NRVLiving - Real Estate. Simplified.

Congratulations to the Queen

Completely random post, but I thought the news was very cool and wanted to share it.

Virginia Tech hurdler Queen Harrison is headed to the Olympics. 

That's right, rising junior Queen Harrison will be representing the United States in Beijing, after taking second in the 400-meter hurdles at the U.S. Olympic Trials.  She's the second Virginia Tech athlete to represent the US at the Olympics.

Congratulations, Queen!

New River Valley Renters - This Post Could Save You Thousands of Dollars!

Scams abound, and one I just read about really hit home to me - wanted to share it here.

We have a lot of renters here in the New River Valley, particularly centered around Blacksburg (Virginia Tech) and Radford (Radford University), but in many other areas of the Valley as well.  The summer is a hot season for renters, as people move in and out around the various school systems and universities.  That hot rental market is also a great place for scam artists to move and "work", as evidenced by this story by Maggie Dokic in Miami FL.

I plan on sending this post to some local law enforcement to see if they have any updates they can provide on how renters can protect themselves, but Maggie makes a couple of good points.

• Check property records online to verify the person signing the lease is truly the owner, or is authorized to sign leases on behalf of the owner.  Each County has its own record system, here are a few:
  
  - Montgomery County (including Blacksburg & Christiansburg records)
  - City of Radford
  - Giles County
  
  
• Be sure to know exactly where the checks will be mailed, so there's a physical address to track.
• If they don't verify your credit, be very WARY!  If they want first and last months rent in cash, RUN!

I'd add that working with a property manager is a must for making sure a property is above board, and I'm happy to hook you up with some of the best - just email me for a list.  Most landlords in the New River Valley are above board and honest, but that's not to say there aren't unscrupulous folks out there as well.  Hopefully some of these tips will help renters in the New River Valley protect themselves a little more, and not experience what this poor family in Miami is up against.

Updated July 1 11:00am - received an email from State Farm agent Eric Johnsen this morning as a follow-up to this post, wanted to share it in its entirety.  He wrote:  "with two large universities we do have a number of student renters.  That's one of the nice things about being a landlord here, we have a large pool to advertise rental properties to.  However, many students are either forced or conned into buying renters insurance.  I am an insurance agent, obviously, and I have something to say about this.  Some property managers require renters insurance, and if that's the case it's hard for the renter to overcome.  Some insurance agents sell it, and this is where we can run into a problem with unscrupulous business practices.

If the student lives with their parents when they are NOT attending school, and the parents are homeowners, it is very unlikely that the stdent needs additional coverage.  Their personal property is covered under their parents' policy, subject to the policy deductible.  The liability coverage would extend from the parents' policy as well.  If the student had to evacuate and live elsewhere (such as when Katrina hit New Orleans and students were scattered), the policy wouldn't extend for THAT additional living expense. 

Insurance agents who are selling this policy to those students who already have coverage is a bit questionable.  If that person is no longer a student, out of their own living the big life now, THEN it's time ofr renters insurance.  Otherwise, as long as they fit under mom and dad's umbrella as a permanent resident of the household than they should be covered under their parents' homeowners policy."

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Is Roanoke Regional Airport Saying Goodbye To Its Last Flight?

I read yesterday on Jim Duncan's blog that he had been contacted by the Business Travel Coalition, who's email stated that Charlottesville could be an endangered airport due to, among other things, rising fuel costs.

The email sent out said that Charlottesville was one of 100 regional airports that are being threatened.  "Well", I thought (and yes, I typically think with quotation marks) "Roanoke is a regional airport, could they be on that list?"

Turns out that they are, along with Alexandria, Charlottesville and Newport News.

I can't imagine that Roanoke Regional would shut down; I think it's much more likely that we're talking about reduced flight loads (which, if you've been to Roanoke Regional on a weekday afternoon it's hard to imagine even fewer flights!), but the Business Travel Coalition got my attention. 

It's all in how you spin it, I guess.

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Put On Your Walking Shoes

Inman News today highlighted the Walk Score site, which is a really cool tool with a simple yet increasingly important purpose ...

How walkable is your community?  Any ideas?

The idea of Walk Score is to determine the distance between an address and other walkable locations - like coffee shops, restaurants and grocery stores - and calculates a score for each location.  A score of < 25 and you'll probably have to drive, but as gas prices continue to climb I think this is a pretty cool tool for all of us.  I know I was surprised at some of the results:

• I looked up my old house, (15 rating)
• and then I looked up my new house, (42 rating)
• and then I looked up a downtown Blacksburg building. (80 rating)

Pretty neat, and awfully useful.  Think home buyers wouldn't use this to compare neighborhoods?  While it seems simple and trite, I think it has potential to be another supporting factor to urban core renewal.

Thanks to Waqas Ahmed.

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Remember - It's All About Control

Kudos to The Roanoke Times Blog for jumping all over this ...

I understand they have to go through the due process, but I'm VERY interested to see how the rule on this Special Use Permit given what else they've shot down.

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Spidey Girl

It's officially summer now, and I'm back in my annual love affair with baseball again.  Thanks to Darla for sending this video in, although I can't believe she thinks it's actually real.  C'mon D!

Workforce Housing in Blacksburg

There are some issues to work out, of course, but Blacksburg has an opportunity to show they're really serious about affordable housing in Town - or what COULD be in Town.  Will Montgomery County and Blacksburg learn to play nice?

I hope so, they really need to. 

From the Roanoke Times blog

Affordable housing in question

Can we tweak the line?

Is there a connection between climate change and affordable housing?

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Good News For Blacksburg Real Estate Investors

More good news for Blacksburg real estate investors.

If you have questions about investing in Blacksburg real estate, whether or not investing makes sense in a college town (because it doesn't always), or want advice on property management, email me and we'll run an investment analysis for you.  The numbers don't always work, but we'll take a look with you and help you decide.

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Blacksburg's University City Boulevard To Close

From Blacksburg Alert:

University City Blvd. Road Closure Beginning Friday, June 20 until the end of July, the right lane going north, (heading away from Prices Fork Road), on University City Blvd will be closed. This lane closure will be from 7 a.m. until 7 p.m., Monday through Saturday. This closure is necessary for sidewalk construction.

For more information, call the Engineering and GIS Department at (540) 961-1126.

University City Boulevard is so heavily traveled, I predict that local police will be responding to some accidents there.

Click here to sign up for Blacksburg Alert and be notified of happenings around Town.  If anyone knows of similar services around the area, email me and let me know.

Kids Say The Darndest Things

I mentioned a few weeks ago that Christiansburg Town Council member Brad Stipes had started writing a blog.

He recently wrote that he had participated in a Q&A with 5th grade students at Christiansburg Elementary.  The Councilman wrote that the topic at hand was what the kids thought made Christiansburg a great place to live, and what could make it even better.  Their responses were funny, enlightening, and - in some cases - dead on.  An excerpt here, make sure to read the whole article - and the comments - for a good chuckle and some thought-provoking comments:

• Matthew E. will run a recycling program in Christiansburg when he grows up - "Did you know there only about 2 - 5 recycling places in Christiansburg?  I have said that because I think that Christiansburg needs a recycling program where people set out bins and put what they want to recycle ..."
• I see a future Christiansburg Town Planner in Levi - "I'm concerned about the Huckleberry Trail Bridge.  I think that you should not buy the cheapest bridge you can find.  Because it would look bad to the town of Christiansburg and would ruin the economy.  I also think you should get a bridge that is steel and silver, that is fancy on the side..."
• Tiffani really understands aging - "I think we need a new Christiansburg Elementary School.  This school is 45 years old.  In fact, the school gets older and older each year ..."

Maybe it seems to be more difficult than the kids realize, but I think there's some real truth to what they say.  Christiansburg needs to beef up - well, perhaps START - it's recycling program.  The Town should be forcing developers to provide homeowners with greenspace and recreational opportunities, rather than building and paving every square inch of land.  Christiansburg is certainly not without fault, but it's refreshing to see Brad Stipes - and the residents of Christiansburg - getting so involved. 

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See The New Blacksburg Farmer's Market

From Blacksburg Alert:

Farmers Market Public Meeting The Friends of the Farmers Market will be hosting a public meeting to present the preliminary design for new Farmers Market structures and a public park on Wednesday, June 18th from 7 - 9 p.m. in the Police Department Training Room, 200 Clay Street.

The Farmers Market has been working for more than a year to develop plans for redeveloping the current market structure and parking lot on the corner of Roanoke Street and Draper Road. The concept includes new market structures for vendors, reorganizing the parking spaces and vehicular access to the property, development of an open public park, and venues for special events and music activities. The redevelopment efforts have been championed by the Friends of the Farmers Market in partnership and support from the Town of Blacksburg. More information on the Farmers Market can be found at www.bbfarmersmarket.org.

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Who's My Agent? Can I Get An Agent, Please? An Explanation of Agency in VA.

There's a frequent topic in the real estate world, and it involves who represents who in the transaction.  There are some real positives to understanding who your agent is working for; sometimes you might be surprised at the answer.  Here's a breakdown of Agency in VA, particularly if you're looking for an agent in the Blacksburg/Christiansburg/Radford area:

Seller's Agent - The Seller's agent works for, and is representing, the seller only.  Most of the time this is the listing agent, but there are times (called subagency), when when it's not just the listing agent.  More on this next.

Subagent - with subagency, the agent may be working with a buyer, but they still represent the seller.  When an agreement is not in writing between buyer and agent, subagency exists.

Buyer's Agent - buyer has agreed, in writing, for an agent to represent them in the transaction.  Buyer's agent has a responsibility to protect the client's interests, and is prevented from sharing confidential information with the other parties to the transaction.

Dual Agent - one agent, two parties (a buyer and a seller).  This is not a good position to be in, not only if you are the buyer or the seller, but also the agent.  As an agent, your role as an adviser and negotiator is eliminated, and you can provide little more than the facilitation of paperwork back and forth between both parties, and the scheduling of inspections, etc.

These are the main roles an agent can play in a real estate transaction in VA.  Although all are legal within the Commonwealth, I will not practice dual agency.  It's just my personal opinion that if a seller hires me to represent them in the sale of their home, then I can't adequately represent the buyer in that same sale.  Likewise, if I'm working with buyer to find them a home, I can't provide them the advice they need to negotiate and purchase one of my listings.  I don't like to do that - I want to give you my 100% full representation, and I'll foregoe a little extra money to do that. 

It's interesting - I was with an attorney recently and I listened as he took a call and explained that he couldn't advise the caller in that matter because he was advising one of the two sides of an upcoming case.  If an attorney can't do that, I don't think it should be right for me to do that, either.

What do you think?

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Top 10 Blacksburg VA Homes For First Time Buyers

 

Photo Credit

Seems like every year, we work with folks looking to buy their first home in Blacksburg.  They're in various stages - recent graduates, newlyweds, singles either working or studying in the area - and home ownership is often high on the list of priorities.  So I thought I'd take a look at some of the homes for sale in Blacksburg that are excellent buys for first-time buyers.  According to the New River Valley Association of REALTORS, the median sales price in 2007 of homes in Blacksburg was $218600, so we'll use $220000 as our ceiling for the search.  In the future, we'll look at other areas of the Valley, but for now ...

Top 10 Blacksburg Homes for First Time Buyers

1. 1781 Liberty Lane, Unit #55 - Part of a newly renovated complex on South Main Street, these units have received comprehensive remodels.  Everything in these units was renovated and upgraded except for the windows and the walls, and they've proven to be good values.  Prices in the complex have not climbed rapidly since the project began in 2006, likely due to the addition of more than 200 condos into the market in the last couple of years, but while the price point stays down - for now - and the First & Main development continues to head towards completion, I expect we'll see a jump in values here in the next 24 months.  This unit is what's considered the "Standard" model for the complex.  Features in the "Standard" plan include digital thermostats, glass-top stoves, built-in microwaves, new flooring, new heat pumps, and more.
2. 1731 Liberty Lane, Unit #84 - Part of a newly renovated complex on South Main Street, these units have received comprehensive remodels.  Everything in these units was renovated and upgraded except for the windows and the walls, and they've proven to be good values.  Prices in the complex have not climbed rapidly since the project began in 2006, likely due to the addition of more than 200 condos into the market in the last couple of years, but while the price point stays down - for now - and the First & Main development continues to head towards completion, I expect we'll see a jump in values here in the next 24 months.  This unit is what's considered the "Standard" model for the complex.  Features in the "Standard" plan include digital thermostats, glass-top stoves, built-in microwaves, new flooring, new heat pumps, and more.  This is a third-floor unit, so there are no residents living above you, and there is a nice view from the end of the home.  Seller is offering a carpet allowance in this one - there was a cat who liked to dig at carpet ... really weird!
3. 1255 Sweeny Road - 1000 square feet, on an acre in Blacksburg, for less than $220000?  Absolutely, but you'll have to put a little elbow grease into it!  This is a great little 3 bedroom 1 bath ranch on the outskirts of Blacksburg, on a private drive off of Ellett Road.  Features include a large one-acre lot, hardwood floors, ceiling fans ... it needs some updating and cleaning, but some paint and attention to detail would make this really stand out fast.  
4. 1903 Sussex Road - in the same general area as the two on Liberty Lane, this is a two-level, 2 bedroom 1.5 bath townhome that the owner has remodeled throughout.  New laminate hardwood floors, an entirely new kitchen with countertops, new cabinets, appliances and ceramic tile backsplash ... this one is completely turnkey, and includes all appliances - including the stacked washer and dryer.  I think the location of this makes it a great buy ... it backs up to Nellie's Cave Park, a Town-maintained park with picnic shelters and ball fields, but it also has public transportation right outside the door, and the HOA is really great.  All in all, for the money, this is one that's going to be hard to beat, I think.
5. 335 Charles Street - part of a townhome complex called Piedmont, this home is one of just a few that offers one level living in a Blacksburg townhome.  It's been partially remodeled, which leaves the new buyer an opportunity to really make some changes in the kitchen (while functional, it needs updating), but the major systems of the house have been updated, including the one full bath.  It's a 2 bedroom 1 bath model, which many of the homes in Piedmont are, and the HOA is again one of the best.  Values in Piedmont have held well over the last several years, and are likely to continue as no new townhomes in this price range are being built right now.
6. 305 Chowning Place - can you say Hethwood?  That's one of the biggest reasons why I think this is a Top 10 home for a first-time buyer in Blacksburg, because it's part of the Hethwood community which has been a great value for many years.  Walking trails, pool usage, fields and recreational facilities are all literally steps from your front door here.  Once inside, you'll find a 1 bedroom 1 bath townhome, with a loft area for a second bedroom.  That's probably why this has been on the market for so long (138 days as of this post), the one bedroom can be limiting for some buyers, but with the loft space that's easily convertible.  As a former - and several time - resident of Hethwood, I can tell you firsthand that values here are strong.
7. 110 Canterbury Court - The neighborhood this townhome is part of, Oak Manor, is also in the Hethwood group, which is a big bonus.  The homes here a little older (built in the early 70's), but many of them have been renovated and they are often in high-demand.  Most are three-story units, with partially or fully-finished walkout basements, which gives you a nice private place to relax.  This particular home has the popular 3 bedroom, 2.5 bath layout (some have one less full bath, which is a detriment), and although it's been rented the last few years it has new vinyl, insulated windows which will save a first-time buyer a LOT of money in heating and cooling bills.  Sits on a nice, private culdesac. 
8. 1315 Palmer Drive - A quaint ranch-style home on a good lot in Highland Park.  And oh yea - it's under $200000!  This home actually went under contract very quickly (< 2 weeks), then came back on the market earlier this month.  I don't know the details of why, but I do know a good first-time buyer value when I see one!  3 bedrooms, 2 baths, 1700+ square feet in Highland Park with hardwood floors, heat pump, radon system and a home warranty - all things a first-time buyer in Blacksburg might be interested in.  With some landscaping outside, this one could be a real diamond.
9. 116 Camelot Court - Like 110 Canterbury Court, this home is also part of the Hethwood and Oak Manor group.  It has 3 bedrooms, 2 full and 2 half baths, and has been renovated extensively, both inside and out.  This is one of the nicest I've seen in Oak Manor in quite some time - prefinished hardwood floors, insulated vinyl windows, ceiling fans ... and then there's the backyard!  Make sure to check out the photos of the terraced backyard with brickwork, they've done a really good job with it.  This is a must-see if you're looking for a townhouse in Oak Manor.
10. 1700 Trillium Lane - Built by one of the best builders in the area, Progress Street Builders, this is a really nice two-story, 2 bedroom 2.5 bath townhome with a feature rarely seen in Blacksburg - a master bedroom front porch on the second floor.  Features in this home include 9' ceilings, 7" baseboard and double crown molding, hardwood and tile floors, and recessed lights.  At 1480 square feet it's a little smaller than some of the other homes a first-time buyer might look at, but the features definitely set it apart.  No garage, which might rule out some buyers, but with the fairly mild winters we have here in Blacksburg that might not be a concern for a first-time buyer.

Call Me, Twitter Me, Email Me

So there you have it - the first in a series of posts entitled "Top 10 Homes for First-Time Buyers".  Hope you enjoyed learning a little more about Blacksburg VA homes that a first-time buyer might consider, and if you'd like more information about these homes, or the Blacksburg real estate market in general, email me, find me on Twitter, or use that old fashioned telephone and call me at 540-998-4731!

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Where CAN You Build It?

That's the question asked by outgoing Blacksburg council member Paul Lancaster after last night's 4-3 vote, turning down the proposed Sonic in the First & Main development. 

Wish I had the answer.  I've had two calls from friends this morning asking about the issue, and other than referring them to other posts on the topic, I don't know what to tell them.  I think we're making a mistake, arguing over loudspeakers in a retail center.  If the Sonic was to go where I think it was to go, I am virtually certain that there are louder, more nuisance-creating shops, service stations and the like throughout Town that are closer to residential areas than this would've been.

Before you tar and feather me ... I agree with one of the points against Sonic.  First & Main is a pedestrian-oriented facility, and the footprint of a Sonic certainly doesn't encourage walk-up traffic.  However, if I'm reading the tenant plan from May 18 correctly, it looks as if the location of Sonic was probably Outparcel #5, fronting on South Main Street.  Surely the traffic plan could have been modified to prevent pedestrians and cars from interfering with each other ...

Download first_main_tenant_plan.pdf

So what to do?  Listen, it's a Sonic, I don't know that I care that much about the fact that I can't get a $.99 milkshake (do they REALLY put milk in there, anyway?).  What I'm more concerned about is the fact that we're showing these retailers we're going to make it REALLY difficult to do business in Town limits.  That's disappointing.  And we're telling up and coming businesses, like Modea, or Mailtrust, or <insert CRC tenant list here> that we're not serious about providing their employees quality of life options.

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A Sonic Boom

What is - I think - a pretty good editorial regarding the latest First & Main controversy ...

council must issue permits consistently and deny them only for a compelling public reason.

Is Council issuing permits consistently, and denying them only for a compelling public reason?  To me, it seems not.  It seems that Council is going to make it difficult for Fairmount to proceed on every point.  Is that what we want our retailers seeing?  As our elected officials setting us up for long-term failure, as developers and retailers alike decide to bypass Blacksburg because of changing rules?  I know for a fact two developers who have told me personally they'll never build in Blacksburg again ... it seems to me we're sending the wrong message. 

As our population grows - and it will grow - will we be able to provide the retail, residential and public service infrastructure?

UPDATE Tuesday 7:30am - watch the fireworks tonight at Blacksburg's Town Council meeting.

UPDATE Friday 9:30am - editorial from the Collegiate Times

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The Language of Building, Part Deux

Last month I mentioned that I had received an email entitled "The Language of Building" from Progress Street Builders.  Today, I got Part Two.  Here it is:

• Punch list: There are literally thousands of details that go into the construction and finishing of every new home. Although we monitor every phase of the building process to ensure each new home reflects our promise of excellence, there are always a few final details that need extra attention before our buyers take ownership of their new home.
  
  To take care of these final details before close of escrow and move-in, we schedule a final home inspection with our clients, from which a "punch list" of incomplete or unsatisfactory items may develop. Our goal is to address every item on the punch list as soon as possible.
  
  Many people are familiar with punch lists that are developed just before or after they move into a new house. However, punch lists are often used throughout the building process to track items that need additional attention. In this way, an absolute minimum of finish items remain when a house is completed and ready for final inspection with the owner.
• Certificate of Occupancy (or CO): Before any homeowner can move in to a new home, we must obtain a Certificate of Occupancy, or CO. This is a required approval by the local building authority certifying that the house meets all code requirements and is ready to occupy. We provide the CO to each homeowner during the process of closing escrow. It's a good idea to keep the Certificate of Occupancy in a safe and secure place, such as a safe deposit box.
• Implied warranty: Under state law, an implied warranty makes the builder responsible for the condition and building code compliance of each new house the builder completes. Put another way, an implied warranty provides assurance that the home has been built to basic safety and health standards.
• Expressed (or explicit) warranty: In addition to the implied warranty, high-quality builders across the country also offer an expressed (or explicit) warranty. This warranty, which differs builder to builder, outlines the terms, procedures, and responsibilities for maintaining the home after the sale. The warranty also offers a procedure to be followed if the homeowner experiences problems with the structure, finishes, or mechanical systems of the house within a specified time frame, which may be anywhere from one to perhaps 20 years.
• "Closing" is the slang term for 'close of escrow': the process for transferring the deed and title to the house and property from us to our homebuyers. Before closing, we make sure we have completed the house to everyone's satisfaction. The closing marks the end of the home building and buying process.

These terms only scratch the surface of the builder's vocabulary. You can add to your housing language skills at 'Contractor's License' website, for a free online glossary...

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Which Super Villian Are You?

I went to find out which Super Villian I was.  I don't know why - maybe there was nothing on TV and someone sent it to me?  Anyway, I'm Lex Luthor, a self-professed genius who makes his home in a flying city suspended by an airship. 

Hmm, on second thought - yea, that sounds about right.  Who are you?

You are Lex Luthor

Lex Luthor 58% Apocalypse 55% Dr. Doom 53% Juggernaut 49% Kingpin 46% Magneto 42% Venom 40% Green Goblin 37% Dark Phoenix 37% The Joker 36% Riddler 30% Mystique 25% Catwoman 25% Poison Ivy 24% Mr. Freeze 23% Two-Face 13%

A brilliant businessman on a quest for world domination and the self-proclaimed greatest criminal mind of our time!

Click here to take the "Which Super Villain are you?" quiz...

Review New Housing Plans For Blacksburg

If you're interested, you can check out the proposed plans tonight for the 29-acre, affordable housing project planned for Blacksburg. 

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The State Of The Market - May 2008

Improvement overall in the market, and a slight improvement over last month.  A 16% increase in the number of homes sold in May versus April, with a drop of a month and a half to just ten months worth of inventory.  That's better than what we saw in January, and similar to what we've seen over the last few months (see the rest of 2008 here).  Again, we're looking at how long it would take to sell the existing residential inventory in a particular area, if nothing else came on the market until supply was exhausted.  Anything over 5 months is typically a buyers' market, and anything less than 5 months is typically a seller's market.

Area	Active	Sold	Absorption Rate	Buyer/Seller Market
Blacksburg	250	54	4.63 Months	Seller - Balanced
Christiansburg	309	50	6.18 Months	Buyer
Montgomery County	79	6	13.17 Months	Buyer
Floyd County	106	4	26.5 Months	Buyer
Giles County	53	9	5.89 Months	Balanced
Pulaski	109	15	7.27 Months	Buyer
Dublin	115	12	9.58 Months	Buyer
Radford	118	17	6.94 Months	Buyer

I'm going to leave it at that this month, simply because it's been a broken record over the last few months - inflated inventories, longer selling times, a buyer's market.  That's a good thing, honestly - some balance in the market will be good, in the long run. 

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An Insider's Look At Blacksburg's Mount Tabor Meadows

On Tuesday, I was fortunate enough to have the chance to see up close and personal a new home community being built in Blacksburg.  The community is called "Mount Tabor Meadows", and it's a project being built out by Green Valley Builders.  I've mentioned it briefly before.

So what?  There's a lot of construction going on around Montgomery County, what's so special about this one?

Mount Tabor Meadows is building these homes to be Earthcraft-certified, and they're working hard to assure that each home exceeds the Earthcraft standards.  It's one of the first times in recent memory that we've seen a builder locally truly practice the green model with new construction on a large-scale basis, and I'm glad to see it come.

A link to the project's "Green Checklist".

How is an EarthCraft house certified?  It starts with the builder joining the EarthCraft House program, attending training, and registering as an ENERGY STAR partner.  But it doesn't stop there ... when a home is being built to EarthCraft standards, the builder must participate in a design review with EarthCraft House staff and do a walkthrough with that same staff, as well as pass a final inspection by an EarthCraft House inspector.  Other requirements include:

It's no joke, and these guys seem to be taking it very seriously.  I'm glad to see their project beginning to take shape - if you'd like more information on the project, or a personal tour of the site and available homes, contact me and we'll set it up!

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