What to Expect When Buying a Home: In Escrow

Navigating the home buying process can be tricky!  That is just one reason why it is important to work with a knowledgeable and experienced real estate agent. Most agents will advise that buyers first get pre-qualified (if not pre-approved) before they start looking to find an agent and a home. Your agent will also guide you through making a purchase offer. Once your offer is accepted, the escrow process begins. What does that mean? Here is “What to Expect When Buying a Home: In Escrow.”

Let’s start by first defining what it means to be “in escrow”. The escrow holder is the designated, neutral third party who is responsible for seeing that the terms of escrow are carried out according to the agreed upon escrow instructions. This is accomplished through a vehicle known as an escrow account that acts as a depository for all monies, instructions, and documents necessary for the purchase.home and contract

Here is what a buyer can expect. Once your offer has been accepted you will need to furnish a good faith deposit. You will also want to work with your lender to complete your loan application and prepay any necessary fees such as a credit report and appraisal costs. Your agent will work with you to complete any required paperwork, such as approving reports and any property disclosures required as part of the sale agreement. Your lender and agent should also keep you apprised of any steps needed for your loan approval. Once your loan is approved and funded, escrow will determine when the transaction will close and then works with Title to record necessary documents. The final stages of escrow include preparing the final settlement statements, disbursing proceeds to the seller, and paying off the existing encumbrances. At the close of escrow, statements, funds, and remaining documents are delivered.

A lot can happen in escrow. It is a good idea to prepare yourself for some of the hurdles in escrow that you may encounter. In addition to those, here are some things you can do to help ensure a smooth transaction.

  • Be ready to provide your lender with any required loan documentation and do not make any major purchases while in escrow.
  • Decide in advance how you want to take title as the buyer.
  • Be prepared with fire/hazard insurance information for a new policy.
  • Be sure to inform your agent of any “red flags” that may cause delays in escrow, such as: bankruptcies or judgments, business or other trusts, foreclosures, use of Power of Attorney, transfers or loans involving corporations or partnerships, any last minutes changes.

set-of-keys-1315125-1279x2110You should always call your agent when you have questions. It is also important to note that the escrow process may vary depending on the type of sale, such as a short sale. Once escrow is complete and everything has been finalized, you will become the new homeowner- congratulations!

What’s next? Now it’s time to move in! Check back to read our final installment of “What to Expect When Buying a Home” for a helpful timeline and tips for a successful and low-stress move. Welcome home!

Investing in YOUR Future,

R.B. Haley Fine Homes and Estates

Did we miss anything? Feel free add comments below with some of your great ideas and/or feedback. Thanks for your input and please remember to share!

R.B. Haley, Inc. 12396 World Trade Drive, Suite 306, San Diego, CA 92128

http://www.RBHaley.com   858.592.4895   CA Lic#01843189/01219416

I Learned Something New Today

We all know we should eat lots of fruits and vegetables, but what no one really tells us, is how those should be stored. Most people automatically put them in the refrigerator to keep them fresh, but for certain foods, that may actually cause them to spoil faster.

RBHapplesHere is a guide for seven foods that should not be refrigerated (courtesy of BioTrust Nutrition):

  1. Bananas – Storing bananas in the refrigerator can actually disrupt the ripening process.  In fact, once refrigerated, a banana may never be able to resume the ripening process even if returned to room temperature.  Just think of how devastating that is for the banana :(
  2. Sweet Potatoes – When exposed to cold temperatures, starches found in potatoes will turn to sugar, disrupting their flavor and texture, not to mention increasing their sugar content. If you prefer tasteless potatoes that cause weight gain, however, please refrigerate.
  3. Tomatoes – Ever had a really amazing tomato right out of the fridge?  Me either.  Tomatoes actually lose their flavor and become mushy when refrigerated.  Yumn’t.
  4. Apples – Same as above, apples lose their texture and flavor when refrigerated.  Instead, place an apple in the fridge about 30 mins before eating if you prefer your apples cold.  That’s what I always do anyway.
  5. Onions – If you love soggy onions while also causing the rest of your food to taste and smell like onions, then you’ll definitely want to refrigerate your onions immediately.  Otherwise, try storing them in a paper bag (within a cool, dark cabinet) for maximum shelf-life.
  6. Avocados – Much like the banana, refrigeration shuts down an avocado’s ripening enzymes.  If you want guacamole next month, this may be OK, but if you’re like me, you probably want guacamole today.
  7. Coffee – Contrary to popular belief, coffee is best stored at room temperature to allow the natural oils within the coffee bean to activate its pungent aromatic scent.  My brother Big Jim, who savagely loves all things coffee, let me in on this little secret.  On the flip side, refrigeration can actually cause coffee to absorb odors from other foods in your fridge.  Onion flavored coffee anyone?  Don’t make that mistake twice guys…

Happy (and healthy) eating!

What to Expect When Buying a Home: Making a Purchase Offer

So, you found the perfect home…now what? Assuming you have already take steps to get pre-qualified (if not pre-approved) for a home loan at this point (if applicable), and you already found a real estate agent you trust and want to work with, the next action step is to submit an offer to purchase the home. If you’re not sure what that looks like, keep reading on “What to Expect When Buying a Home: Making a Purchase Offer.”

Contact the Listing Agent. The first thing your buyer’s agent will want to do is confirm with the listing agent that the sellers are still accepting offers. Even if a home sale is Pending, the listing agent may accept back up offers in the event that the current accepted offer falls out of escrow. A good agent will also be able to glean some additional information and get a general feel for what the sellers might be looking for. Keep in mind that the sellers may also have criteria for selling, such as a time frame for closing escrow or moving.RBHaleyDollarSign

Consider an Offer Price. Start by taking a look at your own price range (the amount for which you have been pre-qualified) and what you feel comfortable paying. It can be easy to get excited and emotional about a home you want, but try to keep a long-term perspective throughout the process. Your agent should share with you comparable nearby homes that are for sale or have recently sold to help guide you to a purchase amount that seems appropriate. Be sure you are comparing like features (for instance, if one home has a remodeled kitchen and one doesn’t, then that should be taken into consideration).  Also, leave yourself some room for negotiation and closing costs (not to mention moving expenses).

Other Negotiable Terms. There are other terms and expenses included in the sales transaction that can be factored into the purchase offer. These can include paying/not paying for reports and/or suggested repairs, removing or including contingencies for the sale, and accommodating the seller’s timing needs for escrow or moving, among others. Generally speaking, the easier the buyer makes the purchase on the seller, the more likely their offer will be accepted. This can also mean that the buyer may be shouldering more risk, so it is important to walk through all of these things with your agent.RBHaleySignContract

Submitting and Offer and Counteroffer. Once you settle on a purchase offer price and ideal terms of sale, your real estate agent will help you complete the purchase offer contract (or Residential Purchase Agreement). This will be sent to the listing agent to present to the sellers. Often times (and especially in a “seller’s market”), the sellers will counteroffer with a higher price and/or additional terms. Your real estate agent will help guide you through this negotiation process (which might include several counteroffers) while promoting and protecting your best interests.

If all goes well, your offer will be accepted and the process of escrow will begin. For more information on the next stage of the home buying transaction, stay tuned for “What to Expect When Buying a Home: In Escrow.”

Investing in YOUR Future,

R.B. Haley Fine Homes and Estates

Did we miss anything? Feel free add comments below with some of your great ideas and/or feedback. Thanks for your input and please remember to share!

R.B. Haley, Inc. 12396 World Trade Drive, Suite 306, San Diego, CA 92128

http://www.RBHaley.com   858.592.4895   CA Lic#01843189/01219416

What to Expect When Buying a Home: Finding an Agent and a Home

Thanks to technology, searching for a home and finding a real estate agent to represent you through the home buying process is easier than ever. According to Realtor.com, 42% of buyers start their home search by looking online first. Interestingly enough, however, 53% of buyers rate their agent as being most important for finding the right home. So, while the internet can be a helpful tool when buying a home, working closely with a real estate agent you trust can make it a much easier and more positive experience. Here is What to Expect When Buying a Home: Finding an Agent and a Home.

RBHcomuterFinding an Agent. Although many people start their home search online (and before they have taken any other steps), your chances of a successful buying transaction increase if you start first by getting pre-qualified. Knowing your price point will help keep your home search focused on what you know you can afford. Once you have that information and a general idea of what you want and need, then you will want to start searching for a real estate agent to help you find it.

Referrals are a great way to start this process. Who do you know that has recently bought or sold a home, and would they recommend their agent? Chances are, you know someone who knows someone, so ask around. Before contacting an agent, be sure to do an online search for reviews of the agent (just remember that reviews can sometimes be paid advertisements). Also check the agent’s license status with California Bureau of Real Estate (it is recommended to use the license number from their card or website rather than their name). Interview multiple agents and choose the one you trust and want to work with the most.

Find a Home. With your agent on board, now you will want to actively start the home search. Communication with your agent and feedback are critical. Many buyers like to participate in the home search online, and your agent should encourage that. Since non-MLS sites may contain inaccurate information, it is best to allow your real estate agent to set up a custom MLS search based on your criteria. He or she can have homes that match your criteria automatically emailed to you, or may even be able to provide you with a custom URL that will give you direct access to the MLS for searching purposes. You can usually search the MLS from your agent’s website as well.

RBHhomecouryardWhen searching, try to keep in mind your “needs” and “wants” in a home and keep a big picture perspective. Some considerations to think about are: Is it situated near a busy street (are there noise or safety concerns)? Is there plenty of parking? What do the surrounding homes in the neighborhood look like? Try driving through at various times of the day and talk to other neighbors. What schools are nearby? Is there shopping, transportation, and restaurants/entertainment nearby? Are there other amenities, such as parks, nearby? If you see any vacant land, check on whether there are plans to develop it. When touring the inside of a home in person, try to look past the current homeowner’s possessions and envision how you might live in that space. There is a lot to consider and making a checklist can help. Your agent should also be able to help answer many of these questions for you.

In 2015, the average buyer typically searched for ten weeks and looked at a median of ten homes before they bought one (Realtor.com). Don’t get discouraged if you aren’t finding what you want (and don’t be too quick to compromise on your “needs”). Try not to become too emotionally invested in any one house and keep an open mind for a second and third choice when offers become competitive. Your agent is working to serve your best interests, so collaborating and communicating makes for a more positive home searching experience.

Once you find your ideal home, the next step is to make an offer. We will be covering that stage of the home buying process in our next article “What to Expect When Buying a Home: Making a Purchase Offer.” Until then, happy hunting!

Investing in YOUR Future,

R.B. Haley Fine Homes and Estates

Did we miss anything? Feel free add comments below with some of your great ideas and/or feedback. Thanks for your input and please remember to share!

R.B. Haley, Inc. 12396 World Trade Drive, Suite 306, San Diego, CA 92128

http://www.RBHaley.com   858.592.4895   CalBRE#01843189/01219416

What to Expect When Buying a Home: Get Pre-Qualified

The decision to purchase a home is one thing; actually doing it is another. If you know what to expect when buying a home, you can go into it prepared and ready to tackle any challenge. So where do you start? First, you need to be clear on your home buying goals.

Start with these 5 questions. The process of buying a home starts way before you start searching. First, you will need to know:

  1. What price range can I afford? Be realistic. Just because you think you can afford a certain purchase price doesn’t mean you should buy at that price. There will be expenses associated with buying and maintaining a home, so leave yourself plenty of cushion.Questions to Ask Yourself
  2. What are my wants and needs? For a successful home buying experience, it is crucial that everyone is on the same page here. It is best to narrow your list down to general features (separated by “need” and “want”), and a few desired neighborhoods.
  3. Am I financially and emotionally prepared to buy a house? Buying and owning a home is a big- and a more permanent- commitment. Your financials must be in order, you must be prepared to spend the money needed to maintain a home, and it may demand more of your time than renting.
  4. What is my time frame for buying? Are you relocating for a new job? Will the offer be contingent upon selling your existing home? Do you need to close escrow by a certain date? This can help guide your decision-making.
  5. Do the unique circumstances of your purchase require a specialist? Are you an active duty or military veteran? First time homebuyer? Relocating? Downsizing into retirement? There are a lot of different programs available to buyers, and it may help to work with a REALTOR who specializes in your type of transaction.

Once you have a clear idea of what you want and need, go back and revisit what you can afford in more detail. Doing this early on will help you understand what you will need to start with and how much you will need to save. Generally speaking, most lenders will lend up to three to five times your household income with a 20% down payment. You can use this mortgage calculator to help guide you. Keep in mind that existing debt will also be a factor. In addition to the down payment, you must also be able to pay for closing costs.

RBHaley Mortgage CalculatorAt this point, you will want to start talking with a mortgage professional about getting pre-approved (or better yet, getting pre-qualified). You can expect that they will run a credit check, check W2’s and pay stubs, check bank records (going back several months), and possible additional requirements. Having these documents ready and accessible will save you some time and headaches.

Once you are pre-qualified (or pre-approved), you will know what your maximum price range will be. As a buyer, being pre-approved (and especially pre-qualified) can be a big advantage when you submit a purchase offer on the perfect home…which is part of the next step of What to Expect When Buying a Home: Finding an Agent and a Home.

We hope this helps set the stage for your home buying experience. As always, feel free to call us anytime if you need help.

Investing in YOUR Future,

R.B. Haley Fine Homes and Estates

Did we miss anything? Feel free add comments below with some of your great ideas and/or feedback. Thanks for your input and please remember to share!

R.B. Haley, Inc. 12396 World Trade Drive, Suite 306, San Diego, CA 92128

http://www.RBHaley.com   858.592.4895   CA Lic#01843189/01219416

I Learned Something New Today…

So this one isn’t necessarily about real estate, but it’s arguably applicable to not just real estate, but every facet of our lives. What does the phrase “mind your P’s and Q’s” stand for and where did it originate?

Well, it evidently dates back to the early 1600’s and after reading about it, we have concluded that the answer is that no one knows what P and Q stand for- you can make up “pleases and thank yous” (if you say THANK YOU, you will hear the “Q”) but that is just a wild guess. What we do know, however, is that even though we don’t know what they are, we better make sure to mind them!

How about you?  Are there any common sayings that you know- or wish you knew- the origin of?  Please share them with us and we can enlighten each other.  Thank you!  (See that, we used our P’s and Q’s)

I Learned Something New Today About Real Estate…

In Libby Rogers’ nineteen plus years of experience in real estate (and more than 100 years collectively among our R.B. HALEY agents), we encounter new and interesting information on a daily basis. Many of these pearls are not well known and are often “things that you didn’t know you didn’t know.” We thought it would be great to share these with our audience and invite you to share these posts with others to spread the knowledge, and share your own thoughts and experiences as well!

So, for today’s “I learned something new today about real estate…” we have a scenario where, unfortunately, a client had passed away. Their home was in a trust and many siblings inherited the property. Generally, in situations like these, the trustee would sell the home and liquidate it to pay off the heirs and the bank. In this particular situation however, there is a family member living in the home that wishes to purchase it but cannot qualify for a loan to re-finance the property. She happens to have enough cash to pay off the siblings.  The siblings asked if they could safely accept the money and avoid any liability should she ever default on the existing loan. We checked with title about whether the bank would be noticed upon a quitclaim being filed and if this would actually work.

Surprisingly, he said as long as the bank is being paid, it is unlikely they would ever question any recording of a quitclaim and the siblings can safely take payment and walk away. He cited the GARN-ST GERMAIN DEPOSITORY INSTITUTIONS ACT OF 1982.

Although this is an unusual situation, it is certainly interesting and noteworthy that the potential buyer may be able to simply maintain the existing loan and will be fine provided she stays current.  And, more importantly, the other heirs can allow her to pay them and also not have to worry about any potential liability in the future! Of course, it is a good idea for them to have an attorney draw up the paperwork confirming what each heir is willing to accept for payment of their portion, and verify all for the record, but this appears to be a good situation for all!

Have you seen or experienced anything like this? Tell us about it! We’d love to hear your thoughts and input in the comments below, and please share so that others can benefit from this as well.

*Please note that this article is not meant to act as legal advice.

What to Expect When Selling a Home: In Escrow

The process of selling a home can be exiting, but it can also be overwhelming. Knowing what to expect when selling a home can help make the process less stressful and minimize surprises. If you are following along in our series, you have likely found the best real estate agent, taken steps to prepare listing your home for sale, possibly staged your home to sell, and hopefully have had an opportunity to negotiate an offer. If all has gone well, you are now in escrow.  Let’s talk about “What to Expect When Selling a Home: In Escrow”.

What does it mean to be “in escrow”? The escrow instructions are often contained within the purchase agreement. Be sure these are complete and agreed upon. The signed agreement puts the sale “under contract” and an escrow account is opened. The escrow company acts as a neutral third party that will manage the paperwork and funds required to complete the transaction.

tape-measure-5-1554663While the specific escrow process will vary by transaction and geographical area, here is what a seller can generally expect during escrow. First, if the buyer is getting a loan to purchase the home, their lender will likely require an appraisal. As the seller, it is imperative that you disclose in writing any known problems, defects, or needed repairs (even if the home is sold “as is”). While not necessarily required (but recommended), the buyer may wish to obtain a home inspection. Lenders usually also require a pest inspection. Sometimes an environmental inspection may be necessary (if suspected toxins are present like mold or asbestos). Depending on the property, other inspections may also be required. As the seller, it is important to make your home available for these inspections.

In addition, the seller is expected to provide the full name and social security number of each seller, a copy of the original title insurance policy or grant deed, information on any debt against the property (such as a mortgage, deeds of trust, or home equity line of credit, including names and account numbers), and a copy of a current property tax statement. Your escrow officer or agent will let you know what else may be required. It is also important to be prepared for the final walk through in the final weeks. Once the buyer’s loan is funded and all terms of the sales contract have been satisfied, escrow will close and distribute funds and paperwork. Bring a driver’s license or photo ID, keys to the property, and any applicable warranties to the close of escrow.

set-of-keys-1315125-1279x2110What else should I do? As your real estate agent and escrow company walk you through this process, there are other important things to do for a successful transaction. This includes carefully reviewing all contracts and reports (including the purchase agreement, the title report, and all inspection reports), gathering and providing all HOA documents and contact information, tracking costs and estimates, and making all mutually agreed-upon repairs. Also, it is important that you stay available and reachable during escrow to address any last minute issues that may arise and potentially cause delays in the escrow process. If you are in the midst of a move, be sure your forwarding information available and keep your same cell phone number if possible.

If things have gone smoothly (and we hope they have), you will have successfully closed the sale of your house- congratulations! Be sure to check back for our next series of articles on “What to Expect When Buying a Home.” We hope you have found this information helpful and would love the opportunity to help you in person. Call us anytime and let us know how we can help you!

Investing in YOUR Future,

R.B. Haley Fine Homes and Estates

Did we miss anything? Feel free add comments below with some of your great ideas and/or feedback. Thanks for your input and please remember to share!

R.B. Haley, Inc. 12396 World Trade Drive, Suite 306, San Diego, CA 92128

http://www.RBHaley.com   858.592.4895   CA Lic#01843189/01219416

What to Expect When Selling a Home: Negotiating an Offer

Selling a home is a process, and knowing what to expect at each stage will help that process go more smoothly. By now you have likely found the best real estate agent to represent you, taken steps to get your house ready to be listed to sell, and may have staged your home. So far, so good. Now that your house is looking its best and your agent has likely listed it on the MLS, you can expect to have multiple appointments from real estate agents to show your home to prospective buyers (and possibly one or more Open Houses). Ideally, this will result in receiving an offer from a prospective buyer (or buyers). This brings us to the next stage: Negotiating an Offer.

RBHaleyChessAs you and your real estate agent consider how to negotiate an offer, it is a good idea to revisit some of the questions we posed in an earlier article: Why do you want (or need) to sell your house? What is your time frame for selling? What price range do you need (and want)? Are you prepared to move?

The answers to these questions will help you define what you need and what you want (and where you have room to compromise). Here are some additional negotiating points to consider:

  • Take the emotion out of the negotiation: Realtor.com suggests trying to view your home as a business prospect. Putting aside the emotional attachment it represents to you will help you to negotiate more clearly and effectively.
  • Be informed: When negotiating, have recent comparable sales on hand to support your asking price. Also, be aware of the current lending and market conditions- Is it a seller’s market or a buyer’s market? Are interest rates going up or down? Is housing inventory in your neighborhood low or high?
  • Expect to negotiate: Be prepared to counteroffer. Buyers anticipate that sellers will counteroffer, so again, knowing where you are willing to compromise (and not compromise) will help you focus your negotiating strategy.  RBHaleySignContract
  • What’s negotiable?: In addition to the sales price, many terms of the sale are negotiable. For instance, deciding on who (the buyer or seller) pays certain closing costs may be negotiable. Timing the close of escrow may be another negotiable item. Including/excluding expensive, non-permanent fixtures can be part of the negotiation as well. The strategies are many; consult with your real estate agent to decide what’s best for you and your situation. (And, yes, the real estate broker’s commission fees are also negotiable.)
  • Get it in writing: Any promised or proposed changes to an offer create a counteroffer (which requires a new or amended contract). Be sure to always put everything in writing.

Of course, sellers are not obligated to negotiate offers; offers may be rejected outright or accepted on the terms offered. Whatever the decision, your real estate agent can help guide you through it.  For legal advice, however, it is always advisable to consult an attorney.

Once the final sales terms are agreed upon and the contract is signed, the transaction enters escrow. We will talk more about the “What to Expect When Selling Your Home: In Escrow” in our next article.

Investing in YOUR Future,

R.B. Haley Fine Homes and Estates

Did we miss anything? Feel free add comments below with some of your great ideas and/or feedback. Thanks for your input and please remember to share!

R.B. Haley, Inc. 12396 World Trade Drive, Suite 306, San Diego, CA 92128

http://www.RBHaley.com   858.592.4895   CA Lic#01843189/01219416

What to Expect When Selling a Home: Staging Your Home to Sell

Solana Beach

Now that you have decided to sell your home, found the best real estate agent, and have taken the steps to list your house for sale, what’s next? Let’s talk about “What to Expect When Selling a Home: Staging Your Home to Sell.”

What is home staging? It can take many forms, but to stage a home basically means to emphasize the best features of your home, usually through furniture placement and décor, to appeal to the widest range of potential buyers.

What are the pros and cons of home staging? Most real estate agents will tell you that a staged home will generally sell faster and for more money. A lot of this has to do with the buyers’ expectations; many buyers are looking for a home they can envision themselves living in comfortably (think model home). Some buyers may be able to look past the staging (or lack thereof), but in a seller’s market where buyers are paying top dollar, buyer standards tend to be high.

So what’s the downside? Hiring a professional home stager or interior designer can be expensive. To lessen that cost, some professional stagers can work with the homeowner’s existing furniture and décor, but many prefer to use their own. However, some real estate agents can work with sellers and stagers to deduct the cost of home staging from the sales price, which saves the seller from having to pay this expense out of pocket before the sale. (Read more about how R.B. Haley helps sellers with home staging).

How do I stage a home to sell? First, start by making sure your home is ready to list (in other words, de-clutter, depersonalize, and thoroughly clean). Beyond that, here are some basic home staging tips.

  1. Staging the kitchen: Clear the counter tops (leaving out no more than two small appliances), accentuate with fresh flowers, a cookbook, or fruit bowl, and keep the cabinets, drawers, and pantry neat and organized. (Think pretty, not practical.)subpage-background-1
  2. Staging the living/family room: Place the furniture with the focal point in mind. Group seating for conversations but allow plenty of space to move around the room (this may require removing items). Also, limit items on shelves and replace personal photos with hanging art.
  3. Staging the bedroom: Keep it simple and relaxing (think hotel room). Bedding should be crisp with plenty of pillows. Adding a headboard can be an inexpensive way to add some elegance. Clear dressers of personal items leaving just one or two decorative items. Be sure closets are organized and offer plenty of space.
  4. Staging overall: The goal is warm and inviting. Use neutral colors, maximize space, allow plenty of natural light, and promote pleasant aromas.
  5. Staging outside: Enhance curb appeal by painting the front door, updating the outdoor lighting fixture(s), and accenting the walkway with flowers to make the entry more welcoming. Stage the outdoor furniture in the back yard or patio by opening any shade umbrellas, adding accent pillows to chairs, and placing settings at the table). Landscaping should be clean and neat (such as fresh wood chips and flowers).

If you’re still not sure about staging your home to sell, ask your real estate agent. He or she will know what types of buyers you are trying to appeal to and should have some suggestions about what buyers value. And, if you need a referral to a professional home stager in the San Diego area, give R.B. Haley a call.

Keep an eye out for our next article, which will be covering the next stage in the selling process- negotiating an offer.

Investing in YOUR Future,

R.B. Haley Fine Homes and Estates

Did we miss anything? Feel free add comments below with some of your great ideas and/or feedback. Thanks for your input and please remember to share!

R.B. Haley, Inc. 12396 World Trade Drive, Suite 306, San Diego, CA 92128

http://www.RBHaley.com   858.592.4895   CA Lic#01843189/01219416