5 Unexpected Foreclosure Hot Spots

While Las Vegas boasts the worst foreclosure rate in the country, several other cities are creeping up with the fastest growing rates of foreclosures — and they’re in some unexpected places. 

These cities mostly have one thing in common: They’re all battling a growing number of job losses among their residents that are leading more home owners to default on their mortgages. 

Here are five cities with some of the fastest-growing foreclosure rates in the country:

1. Spartanburg, S.C.
Foreclosure rate: 1 in 60 homes

This city in upstate South Carolina faced a 228 percent increase in foreclosure filings in 2010 —making it the nation's fastest-growing foreclosure rate. In 2009, the city’s unemployment rate hit 12.7 percent in 2009, dropping to 10.9 percent in 2010, yet still well above the national average. 

2. Albuquerque, N.M.
Foreclosure rate: 1 in 46 homes

Albuquerque had a 60 percent increase in foreclosures in 2010. This city has had one of the fastest-growing metro areas over the past decade, attracting young professionals and retirees, but its economy was hard hit by the recession. 

3. Myrtle Beach, S.C.
Foreclosure rate: 2.25 percent

Myrtle Beach had a 44 percent increase in foreclosures in 2010. Once a big draw for vacation-home buyers, the city’s second-home market was crushed by the recession when tourism dropped and unemployment increased. 

4. Savannah, Ga.
Foreclosure rate: 1 in 40 homes

Savannah had a 37 percent increase in foreclosure filings in 2010. Its unemployment rate is still on the rise; in November it rose to 8.9 percent. Many of the foreclosures in the city are in its Historic District or The Landings, popular areas where home prices rose quickly during the housing boom days. 

5. Charlotte, N.C.
Foreclosure rate: 1 in 50 homes

Charlotte also had a 37 percent increase in foreclosure filings in 2010. Its unemployment rate is dropping; it was 10 percent in November. Charlotte has become the 33rd largest metro area in the country, growing by more than 30 percent in the past 10 years. 

CNN Money

Block Parties Aren't Just for Summer

Connect With Your Neighbors Any Time of Year


With today's fast and hurried pace, we need a greater sense of community not only within our families, but in our neighborhoods as well. That can be easy to achieve during the summer, when people are sitting on their porches or the kids are playing in the yard. But how do you maintain that sense of community during the winter, when people are hunkered inside by their fireplace, avoiding the cold?
One great idea is to throw an indoors neighborhood block party, which can be a blast for all involved, planners and partiers alike. You're sure to make new friends among your neighbors, and your children may find new friends they didn't know lived so close. Plus, if you get your kids involved in the planning, you will give them a great chance to flex their managerial muscle and show you what they've got. Not only will they be proud of their achievement, they'll also learn from the experience.
When planning your party, think of activities that will get people talking. After all, this is the time to bring people together and create new bonds within the neighborhood. One idea that's simple to do is to have everyone who attends wear a name tag that lists not only their name, but which street they live on and the city where they were born. People move so frequently today that very few live where they were born. This simple exercise can provide revelers with some great conversation starters.
In addition, some great activities to keep kids occupied and entertained can include limbo dancing, piñata smashing, games on the Wii, or a popcorn machine. For big and little kids alike, a clown or face painter could keep smiling faces on all.
Of course, one of the focal points of any party is food. An easy way to de-stress and make this process easier is to delegate out the main course and sides. Pick your favorite barbecue restaurant and have them fix up some ribs, chicken, baked beans and cole slaw, and no one will leave hungry or upset they came. For drinks, stock up on store brand water and soft drinks to minimize costs.
To keep the neighborhood involved, have each family bring their favorite dessert and include a copy of the recipe with each one. Appoint one of the residents to compile them, put them into one small booklet or one computer Word document, and get them back out to all who came. That way, no one will have to ask, "Hey, can I get that recipe?"
Key points to remember:

1. Get notices out early! Two weeks is good.
2. Ask for RSVPs.
3. Have a sign-in list for people when they check in. Also have a sign-up list for other activities you may want to do later. This could include working on future parties or mom's groups.
4. Get your name tags ready, and have them at the check-in table.
5. When you're looking for your clown or face painter, check to see if they can hook you up with a great bounce house company that offers a popcorn machine.
6. Don't forget your camera to capture all the fun!

After the party, you can keep people involved and looking forward to future parties by taking some of the best pictures and placing them into a small newsletter to send to everyone in the neighborhood. In the newsletter, don't forget to thank all who contributed and sponsored the event.
Most important of all: Don't forget to have fun!

5 States With Biggest Gain in Home Sales

States that once topped charts for new home sales gains are absent from this year’s list, according to new research from Housing Intelligence. While California, Nevada, Arizona, and Florida are handling a flood of distressed properties, states with strong employment growth are emerging as the strongest markets in new-home sales. 

Here are the top five states with the largest new home closings and the percentage of increase in volume compared from 2009 to 2010, according to Housing Intelligence:

1. Hawaii: 26 percent
2. North Dakota: 21 percent
3. Wyoming: 11 percent
4. Washington, D.C.: 10 percent
5. Delaware: 2 percent

The key -- for at least the top four states on the list -- is they boast low unemployment rates compared to the national average. 

Housing Intelligence, an independent research company, says in its weekly Key Indicator Alert that “it’s certainly no surprise that states with healthier labor markets have healthier housing markets, but it underscores the vital need for better job growth elsewhere across the nation.” 

National Mortgage News

Avoid a Prepay Penalty when Refinancing

Refinancing continues to be a hot topic. Many homeowners who are planning to stay in their homes for the long term are trying to find ways to lock in record-low interest rates.

Some borrowers are running into qualification issues for the first time in their lives. They are discovering they do not have enough income to refinance the home they have occupied for the past several years -- even though the new loan comes with a lower interest rate than their current loan.

Loan representatives are reporting that their biggest challenge in the past 15 months has been explaining to existing customers that they "can't even qualify for a mortgage under 5 percent."

Others are upset because they are facing prepayment penalties on existing mortgages even though they have a flawless payment history and a terrific credit score.

A different wrinkle surfaced recently when a reader brought up an issue that we have not explored for years. She had purchased a home with the proceeds from her previous home plus a small balance that was financed by the owner.

She had planned to pay the small balance off within three years and save some interest money but was shocked to discover the loan structure -- "the rule of 78s" -- did not allow any savings.

Lenders frequently used the rule of 78s for personal loans and auto loans because it's quick and simple to apply to a prepaid loan. The rule of 78s is only a problem for someone who decides to pay off a loan before the agreed-upon term of the loan. In this case, the owner of the home was a retired car dealer and opted to employ the loan method on the woman's loan.

When lenders use the rule of 78s, they distribute the total finance charge over all payments but charge more interest early in the loan term and less later compared to other methods, such as simple interest. Mortgage interest is also front-loaded, but a prepayment penalty is not automatically built into the payment system like it is with the rule of 78s.

The rule of 78s, also called the sum-of-the-digits method, gets its name because the sum of digits 1 through 12, the months in a one-year loan, is 78.

Here's how the rule of 78s works for a 12-month loan: You pay 12/78 of the total finance charge the first month, 11/78 the second month, 10/78 the third month, and so on. The rule of 78s applies the same way for long-term loans.

For example, a 24-month loan -- where the sum of the digits for months one through 24 is 300 -- would have a first month's interest of 24/300, second month's interest of 23/300, and 22/300 for the third month. Interest on a 36-month loan would be broken into 666 parts.

In contrast, credit unions traditionally charge simple interest on a declining balance. This method assesses interest only for the period that you use the money. With both loan calculation methods, each monthly payment is part principal and part interest. The rule of 78s assigns more interest to early payments than does the simple-interest approach.

Why should you care? It can cost you if you're thinking about paying off or refinancing a rule of 78s loan before it matures. The rule of 78s is a method for refunding unearned interest when an installment loan is paid off before maturity.

In the end, if the loan is not prepaid and held for the full term, there is no loss to the borrower whether the loan is set up for the rule of 78s or simple interest.

The borrower gets snagged with the rule of 78s because it accelerates the interest recognition by assuming you will pay the total contracted interest, which favors the lender if you prepay. Therefore, it's a hidden prepayment penalty.

Not sure if your loan uses the rule of 78s? Look at your Truth in Lending disclosure. If you see a phrase like "you will not be entitled to any rebate of part of the finance charge if you prepay," ask the lender if it computes interest using the rule of 78s.

A private party probably will not supply you with a Truth in Lending sheet. While there's only a remote chance you cannot prepay the balance without a penalty, always ask and require the party to discuss the prepayment possibilities.

By Tom Kelly

10 Places for Home Prices to Rise in 2011

While home prices are expected to continue to fall in most metro areas, Clear Capital’s Home Data Index report says a few cities are already on the rebound and showing some gains in home values. 

“There really is this segmentation of these markets occurring where the one-size-fits-all national level numbers to represent all numbers really isn’t valid anymore,” Alex Villacorta, senior statistician at Clear Capital, told MSNBC. “Overall we’re seeing prices start to stabilize going into 2011, but unfortunately some of those markets will stabilize in the downward direction where others will see a sustained recovery.”

Clear Capital takes into account unemployment rates, foreclosure rates, and real estate inventory in its index.

The following is a list of 10 cities that Clear Capital expects will rise in property value in 2011: 

1. Washington, D.C.: 6.5 percent price increase 
2. Houston: 3.6 percent price increase
3. Honolulu: 3.4 percent price increase
4. Memphis, Tenn.: 3.2 percent price increase 
5. Columbus, Ohio: 2.1 percent price increase 
6. Dallas: 1.4 percent price increase 
7. New York: 1.3 percent price increase 
8. Birmingham, Ala.: 0.9 percent price increase 
9. Pittsburgh: 0.8 percent price increase 
10. New Orleans: 0.5 percent price increase

Meanwhile, Clear Capital reports that real estate markets in Florida and the Western parts of the U.S.—such as cities in Arizona and “Breadbasket metros” like Oklahoma City, Okla., and Dayton, Ohio—likely will see the largest price drops in home values over the year. Virginia Beach, Va., is expected to have the highest drop in 2011, with a 12.8 percent price decrease, according to Clear Capital report. 

MSNBC

2011 Real Estate Rebound

In its latest real estate and economic forecast, the National Association of REALTORS® anticipates that sales of existing homes, after falling 4.8 percent in 2010, will rise 7.9 percent this year, to 5.3 million, and another 4.5 percent in 2012, to 5.53 million.

The median price of existing homes, meanwhile, rose 0.3 percent in 2010 after a 12.9 percent drop in 2009, and is expected to rise 0.5 percent this year, to $173,800, and another 2.4 percent in 2012, to $177,900.

Sales of new single-family homes are expected to rebound faster, rising 17.7 percent this year, to 374,000 sales, after a 15.5 percent drop in 2010, and then rising 51.1 percent in 2012, to 565,000 sales. In an earlier forecast, released last month, NAR anticipated that sales of new single-family homes would climb 20.8 percent in 2011 and 30.9 percent in 2012.

The new-home median price rose 2.2 percent in 2010 and is expected to climb 1.8 percent this year, to $224,700, and 1.9 percent in 2012, to $229,000.

NAR expects that 30-year-fixed mortgage rates will average 5.1 percent this year, up from 4.7 percent in 2010, and rise to 5.9 percent in 2012.

The group also forecasts the U.S. unemployment rate to fall from 9.7 percent in 2010 to 9.4 percent this year and 8.7 percent in 2012, while U.S. real gross domestic product is expected to dip from 2.8 percent in 2010 to 2.6 percent this year, rising to 3.2 percent in 2012.

Also today, NAR reported a 2 percent month-to-month rise in December for its index tracking pending sales of existing homes, though the index was down -4.2 percent compared to December 2009.

The Pending Home Sales Index tracks homes for which a sales contract has been signed but the transaction has not yet closed. Typically, a sale is finalized within one to two months of signing, so the index is considered a leading indicator.

Regionally, the index fell 10.7 percent in the West, 5.3 percent in the Northeast and 5.1 percent in the Midwest while rising 1.7 percent in the South in December 2010 compared to December 2009.

And the index dropped 13.2 percent in the West while rising 11.5 percent in the South, 8 percent in the Midwest, and 1.8 percent in the Northeast from November 2010 to December 2010, NAR reported.

Lawrence Yun, NAR's chief economist, said in a statement, "Modest gains in the labor market and the improving economy are creating a more favorable backdrop for buyers, allowing them to take advantage of excellent housing affordability conditions. Mortgage rates should rise only modestly in the months ahead, so we'll continue to see a favorable environment for buyers with good credit."

NAR reported last week that the sales rate for existing homes rose about 12.3 percent from November 2010 to December 2010, but fell 2.9 percent compared to December 2009. The median price of existing homes dropped about 1 percent year-over-year in December, to $168,800.

Sales of new single-family homes were up an estimated 17.5 percent from November 2010 to December 2010 and fell about 7.6 percent year-over-year in December, the U.S. Census Bureau and Housing and Urban Development Department reported Wednesday. The median price rose about 8.5 percent year-over-year in December, to $241,500.

Copyright 2011 Inman News

Study Predicts What's in Store for Former Real Estate Boom Towns

In former home-building hot spots, the housing bust has created a new kind of declining city, different from the nation’s traditional rusting centers of industry that could languish for years.

Although the causes of the decline in these metropolitan areas are distinct from the loss of employment from shrinking manufacturing and industry in some of the nation’s old industrial powerhouses, these areas could experience fates similar to places such as Cleveland and Detroit, with neighborhoods experiencing high rates of vacancies for a very long time, according to a recently released study.

“Some neighborhoods are going to suffer tremendously or are never going to come back or come back very, very slowly,” said James R. Follain, senior fellow at the Rockefeller Institute of Government and author of the study published by the Research Institute for Housing America, a division of the Mortgage Bankers Association.

Potential candidates for long-term decline named by the study are the areas hit hardest by the drop in home prices in recent years. They include Las Vegas, Miami and several inland California metropolitan areas that grew rapidly during the boom, such as Stockton and Modesto.

A traditional city in decline is one that has suffered a sustained population drop, leaving behind empty houses, apartment buildings, offices and storefronts. Cleveland and Detroit, for instance, suffered from the erosion of manufacturing and the loss of residents, who left in search of jobs.

Instead of eroding a particular industry, however, the housing bust left a glut of homes because of overbuilding and the foreclosure crisis. Follain argues that the future of these cities is threatened in similar ways to that of Rust Belt cities. “Long-vacant neighborhoods are going to develop, and we can imagine what can happen,” he said, including potentially higher crime and lower property taxes.

In California, some coastal cities are already seeing a housing market recovery. But inland areas that were built on optimistic assumptions of continued population growth and ever-climbing home values are facing a much more difficult recovery.

Celia Chen, a housing economist with Moody’s Economy.com, predicts that a full recovery in parts of California, Nevada, Arizona and Florida won’t occur until 2030. “The housing boom elevated home prices in a number of areas far, far above what can be supported by the economic fundamentals, and so prices have fallen significantly, and they will remain below their previous peaks easily for a decade, or even two decades,” Chen said.

Some experts contend that foreclosures, which have pierced neighborhoods of all income levels throughout the country, are quickly turning developments on the outskirts of metropolitan areas into the nation’s newest slums. Complicating any recovery for these beaten-down areas is the difficulty in predicting which neighborhoods will fare worst. That uncertainty could lead to increasing skepticism by buyers and lenders looking to make loans on homes in these areas.

“If you are looking at this from the perspective of a home buyer or a lender, it is one thing to say you are in a market where home prices may drop 10 percent or 20 percent,” said Michael Fratantoni, vice president of research and economics with the mortgage bankers group. “That is different from the idea that 80 percent to 90 percent of the value could evaporate. That changes the whole nature of the business.”

Still, the future of these regions remains a point of contention. Economist John Husing argues that the inland regions of California don’t have a long-term problem.

“What has driven the Inland Empire economy is, for the last 30 years, simply the fact that the rest of Southern California is completely out of dirt,” Husing said. “Right now the price differential between coastal counties and inland counties is $100,000. People will ultimately respond to that.”

The development of industrial facilities to handle cargo from Southern California’s ports will also continue inland because they require lots of space, said Husing, principal of Economics & Politics Inc. in Redlands. Such development, he said, will create jobs for workers who will need housing.

(c) 2011, Los Angeles Times.

Best & Worst Real Estate Markets

More than 15 states are projected to experience housing inflation or appreciation during the year, according to Housing Predictor, which releases an annual report of its choices for best and worst housing markets. 

The top five housing markets are: 

1. Portland, Maine
2. Kansas City, Kan.
3. Tri-Cities, Wash.
4. Omaha, Neb.
5. Fargo, N.D.

However, not all markets will fare well in 2011, with the foreclosure crisis particularly still battering some areas as well as high unemployment and overbuilding during the boom era that has led to high home inventories. 

The top 5 worst markets, according to Housing Predictor, are:

1. Bend, Ore.
2. Las Vegas
3. Atlantic City, N.J.
4. Miami, Fla.
5. Medford, Ore.

View all 25 best and 25 worst markets that made the list in the Housing Predictor report.

Source: “Best and Worst Real Estate Markets Announced in 2011,” PR.com (Jan. 17, 2011)

Tips for Buying Foreclosures

1. Work with an agent who has access to foreclosure information. 
Many home buyers assume that all agents have access to foreclosure listings. It's important to ask. 

2. Bank-owned properties generally close faster than short sales. 
While short sales can be bargains, they also can take a lot longer. Some banks will negotiate in a timely manner on short sales, but most will prioritize properties they have already repossessed. 

3. Always offer less than the asking price. 
Don't assume that banks are firm on their price. Asset managers responsible for liquidating bank-owned propertiesare often willing to consider a lower offer. 

4. Ask the bank to pay your closing costs. 
The worst that can happen is that they say no. Sometimes buyers are surprised to find that banks can be quite accommodating when they want to. 

5. Get pre-approved from the right bank. 
When making an offer on a short sale, it's often strategically helpful to be pre-approved by the same bank. During negotiations, this may tip the scales in your favor.

2010 4th Quarter Sales Report

4th QTR 2009 & 2010 RECAP for the Greater Albuquerque Area

 Read the full 2010 4th Quarter Sales Report

Year-End 2010 U.S. Foreclosure Market Report

RealtyTrac, a leading online marketplace for foreclosure properties, released its Year-End 2010 U.S. Foreclosure Market Report, which shows a total of 3,825,637 foreclosure filings—default notices, scheduled auctions and bank repossessions—were reported on a record 2,871,891 U.S. properties in 2010, an increase of nearly 2% from 2009 and an increase of 23% from 2008. The report also shows that 2.23% of all U.S. housing units (one in 45) received at least one foreclosure filing during the year, up from 2.21% in 2009, 1.84% in 2008, 1.03% in 2007 and 0.58% in 2006.

Foreclosure filings were reported on 257,747 U.S. properties in December, a decrease of nearly 2% from the previous month and down 26% from December 2009—the biggest annual drop in foreclosure activity since RealtyTrac began publishing its foreclosure report in January 2005 and giving December the lowest monthly total since June 2008.

December Default notices (NOD, LIS) decreased 4% from the previous month and were down 35% from December 2009; Scheduled foreclosure auctions (NTS, NFS) decreased 3% from the previous month and were down 20% from December 2009; and bank repossessions (REO) increased nearly 4% from the previous month—thanks in part to substantial month-over-month increases in some states such as Nevada (71% increase), Arizona (52% increase) and California (47% increase)—but were still down 24% from December 2009.

Foreclosure filings were reported on 799,064 U.S. properties in the fourth quarter, a 14% decrease from the previous quarter and an 8% decrease from the fourth quarter of 2009. The fourth quarter total was the lowest quarterly total since Q4 2008.

“Total properties receiving foreclosure filings would have easily exceeded 3 million in 2010 had it not been for the fourth quarter drop in foreclosure activity—triggered primarily by the continuing controversy surrounding foreclosure documentation and procedures that prompted many major lenders to temporarily halt some foreclosure proceedings,” said James J. Saccacio, chief executive officer of RealtyTrac. “Even so, 2010 foreclosure activity still hit a record high for our report, and many of the foreclosure proceedings that were stopped in late 2010—which we estimate may be as high as a quarter million—will likely be re-started and add to the numbers in early 2011.”

Nevada, Arizona, Florida post top state foreclosure rates
More than 9% of Nevada housing units (one in 11) received at least one foreclosure filing in 2010, giving it the nation’s highest state foreclosure rate for the fourth consecutive year despite a 5% decrease in foreclosure activity from 2009. Nevada foreclosure activity in December increased 18% from the previous month and was up 14% from December 2009. Fourth quarter foreclosure activity in Nevada decreased nearly 7% from the previous quarter but increased 19% from the fourth quarter of 2009.

Arizona registered the nation’s second highest state foreclosure rate for the second year in a row, with 5.73% of its housing units (one in 17) receiving at least one foreclosure filing in 2010, and Florida registered the nation’s third highest foreclosure rate, with 5.51% of its housing units (one in 18) receiving at least one foreclosure filing during the year.

Other states with 2010 foreclosure rates ranking among the nation’s 10 highest were California (4.08%), Utah (3.44%), Georgia (3.25%), Michigan (3.00%), Idaho (2.98%), Illinois (2.87%), and Colorado (2.51%).

California, Florida, Arizona, Illinois and Michigan account for half of national total
Five states accounted for 51% of the nation’s total foreclosure activity in 2010: California, Florida, Arizona, Illinois and Michigan. Together these five states documented nearly 1.5 million properties receiving a foreclosure filing during the year despite annual decreases in the three states with the most foreclosure activity.

A total of 546,669 California properties received a foreclosure filing in 2010, a decrease of nearly 14% from 2009 but still the largest state total. After hitting a two-year low in November, California foreclosure activity rebounded nearly 15% higher in December but was still down 18% from December 2009.

Florida posted the nation’s second biggest total in 2010, with 485,286 properties receiving a foreclosure filing—a 6% decrease from 2009. Florida foreclosure activity in December hit the lowest monthly level since July 2007, down 22% from the previous month and down nearly 54% from December 2009.

A total of 155,878 Arizona properties received a foreclosure filing in 2010, a 4% decrease from 2009 but the third biggest state total for the third straight year. Arizona foreclosure activity in December jumped nearly 31% higher from a 32-month low in November, but was still down nearly 33% from December 2009.

Illinois posted the fourth biggest state total, with 151,304 properties receiving a foreclosure filing in 2010, and Michigan posted the fifth biggest state total, with 135,874 properties receiving a foreclosure filing during the year. Foreclosure activity in both states increased about 15% from 2009.

Other states with 2010 totals among the 10 biggest in the country were Georgia (130,966), Texas (118,923), Ohio (108,160), Nevada (106,160), and New Jersey (64,808).

RISMEDIA

It's That Time Again for New Year Re-resolutions!

Every New Year, millions of Americans resolve to improve their lives. Unfortunately, many of these New Year's resolutions will fall by the wayside and by mid-month, they will have been forgotten. For those vowing to get their finances in order, Eleanor Blayney, CFP, consumer advocate for Certified Financial Planner Board of Standards Inc., has a solution for making sure financial to-do lists get done in 2011: start over and keep it simple.

"The key to keeping financial New Year's resolutions is to apply the principle of 'little and often,'" said Blayney. "Grandiose goals need to be whittled down into goals with specific, actionable steps, and there must be a commitment to updating these new goals frequently." 

According to Blayney, the usual financial resolutions can be given new life as smaller and more attainable "Re-Solutions" for 2011. For example:

• Live within your means: Turn this goal into a reachable action by committing to avoid all overdraft and late fees in 2011. Keeping monthly tabs on current account balances and credit card payment dates is an easy, simple way to avoid these fees. 

• Get out of debt: Breaking this goal into baby steps can change this resolution into a big financial stride forward. Start by paying off more than required on credit cards, auto loans and mortgage – even if it is only a few dollars. Use auto-pay systems to make regular extra payments, and increase the amount of the payments at regular intervals. Once the auto-transfers are set up, the goal will begin to take care of itself. 

• Save more: Here is another resolution that is best accomplished a bit at a time. For working Americans, there is no excuse for not having money to save this year, thanks to a recent tax change. Starting with the first paychecks in 2011, the amount of employee contribution to Social Security will go down by 2%, giving most individuals a slight increase in their take-home pay (at $50,000 annual gross wages, paid every two weeks, it will amount to about $38 per paycheck). Have this money automatically put into a money market account. After a year, the account will have accumulated around $1,000, which can be invested or used as an emergency fund. 

• Prepare a will: This is a perennial "must-do" for many New Year's resolvers, but one that is rarely kept. There seem to be so many "what ifs" that people often feel overwhelmed. By applying the "little and often" rule, this important task can be broken down and completed. First, understand that estate planning is a not a one-time event, but a lifelong process. Wills, trusts and beneficiary designations will need to be reviewed and adjusted to changing life circumstances every few years. Second, when creating an estate plan, forget about the "what ifs," and keep the focus narrow. The only question that needs to be answered is: "If I died today, how should my affairs be handled?"
RISMEDIA

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