in mind, or the entire deal will fall apart.

Like-kind property would normally fall into the same category as the property that you just bought. An office building would be fine in exchange for a shopping center, a shopping center could be exchanged for land, and land could be exchanged for an industrial building. If you had an apartment building, you would be able to exchange it for the industrial building. If you had a single family rental, you could exchange it for a tenants in common property.

This is a business oriented tax code, and it’s important that you understand that personal residences don’t qualify. In addition, fix and flip schemes usually will not be able to use the 1031 exchange to your advantage.

If you want to complete an exchange, here is how you do it. You will need to list and market the property as normal. However, when you find a buyer and they set forth the purchase contract, you have to go ahead and enter an exchange agreement with a Qualified Intermediary. They will be the substitute seller. The exchange agreement will essentially sign the contract over to the Intermediary, who in turn receives the proceeds that are due to the seller.

There are some time restrictions that are also very important. The 45-Day Rule for Identification is one of the most important. The taxpayer HAS TO close on or identify in writing a potential Replacement Property within 45 days from the closing and transfer of the original property. This is a straight 45 days — calendar days, weekends and holidays included. The IRS will give no extensions on this time limit.

Let’s say you’re feeling rebellious and you go over your time limit because you just haven’t planned that far out yet — what happens then? Well, the IRS can disqualify your whole exchange, meaning that taxes would then be due on the amount that you tried to avoid in the first place!

You want to identify three properties without regard to their fair market value. This gives you due diligence power to select the property that works best for you, and the one that will close in time to avoid the penalties.

There’s another time restriction that needs to be addressed as well. You also have 180 days from the date the old property was given to the buyer to close on the new property. Yet it can get even trickier, because if the due date on your tax return is earlier than the 180 day period, then you’re going to need to complete the exchange by that earlier date. You also have to realize that you already ate up 45 days of your total — the 180 includes this 45 as well.

This is one of the top reasons to make sure that you have not only a skilled accountant, but also a lawyer to help you run through the process. Many attorneys are also certified public accountants for this reason. You need to find an attorney that has handled many of these like-kind exchanges so that you don’t end up losing out on the tax benefits.

As complicated as this can be, there are amazing benefits. For starters, if your goal is to avoid taxes all the way until death, you could do that — but your heirs would end up receiving a diminished estate in return. If leaving the most amount of money to your surviving family is important, then you will need to plan accordingly.

Still, despite all of the twists and turns, we think that 1031 exchanges are pretty cool. If you’re going to incorporate and do business as a real estate investor, this is something that you definitely want to try to keep in mind as much as possible!

Selling Homes

Wise Advice For Selling Homes

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If you’re about to list your house on the market for sale then getting the right price should be a priority. The housing market has never been in such bad shape in over a decade. That means that most people are going to be settling for less than the price they could have had before. And it can take longer to sell it than it would have before. This means substantial extended expenses for sellers, but there are some things to help make homes sell a bit quicker and we’ll discuss some of them here.

First off one of the best pieces of advice for anyone selling a home is to use the assistance of a realtor. Most people tend to shy away from this because they don’t want to pay the realtors their percentage of what they get for the home. Paying for realtor services cuts into the net sale price the seller will get, but in truth it can be very beneficial to use a realtor, and the benefits outweigh the drawbacks by a large margin. For one thing, every month your home is sitting on the market you’re the one responsible for paying your mortgage, and it doesn’t matter if you are living there or not.

In the end you can accumulate a lot of bills and cash outlay. It can add up to thousands just thrown down the tubes paying for a home you have no vested interest in. Whenever you can find a good realtor who does it because it’s their livelihood and not just a sideline or hobby you can usually sell your home much faster. One reason for this is that a full time realtor sells homes for their living and are more than familiar with the whole process. That means they will be able to streamline the process for you and probably save you a lot of money while they do it. They totally make things easier and help you to keep you sanity.

Another thing that can help you sell your home a lot faster is spending some time filling out your honey-do list. Everything you just didn’t get around to can make a huge difference in the final price you get for your home and also how long it takes for your home to get moved within the market. You should go to work on your yard and clean up the landscape so people passing by will be impressed and you can entertain some walk-ins. You also need to clean the interior until it is totally immaculate. These things will go a long way toward moving your home quickly and saving you lots of money.

FSBO method

Trying To Sell Your Home On Your Own? Learn About FSBO

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A lot of people wish to sell their homes by themselves, and they would opt for the FSBO method to save money with a successful sale if they knew how. People always try to save money whenever possible. They don’t want to spend the money for real estate commissions if they can avoid it. Many home sellers don’t see FSBO as a viable option for them when selling their homes because they don’t understand it. They don’t try to learn how to sell homes on their own or understand the home selling process.

At times they are even scared to sell their home by themselves. They think the chances of messing up are very good and they don’t like the risk. The reasons they have these doubts could be many. They might have heard some sad story about FSBO before and it makes them squeamish, but they never consider how the FSBO process can actually help them sell their homes.

Selling a home using FSBO methods is not such an easy process. However, once you understand the whole process you can take the necessary steps and proceed to a successful outcome. Then selling your home becomes quite easy and you will be able to handle the sale yourself without enlisting the help of a broker or real estate agent.

If you sell you home and do it through FSBO, you can enjoy the benefits that come from that. It’s more than just getting the full price of your home, but you might also be able to sell your home a lot quicker than what you expected, with no stressing out over the selling process, and be able to locate buyers who will actually love that home like you do. You can also learn how much advertising can help you with the whole selling process, and there are other benefits as well.

The FSBO process gets criticized quite often, mostly by brokers and real estate agents because it cuts them out of the loop and creates a parallel network that does not involve them. For this reason brokers and agents won’t even show homes that are up for sale by owner. The reason for this is that they believe they’ll have to put in twice the amount of work. Most of the time this is right. It’s a burden for a buyer’s agent to hold onto the seller’s hand in order to educate them about the selling process.

How To Avoid Foreclosure

How To Avoid Foreclosure

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What is foreclosure? It is a specific legal process where a mortgagee gets a court ordered termination for the mortgagor’s equitable right for redemption. Usually lenders obtain a security interest from borrowers who mortgage or pledge assets like their homes for securing loans. If a borrower should default and the lender attempts to repossess that property, courts of equity may grant the borrower equitable right of redemption providing they repay the debt. Because a lender cannot be certain that he will be successful in the repossession of the property, he will seek to foreclose on the equitable right of redemption.

The process of foreclosure in regard to residential mortgages is when banks or some other secured creditor is selling or repossessing some piece of real property after an owner fails to comply with the agreement between themselves and the lender. This agreement is known as the ‘deed of trust’ or a ‘mortgage’. The violation of a mortgage is a default of payment on a promissory not that is secured by a lien against the property. Once the process has been completed, the lender is able to sell the property and keep all the proceeds to recoup the investment.

Most lenders are not interested in foreclosure. They are in business to make money and would rather have you make your payments or pay the property off. They would rather work with you to get you back on track. Here are steps you need to take for avoiding foreclosure:

1. Bring Your Loan Current – Most foreclosures happen because of loss of income. Find the money to pay the loan.

2. Loan Modification – Most homeowners don’t contact their lender due to being embarrassed and don’t even know the lender can help them by modifying their loan.

3. Foreclosure – Doing nothing and letting the bank take back possession of your house. This one is extremely bad for your credit.

4. Bankruptcy – This is a bad option. It only slows foreclosure down but doesn’t stop it. It can stick with your for years and should also be avoided if possible.

5. Deed ‘in Lieu’ Of Foreclosure – This is when the lender is given your home for canceling your loan. They promise not to foreclose and that they will terminate any current foreclosure proceedings.

6. Short Sale – This is when you have a third party that negotiates with your lender to get them to accept a discount on the things owned and then release their interest invested in a property for a payment in cash. The seller cannot benefit financially from this transaction.

7. Forbearance – This happens when lenders allow borrowers to delay their payments or spread out the missed payments across several months to get caught up.

Buying A House

Five Good Tips For Buying A House

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Looking for a new house to buy can be an adventure and lots of fun. The idea that one of these houses can actually be your home of the future makes you feel really good, but nobody can deny that house shopping and making the purchase brings out mixed emotions. Making the decision about which house to purchase can get a little confusing sometimes. Below are five good tips for buying a house:

1. Know The Area - You should check the immediate surrounding area. Be sure you are considering a place that is safe and conducive to your lifestyle. If you work the night shift then be sure you house is not in front of a noisy, busy street. Look at the neighborhood lawns. See if there are lots of broken and busted public properties. These are just a few tips to help you in your search for a new house. Always remember that location and neighborhood are extremely important for finding a place to call home, and play a huge role in whether your home value will increase or decrease.

2. Hire Yourself A Real Estate Agent – Many people with a lot of knowledge about real estate investing will tell you that it is in your own best interest to hire yourself a good real estate agent whenever you’re looking to buy a new house. This is true in spite of all the negative things you may hear about them. Anyone who is experienced in the area of real estate will advise you to hire an agent. The reason is that real estate agents are a lot of help to home buyers. The only problem is that not all of them are completely honest. These agents give the good ones a bad name. This also makes it hard to weed out the good ones from the bad which is irritating.

3. Open Houses - You should attend open houses. They can help give you a lot of insight into your new potential real estate investment. Just be sure you don’t tip your hand because there are usually several agents attending. If you already are being represented then you should just let the host know your agent’s name or give them a business card from your agent.

4. Take Advantage Of The Internet - When you are in the act of choosing which location is best for you then utilize the Internet. The Internet is great for making searches to find locations anywhere within the country that you may like. You can also use it for checking out neighborhoods to see what they’re like. You can also use it for finding a good real estate agent. It’s the best way to search for a new house in a new neighborhood today.

5. Rate & Take Notes – When visiting houses take notes and rate them. Write down the various things that stand out about them. Note the important issues you have with the house and categorize your issues into major ones and minor ones. Also note the things you like about the house such as the number of rooms or specific designs, etc. Take note of things that could possible raise or lower the price.

buying Property

Choosing The Right Property

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Buying a property can involve some heavy decisions, beginning with looking around, then finding the lender you are going to use, and how much you can truly afford to borrow. Whenever you’re deciding about a property you should consider all additional costs like building inspections and conveyance fees.

Budget – The amount you can borrow and the amount you can spend on any property is going to be a major determining factor in choosing that property. Once approval is given by the bank and you know the amount you have to spend, you can narrow down your search and your budget will dictate what you buy.

Location – You are naturally going to be drawn to a specific area. Your circumstances will influence if you look for a place close to work, or close to public transportation, or near to good schools. You might be looking for a whole new lifestyle or trying to live closer to your family. People move sometimes for retirement reasons and some to give their kids a better way of life. Research the areas you are considering thoroughly.

Be Thorough – If you’ve located an excellent property that meets with your needs be sure to go over very carefully. It’s vitally important that you have the building inspected so you’ll know about any work the should be done on your house. You wouldn’t like moving in only to discover that your whole house has problems needing to be fixed or is loaded with termites. Check on the little things as well. Make sure the shower works good and be sure your permanent fixtures like curtains are included in the deal. Take a look at the view you have from your house too. If there’s anything about your neighbor’s property that might annoy you it’s best to find it out before you purchase the property.

Be patient – It can sometimes take quite a while to locate the perfect house. Even if you manage to locate it there’s not guarantee you will get it, especially if it happens to go to auction. This can be very disappointing and it will feel like you’re riding an emotional rollercoaster. Just remember that there are plenty of houses out there that are available and the right one for you is definitely waiting for you to find it.

Get Help - Making use of a good real estate agent can be the best move you can make when buying a home. Tell them exactly what you’re looking for, then let them do the leg work for you. They’ll contact you whenever they turn something up that will suit your needs. This saves you many hours of working to look up properties online and going out to look at houses that are up for sale that just aren’t what you’re looking for. Agents can even give you information on properties that are not yet listed. This saves lots of time.

Reverse Mortgage Scheme

Reviewing the Reverse Mortgage Scheme for the New Year

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Looking at your options in the New Year? You’re in great company. If there’s any time of the year that’s just right to figure out all of your options, it would have to be this time of year. You really want to make sure that you’re looking into anything and everything that can really make your life easier. And if you’ve lived in your home for a long time, you might be surprised that here are a few options that you haven’t thought of just yet. For example, if you have substantial home equity in your property, a reverse mortgage might be exactly what you’re looking for.

Of course, everything has a bit of information that you need to consider before you actually apply. Since there are some fees involved, it’s important to know exactly what the reverse mortgage scheme offers, as well as any disadvantages that might be lurking around the corner waiting for you.

As mentioned before, a reverse mortgage is something that can allow you to access the equity in your home. Instead of actually having to make a mortgage payment to reduce your debts, you will receive money back and increase your debt. This is a program for older homeowners, and there are some eligibility rules that you will need to meet.

In order to qualify for a reverse mortgage program, you have to be aged 62 or older, and have a single-family home. An apartment is not normally going to qualify under most programs, but this is definitely something that’s changing as time goes by. You will also need to not only just own the property, but you will need to live in the home as your primary residence. So vacation homes don’t count.

You will also need to make the reverse mortgage your first mortgage. You can pay off existing loans with proceeds from your reverse mortgage. However, for most people, you’re going to need to have the bulk of your mortgage actually paid off before you can qualify for a reverse mortgage program of any size.

You still have to qualify after the loan is made, which is something that people ignore as well. You need to make sure that you really do check your reverse mortgage paperwork that you receive. The agreement is going to be legally binding, so it’s important to make sure that you read and understanding everything going on.

You have to still continue to use the home as your primary residence. In addition, you must make sure that you are current on all of your taxes and insurance, as well as your maintenance costs. A property that is falling apart will not keep you qualified for the reverse mortgage, and the penalties for defaulting on your agreement can be pretty severe.

There are some costs involved, which makes sense — after all, this is a loan like any other. One of the major costs is the interest that you will pay on the money borrowed. You don’t always see the costs because they are bundled with the loan — this means that there’s nothing extra to pay.

If you are going to for a loan that’s federally insured, you will need to make sure that you talk with an approved counselor before you can close the deal.

Unlike a home equity loan, there are actually no income requirements to qualify for the loan. The loan is fully paid later upon the time of your death. You don’t have anything that you need to pay out monthly. This means that you can free up your money to take care of services needed to stay in your home.

There are different payout options for your reverse mortgage plan. You can go with a lump sum all at once, or as a regular monthly advance. Some people like to go with a credit line account that lets you figure out how much and when you want to receive payments. This is a good option is you know that there are going to be moments where you need to tap into a lot of money, but you also want to have times where you only get a little bit of money.

Today’s senior citizens are much different than they were decades ago. They are traveling more and enjoying life more. This is due to advances in modern medicine as well that allow today’s elderly population to be able to enjoy life in different ways that previous generations couldn’t.

Your heirs will be affected by your decision to pursue a reverse mortgage, so you will need to make sure that you keep that in mind. If you don’t want your adult children to know, you don’t have to tell them. If you choose to do this, you must know that upon your death that the entire value of your house is going to a lender as a way to repay the reverse mortgage. This means that your heirs will not get the house.

If it’s important to you to provide for your adult children after you pass away, you will need to make sure that you talk with them.

Like most things in life, there are truly no right or wrong answers to all of this. It’s all about what you feel and how you want to go about making decisions. The biggest piece of advice that you can receive today is to take your time. Don’t let anyone pressure you into making a decision — that will only lead to disaster.

We wish you the best of luck, no matter what you decide!

Real Estate Agent

Yes, The Real Estate Agent You Choose Still Matters in the New Year

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As we walk into another New Year, one thing is for certain: there’s going to be a lot of people trying to get you to buy a home, and there’s even more people that want to represent you in the new home purchase. These people are real estate agents, and they really can help you get into an amazing home. The trouble is that you can’t go with just any agent that seems available.

You still want to make sure that you’re keeping a few considerations in mind as you hunt for the perfect agent. You always want to make sure that you’re looking into their expertise level and their experience when they’ve sold homes in the past. The reality is that the mark of a real estate agent that’s worth working for is the level of connections they have into a community. You don’t want someone that can only give you general information about a community from what they’ve read online. You want someone that can truly reach out to you and say, “This community is great because I live here, I work here, and I am connected here.”

That level of experience comes from truly being part of the community. If you want to live in a certain area, do not work with a real estate agent that lives far away from the area that you want to live in. This is only going to make it more difficult to actually get the home that you want. The real estate agent is financially motivated to stick you in a home — any home — as long as you can get the mortgage for the home. This is something that doesn’t always work out to your advantage, so make sure that you are staying stable and grounded through the process. When you’re eager to move into a home at any and all costs, it’s going to tell the real estate agent that they can cut corners as they see fit.

Look for an agent that truly is willing to work for you. You should not have to do all of the agent’s busy work in order to get your home. They’re working on commission, so a real estate agent that wants you to do all of the heavy lifting per se is only showing you that they’re not committed to you getting your own home.

You will want to sit down and really talk to the agent. If it feels like they’re not really interested in hearing what you have to say, then you already have your answer. Sure, a lot of people feel like it’s not worth it to do so much homework — after all, aren’t all agents created equal?

Not at all. If you’re buying a home, you definitely want to get a buyer’s agent that is only focused on getting you an affordable home. Dual agency usually only benefits the agent and not you.

Again, there is also a need to calculate the numbers and make sure that you’re getting a home that is truly affordable. If you say that your budget is at a certain amount of money, don’t let the agent talk you into more money. This is a surefire way to create problems for yourself later down the road. Remember that when you own your own home, you’re also responsible for all of the repairs. You’re also expected to improve the home, especially if you dream of selling it later down the road. This means that you really need to make sure that you’re considering all of these points before you go to buy a home in the first place.

It might seem complicated, but don’t worry — the right agent will be more than happy to help you out. Just make sure that you keep the lines of communication open, ask lots of questions, and look into getting not only what you want, but what you can afford. You’ll be just fine — good luck out there!

Buying a House

Buying a House – Don’t Forget to Think of a Lawyer!

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Buying a house is definitely a very exciting time in your life. It means that you’ve worked hard and saved hard so that you can always get what you really want. Maybe it’s the fulfillment of a dream that you’ve had since childhood. You’re not alone in this dream at all — everyone dreams about owning their own home, and they want to do it in a way that really does allow them to take care of themselves. There’s no reason to feel like you have to struggle your whole life without getting any reward. Owning a home is truly a reward that will continue to pay off long after the home was purchased.

Of course, you really don’t want to find yourself without the power to be able to enter the purchasing market without proper representation. A good real estate lawyer can really do a lot for you, especially when it comes to more complicated home purchases. Short sales and foreclosures can go horribly wrong horribly fast, and having a good lawyer that can represent you is always a good thing.

Don’t just assume that your real estate agent will always be able to understand the complexities involved with getting your own home. They might not grasp all of the legal issues involved, and this can end up costing you money in the long run. What’s worse is losing the entire home purchase in the beginning. A good real estate lawyer will not only draw up a purchase agreement, but they’ll make sure that any offer will not expose you to unnecessary liability. These days, you can never be too careful. There are a lot of people that are going out of their way to cheat unsuspecting buyers. This means that the need for independent representation is stronger than it has ever been.

You really owe it to yourself to take your time with getting a lawyer. Even if it means that you don’t jump on the first house that you see, you still want to make sure that you’re making all of the right moves now rather than later. You don’t want to find yourself regretting any decision at all. That will only lead to disaster. So you need to make sure that you really aim for what you want, when it’s time to make those decisions.

Talking with a few friends that have bought homes can help you find a good real estate lawyer. When you find one, you should get a free initial consultation. There’s no need to try to pay for something that you’re not sure about just yet. The truth is that a new lawyer is an unsure bet, something that you can’t be convinced of until you see indicators of their expertise.

Make sure that they let you actually ask the right questions — if they seem to pressure you into making a decision, then they’re definitely not the right lawyer that you want to deal with. Make sure that you’re talking to someone that’s helped on various real estate deals. Someone that normally does bankruptcies isn’t going to know the inside information that only comes from expertise. All lawyers can probably look at contracts just fine, but not every lawyer is going to be a real estate lawyer. If you take nothing else from this guide, please take that into consideration. There are a lot of different things at stake here, so you need to make sure that you’re getting your eyes on the prize at the end of the day. Your home is the prize. You owe it to yourself to get whatever resources around you that will make it easier to get the home that you really want.

As mentioned before, this approach might mean that you don’t close on a home as fast as some people. However, having an advocate at your side that can really work with you on just about anything and everything that you want to achieve with your home is always a good thing. Don’t give up — get a good lawyer today!

Sell Your Home Yourself

Is it Better To Sell Your Home Yourself?

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If you’re thinking about trying to sell your home, you might naturally be thinking about selling your own home. The reality is that you can do just about anything that you want, including saving money and selling your own home. However, you end up costing yourself the natural expertise that a real estate broker or an agent brings to the table. A lot of people only see the fact that you can save 2-6% of the sales price of the home as a commission — thus keeping more money in your pocket. However, you might end up making some critical mistakes that could cost you thousands of dollars and require you to get a real estate agent anyway.

So, where do you really begin?

You need to think about the money that you’re trying to save. Everything has an opportunity cost, and if you make the decision to sell your own home, you’re going to really need to think about a lot of different things from the very beginning. These are things that you really might want to avoid anyway, but it’s completely up to you. You might feel that it’s worth your time to look into all of the legalities, technicalities of contracts and the market that you’re trying to sell your home to. Most people just leave this to the professionals so that they don’t make critical mistakes. As always, it’s up to you what you choose.

You need to make sure that you really take the time to see what your home is worth. You need to ensure that you get your home appraised and that you handle the title insurance as well as the title investigation. The real estate agency that you use usually takes care of all of these costs for you, and they also have the Multiple Listing Service. This is a database that essentially spreads the word about homes for sale. Only real estate professionals can access the MLS. You have to pay a fee in order to have the home listed on the MLS, however if your home does sell through this method, you have to pay a fee to the buyer’s broker for the privilege of being found there.

Negotiation is something that you will need to think about if you decide to sell your own home. You do have all of the control over the price, but so does the buyer — you need to make sure that you are getting your house sold at a fair price. You need to make sure that you understand what is at stake with each and every offer. There are some offers that shouldn’t be accepted. A seasoned professional will be able to quickly determine what should be accepted and what shouldn’t.

The contractual side of things is really where you need to make sure that you’re looking at everything carefully. Even if you don’t want to have an agent, a real estate lawyer is always a good thing to have. If you don’t word everything precisely right, you may lose a lot of legal rights and have to spend a lot of money getting them back.

Keep in mind also that just because you decide not to use an agent doesn’t mean that you aren’t going to have buyers that have their agents with them. This could definitely put you at a disadvantage if you’re not careful. The agent might try to take advantage of you and the fact that you’re obviously looking for a quick sale.

You also need to make sure that you can be unemotional. It’s very easy to get caught up in sentiment instead of treating your home and the sale of your home as a business transaction — nothing more, nothing less.

Our thoughts? Get a professional. There might be a lot of different things that you’re good at, but selling and buying homes isn’t one of them. Go with a professional that can really look at everything that you might miss and catch it before it costs you far more than their commission. Check it out for yourself today!

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