Listing Your House For Sale By Owner

Houses for sale by owner are more common than ever. The "by owner" method used to be thought of as unprofessional but that's no longer the case. There's plenty of advice available in Internet FSBO (For Sale By Owner) discussion groups where "houses for sale by owner" buyers and sellers congregate to talk about their experiences.

A house for sale by owner means that a Real Estate Agent (REA) is not involved in the transaction. Since the average person moves every three to five years, and the average REA commission runs from 6,000 to $ 10,000, the FSBO route can save over $ 100,000 in agreements over the average lifetime! But there is a price to pay in return for saving those transactions because the seller will have to perform the duties the REA customarily performances.

What are those duties? It starts with advertising the home and arranging the showings, but it also includes making the legal disclosure requirements, purchase and sales agreement negotiation, arranging for title transfer and closing, plus handling the other details that inevitably come up before the deal closes.

You can be part of the house for sale by owner trend without having to be 100% on your own. If you're concerned about the legal aspects of selling your home, you can hire a Real Estate Attorney to navigate the legal maze for you. What kind of legal issues do you potentially face? Here are just a few:

Completing the Residential Property Disclosure Form.

Completing the Lead-Based Paint Disclosure Form.

Distributing the EPA's Lead Based Paint Hazards Booklet.

Drafting the proper Warranty Deeds.

Drafting the Real Estate Purchase and Sale Agreement.

These are not tasks to be undertaken by the uninformed! If you're considering selling your home FSBO and feeling a little nervous about all that it entails, you're not alone. Fortunately, there are many FSBO guides and for sale by owner tips to help you out and they're all on the Internet!

Houses For Sale By Owner can also be listed on FSBO web sites and in publications which are the functional equivalent to the Multiple Listing Service (MLS) used by Realtors. Actual MLS listings are also available for a flat fee of around $ 250 to $ 600 depending upon where you live.

You can also list your home in many of the Real Estate Classifieds magazines that are given away at newsstands and convenience stores. All of this helps to generate traffic to your home so you can be part of the money-saving House For Sale By Owner trend!

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Source by B Shelton

Selling By Owner: Price Your Real Estate To Sell

Something held in common by all home sellers is the desire to sell in the least amount of time and for the most amount of money. To achieve that goal you must first price your house appropriately. If you price too high your house will not sell. On the other hand, if you price too low you stand to lose a reasonable amount of money. Therefore it is essential that you determine the fair market value of your home.

There are two general factors to consider when determining the sales price of your home:

    1. Your personal time schedule. If you are under pressure to sell your house quickly it may be wise to price your home slowly below fair market value to attract more potential buyers. If you enjoy the luxury of selling at your own pace then you can price your home closer to the fair market value, giving yourself time to find the right buyer. 2. Current Market Conditions. If there are many homes for sale in your area then you may have to discount the price of your home to help it get more attention. Conversely, if there are few homes for sale in your area then you can expect a sell closer to your asking price.

What is the fair market value of your real estate?

There are a couple of methods by which you can arrive at a fair market value for your property on your own. In an agent-assisted real estate transaction, the agent can help you set an asking price by looking up recent comparable home sales in the local multiple listing service (MLS) database. Most likely, you do not have access to the local MLS system for this information.

For this reason, it may be beneficial to pay for a professional appraisal of your property. Appraisers also have access to recent comparable home sales and use up to three methods of arriving at a fair market value for your home. When a buyer seeks financing to purchase your property, they will need an appraisal to establish value in the eyes of the lender. So it does not hurt to have that value established in the beginning. Showing a buyer a professional appraisal of the property can give the buyer added comfort that your asking price is reasonable.

You can expect to pay $ 300- $ 500 for a professional appraisal. Due to the cost, many home sellers try to establish a fair value on their own. If this is your preferred method, consider the following.

What are similar homes selling for?

Other homes that are for sale in your neighborhood are probably your best resource for determining value. Visit these houses and gather as much information as you can about the homes and then compare those homes with your home. Compare square foot, number of bedrooms, number of bathrooms, lot size, and any unique features. Seeing what similar homes are selling for will give you a good idea of ​​a price range you can expect for your home.

Search the Internet

Most states require that property transfers be published in a local newspaper, so you can easily search the online archives of recent home sales in your area. You can also search real estate websites for homes that are comparable to yours to see what they are listed for, but remember, this does not give you knowledge of what the properties actually sold for.

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Source by Nate Garin

10 Reasons It Pays To Use A Realtor

Real estate transactions are complicated and can be cost if completed incorrectly. There are ten reasons it pays to use a Realtor. After you have decided to purchase or sell a home, then it is time to find the right Realtor. However if you are only thinking about buying or selling, you can browse the availability on your own.

Once you have made the decision to buy or sell a home, now you need to find the Realtor that will make that purchase or sale as easy and quick as it can be.

The reasons it pays to use a Realtor are very economical when you figure in the amount of service you will receive for the price you will pay. Here are those reasons.

1. Your Realtor works, looks, and negotiates with your best interest in mind.

2. You will be shown a clear understanding of the financial options available to you.

3. Your Realtor will provide a clear diligence during the evaluation of the property. This will likely include:

a. Inspections for termites, dry rot, asbestos, faulty structure, roof conditions, septic tank, and well tests.

b. They will look to make sure there are not any title issues with the home that you need to be aware of. Like a lien against the title of the home.

c. The Realtor will find professionals to conduct all of these areas of the investigation on the home.

d. They will also conduct a search of the correct ownership of the home.

4. A Realtor can help you to negotiate a good deal for the property you look to purchase or sell. Realtors with experience are used to looking for signs and areas that can be negotiated to get the most for the person they are representing. In recent studies it was proven that on average the home sold by a Realtor will sale for roughly $ 20,000 more than if it was sold by the owner. So if you are the seller the Realtor can get more money for you, if you are the buyer, your buyer agent can negotiate a fair price for the purchase of the home for you.

5. The Realtor is trained and has a wide variety of homes available to help you find the right home for your needs. A Realtor can show you homes that are listed exclusively to them, and there before you can only get going through their service.

6. A home that does not appear on the open market, may take some investigating to find the listing information. Therefore, you Realtor can take the time and has the resources to get the information you would need on the home.

7. Your Realtor also has the tools and connections to make you aware of the buying power you have. They will help you look at your down payment; purchasing options and borrowing options that can help you find the home of your dreams. They can help you set realistic expectations to what your options are for purchasing a home.

8. The Realtor can help you to list your property with the right agencies and in the right manner to make sure you get the most coverage for the property you are selling.

9. Your Realtor will be able to evaluate the buyer or sellers proposal with out jeopardizing your negotiation power for the property involved.

10. Finally your Realtor can help complete the purchasing and closing documentation on the home. They will make sure that all of the legalities involved are followed through with in the correct manner.

Now that you know the reasons it pays to hire a Realtor, you can start the interview process to find the right Realtor for you. Keep in mind that you will want to interview at least three realtor's, ask many questions and make sure they have the experience you want and need in a Realtor. The right Realtor can make a world of difference in the real estate process.

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Source by Tina Abraham

For Sale by Owner – The Ultimate Guide, Part Five – Showing Your Home

Welcome to Part Five of FSBO: The Ultimate Guide.

You've prepared your home and put it on the market – it's time to get people in to see it.

A few initial ideas for you to consider when showing people round your property:

When showing people round, always have yourself and a friend / spouse present. Showing with one person can be stressful if there's a few parties coming around, and it's good to have back up and support. It would be a good idea to make pets scarce too – some people are not keen on them, they can get excitable too – best drop them off with a friend. Keep all valuables out of sight too, locked up somewhere safe.

Keep all rooms as bright as possible, and have all curtains folded back, lights on if necessary.

As you gain experience in showing people round, you will find that you become more relaxed as you do your introductions and tours round the house. You're not trying to close a deal here, just to introduce people to the property and let them make up their own minds as to whether they are interested. If someone is interested in the property, they can make a formal offer in writing from their lawyer. Your not under any pressure here to make any social or verbal commitments at this stage. Take your time, you'll be showing a lot of people round! All negotiations take place through your relevant lawyers, you can be polite but firm if someone is insistent.

Set Days for Showings

You may want specific days that you set aside for showing your home – you can put this in your listing too. Make sure you are flexible though, and do your best to let everyone see the house who wants too -you never know who that special visitor will be. Always make sure you are ready and on time for potential buyers, and have some coffee and biscuits ready for them!

When people arrive and you show them around, do not take any comments too personally about your home. You'll get used to handling people and showing them around. It's easy! We recommend giving people a brief tour of the property, and then let them wander around on their own, to let their imagination wander. You will get to know what kind of questions people ask, and you can hone your selling skills, and promote all the great features of the property.

What matters now is that your showing as many people as possible, and the property looks as good as it does in your listing!

Building Rapport

Once your visitors have been around your property and seen everything the property has to offer, you can invite them to ask you any questions about it. You can also use this as an opportunity to sell the house, and the surrounding area. You can sell the neighborhood, the neighbors etc. Where do they like to shop? What do they do in their spare time? If you can find a little bit about them, you can build on that. Are there areas for kids? What is the local city center like? What is there to do? If there's not much to do, you can sell the peace and quite you can get there! There's always a positive you can spin.

Remember never be tempted to enter into negotiations with a buyer on the night. There's no need, and you can explain that to a buyer if the occasion arises – that all offers will be deal with through proportional lawyers.

You may prefer to show several parties the property at the same time. Good idea – you can show the home to more people with less effort to yourself, and also create a sense of demand. Great!

Create Interest

Maybe you want to put a sign up outside once you have a few appointments booked? It's good publicity, and can create some local interest. There is a more relaxed atmosphere with an 'open house' too – more people and more of a party atmosphere.

You can also printout a list of all the features you mentioned in your listing if you want, so people have something to look at and take away with them after visiting the property. A simple A4 printout would do, with all the features you mentioned, and even features of the local town and amenities. You can also put your contact details and photograph of the property.

Good luck and go for it!

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Source by Steven G Reid

For Sale By Owner – How To Sell Your Home At The Right Price

Pricing the property is one of the hardest things to do when selling your home For Sale By Owner (FSBO). Pricing your home right, is an important first step. A step you must do with out the benefit of a realtor.

Today's savvy buyers are very price conscious and will not even make offers if they feel it is over priced.

There are many factors that can affect your bottom line. Like what you own on your mortgage, how much you have spent in home improvements over the years and what the market in your area is doing right now. Many times you need to make a profit on the sale to purchase your new residence.

The fact is no matter how much sweat, tears, money and mortgage you put in your property. It does not even matter what you think it should be worth. Your home is only worth what a buyer will pay for it, in other words, what the market will bear. After all, why should a buyer pay more for your home than for a neighbor's home similar size and condition?

But, what is a realistic market price for your home?

Here's how you can quickly determine the price of your home. Look for homes around your area that are for sale that have similar characteristics as your home. Figure out what the average price per square foot is in your area. Also look up online the median price for houses like yours in your area. There are many website like BuyFSBOusa.net that will give the median price for homes that have recently sold in your area.

Once you have the square footage price and the median price, take the average of the two prices and price your house 1% lower then the average. This will attract the best buyers and give you the competitive edge over the competition. If you can get people to compete when buying your house you will get more than FMV.

Make sure you look at all the following details when comparing your house to others in the market

– Square footage

– Number of bathrooms and bedrooms

– Upgraded kitchens and / or baths

– Condition of home and landscaping

Often pricing your home correctly to start with will keep for from, having to pay for renovation or improvements to get your home sold quickly.

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Source by G Allan Roberts

Should You Sell Your Home Short If You Can not Refinance?

There are a lot of people in a really tough position with their house right now. You can not afford your mortgage payments, you do not qualify for a refinance, and you can not even sell because your property value has dropped so much that your house is worth less than what you owe on it. You may have gotten behind on your mortgage payments or you may be budgeted so tightly just to make your mortgage payments that you can not afford to pay your other bills or buy basic necessities.

If you are in this difficult position, one option you may want to consider is something called a Short Sale. In a short sale, a homeowner and a mortgage company come to an agreement that the mortgage company will accept less as payment on your mortgage that what you owe. They then forgive the rest of the amount that was originally owed on the mortgage.

A short sale can be a benefit to both the mortgage company and the homeowner. The homeowner can get out from under the house they can no longer afford and start over. They no longer have to worry that their house will ever go into foreclosure. The mortgage company benefits from the house not going into foreclosure because mortgage companies are not in the business of selling homes. It's a hassle for them with a lot of associated costs and paperwork. They end up having to sell it for less than it's worth anyway during foreclosure. In a foreclosure, you are responsible for the reminder owed on the mortgage, so they have to spend time and money working with you to pay the money back as well. So a short sale is usually much more attractive to a mortgage company than a foreclosure.

There are drawbacks to a short sale. First of all, you will not be able to sell your home and buy a new one with the proceeds. You'll have to find somewhere else to live; either a rental or with friends or family. Your credit will get dinged when you have a short sale on your record. It will not hurt your credit nearly as much as having a foreclosure, but it will be a negative mark. Depending on your State and local laws, you may also have some tax responsibilities after the sale. Speak to a tax professional about this.

With the high number of people currently facing these difficult choices, many mortgage companies are willing to work with homeowners to do a short sale. There are, however, some mortgage companies that are not. This decision is entirely up to them. There are some factors that may influence them one way or another depending on your circumstances, such as how far the home has dropped in value below the amount owed on the mortgage.

Take some time to decide if a short sale is right for you by gathering the information together first. Talk to your mortgage company about your options. If you are having financial difficulty that is temporarily temporary, your mortgage company may have other programs that can help you get back on your feet, instead of doing a short sale. Once you have the information gathered, sit down and consider what the right choice is for you and your family. Every situation is different, so this is something only you can decide.

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Source by J Suffie

4 Easy Tips to Sell Your Home

It's spring, the busiest time of year when it comes to buying and selling real estate. If you want to sell your home, make sure your house looks its best during these next few months. Since I have a background in real estate, I thought I would share some important tips that are easy to carry out but are often overlooked. Here are 4 tips to help your home sell:

  1. Fix your front yard. Are the bushes out front bigger than your house? If so, they definitely need a trim or need to be removed all together. No one wants to buy your house if they can not see it. Landscaping can be the most important detail to sell your home. Why? Your front yard is the first impression of your home. Make it a good first impression. That means you should mow your lawn, paint your front door, and clean up any dirty spots. Once the cleanup is done, ask yourself: "If I did not live here, would I want to go knock on the front door?"
  2. Clean up pet smells. No one wants to buy a house that smells like a cat or any other animal. If you own a pet – a dog, cat, or house pig (yes, some people have pigs as pets) – be sure to really clean your house. Get rid of any hair and smells that your beloved pet leaves behind. Be sure to give old carpet a good cleaning since it can trap in bad smells.
  3. Clear out the clutter. Be sure to pick up personal items and your kid's toys. Having stuff lying around your house distracts buyers and makes your house look messy. Put your stuff in plastic bins and store them in your garage or shed. You want to keep your closets clean. Buyers love lots of storage space so your closets can be a big selling point.
  4. Get a great real estate agent. This is the best advice I can give to sellers. A great agent will give you even more tips that can sell your house faster.

If you follow these 4 tips, you can bet an offer on you home will not be far behind!

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Source by Dave Ramsey

Successfully Selling Your Home WITHOUT a Realtor

I was a realtor for 20+ years and now help run a website for FSBOs (FOR SALE BY OWNER sellers). It's easy to predict success for some FSBOs and failure for others. Would you like to know what the indicators are?

To begin with, the FSBOs headed for success have lots of photos on their advertisements. The homes look attractive, uncluttered, and tidy. There is a visual intimacy of value relative to the asking price. Information is given clearly, and is easy to read. A buyer's basic questions are answered. Contact information is provided and so is the address of the property and driving directions (or a link to a map) to facilitate "drive-bys."

What about the FSBOs with "failure" written all over them? Typically, no (or few) pictures are provided. The information is full of abbreviations, lower case letters, and incomplete sentences, so it's hard to figure out what the seller is trying to say. These ads tend to raise more questions than they answer. It's not unusual to read these quickly done, poorly thought out ads and conclude that the asking price sounds awfully high for what is being offered.

Of course, there's more to selling your home than attractive Internet ads. It's necessary for the price to actually BE good compared to the house itself and other similar homes that have sold in the neighborhood. The house has to be readily available for potential buyers who want to see it in person, and it needs to be in the same condition it was when the attractive pictures were taken.

Successful FSBOs also devise many ways of getting out the fact that their home is FOR SALE. In addition to Internet ads, they're apt to run classified ads in the local paper and / or the papers in a nearby city that is a commuter destination for their community. They may do community bulletin board ads, ads in newsletters that get, change their phone answering message to include something about the home that's FOR SALE, place a sign (or signs) on the property, use LEAD-IN signs with directional arrows from the near high traffic street to their property, and make brochures (with interior photos) for a brochure holder they position near the curve. They may send letters or one page flyers to their neighbors. They're creative and energetic about getting the word out.

By contrast, unsuccessful FSBOs tend to be much more passive.

Successful FSBOs tend to look toward "the next step." They line up a source, or sources, for a real estate "contract of purchase and sale," talk to several settlement officers (real estate attorney, title company, settlement company, escrow company – it varies from one area to another) about who does what in the settlement process, what the price range is for each service, and so on. They are alert to ways to pre-solve problems and move the process along. They're pro-active about finding out how to get from where they are to where they want to be.

Success leaves clues. Big ones. Behave like a successful FSBO long enough, and you're apt to find that you ARE one.

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Source by Raynor James

How to Sell Your Home by Owner, Double Your Profits and Avoid Taxes When You Sell

When you want to sell your property, you are probably looking for someone who can qualify for a bank mortgage to buy your home, right?

Of course, you have to pay off your mortgage … or do you?

Assuming you are successful in finding a buyer, the costs of the sale will probably wipe out your equity, or profit on the sale.

The National Association of Realtors estimates that the average home sells for approximately 9% less than the asking price.

Take out 2% -3% for the seller paid closing costs, approximately 3% for the on-going costs of mortgage, taxes, insurance, maintenance and repairs for the 90-150 days between listing and closing, and you have lost at least 14% of the value of your home to the costs of selling!

Imagine having to subtract another 6% for the realtor!

And, if you are the average homeowner, you have less than 25% equity in your home to start with, according to the National Association of Mortgage Bankers.

Do the math and you will see that you will walk away from the sale of your home with virtually nothing, except …

For every property for sale, including yours, there exits a market of "Phantom Buyers."

These are people who would love to buy a house like yours, but who can not or will not qualify for a bank mortgage.

They may be self-employed business people, small business owners, or foreign nationals. They do not want to have to show tax returns, financial statements or assets. And yes, there may be others in this category with bad credit resulting from a personal or business reversal.

What they all have in common is that, in most cases; they have plenty of cash and the income to support the monthly payments necessary to finance the purchase of your house.

When you offer your home on terms that meet their needs, with seller financing, these Phantom Buyers will gladly pay you 20-30% more than the fair market value of your home.

You will double or triple your profit from the sale!

However, there is only one way to be able to sell your home with seller financing to someone else without them having to get a new mortgage to replace yours.

You must place the title to your home into a properly structured land trust, then you sell it with seller financing to one of the Phantom Buyers.

Remember, you will not need money to pay off your mortgage! This will certainly limit, if not eliminate the need for substantial amounts of cash at the closing.

The new buyer usually pays you a basic down payment, sometimes even the total amount of equity you have in the house, then makes payments on the balance; if any of your equity, and takes over the payments on your mortgage.

You could even decide to take a sail boat, a Mercedes Benz or any other valuable item as all or part of the down payment. You are the Bank, you make the rules!

The term of the deal can be anything mutually agreeable, from a year or two to 20 years or more.

Incidentally, you can probably add a point or two to the interest rate on the balance you are owed, providing you with a care free, passive income for as long as the buyer is paying your mortgage.

For example, your mortgage is $ 200,000 at 6%. There is also $ 50,000 of your equity the buyer still owes. You require him to make payments to you at the rate of 8%. You are now receiving 2% on $ 250,000 or $ 5,000 per year, passive income with No land lording headaches!

The situation is similar to financing a car through the bank. The "owner" of the car uses it as he pleases. The only thing he does not have is the title to the car. The bank holds it until it is paid off. If the car gets blown up in an accident, the buyer does not expect the bank to fix it, even though the bank is the true "owner" of the car.

Your buyer has all the rights and benefits of home ownership, including the tax write offs for the mortgage interest, real estate taxes, etc. The only thing he does not have, is the title, which is held by the trustee of the land trust.

Bottom line?

You have sold your house for the fair market value or higher

You have 100% or most of your original equity at closing

You will receive a steady passive income for years

You will receive another cash infusion when the new owner gets his own mortgage or when he sells the property.

It is not unusual for you to make two or three times more profit than you would have walked away with in a sale to a "normal" buyer:

You get upfront cash

You get positive cash flow every month

You receive cash profit when your buyer cashes you out

Your equity increases as the mortgage is paid down

You can write off the depreciation from your taxes

All this with no more tenant, toilet or trash problems!

If your new buyer fails to keep the property up or fails to make his payments, you notify the trustee and he is evicted, with no cost or time consuming foreclosure needed.

You simply find another "Phantom Buyer" with another down payment and start over.

The land trust is a little known device used by wealthy property owners for hundreds of years to protect their assets and provide complete privacy for their property dealings.

Oh, almost forgot. Since this is not a "Sale", (the title remains in the name of the trustee) you do not pay any transfer tax, real estate taxes do not go up as the property is not reassessed and you do not have to pay any income tax on your gains!

Especially important if you are selling an investment property.

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Makler Heidelberg


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Source by Bill Young

FSBO – Is it Possible in Today's Market?

For people who want to sell their house in a low market, they are curious if they are going to make it or break it. Well, for others they consider it a lucky year, but for some this is not really the best time do this.

If you are a FSBO seller, you are actually marketing your home without a real estate broker. That is why it is termed as FSBO-for sale by owner. This is beneficial since there will be no cuts or statements from the profit that you can get. The entire amount will all be yours. You can actually save a lot if you are a FSBO.

Previously, a lot of homeowners prefer FSBO since they do not see the need of real estate agent. For them, they can manage to dispose their property faster without any help from an agent. And they can have bigger profit since there is no need to pay any commission to anyone.

However, if you try to evaluate the current condition of real estate market, will FSBO still work? Well the answer will really have to depend on the seller itself. Although the real estate market has been slowing down due to various factors, houses for sale still sleep in the market even if real estate brokers exist. It is not a guarantee that your house will be sold faster if you get an agent to do it for you.

In some cases, yes, they can greatly help. But there are also instances where the owner can actually do the same like what the brokers are doing. Armed with enough real estate tidbits plus the patience and determination to sell the property, the owner can be successful in getting a good deal. It is just a matter of how well you can apply your strategies so home buyers can consider your property as one of their prospects.

Alternately, it is undeniable that the economy is struggling right now. This incident has terrible effects to the lives of most homeowners. Their chances to acquire their own property have lowered down. No matter how low the rates are but their financial capacity is still not enough to finance the entire project, then buying a house is still not feasible. Thus, FSBO sellers will absolutely have a hard time making everything work in their own hands.

The advantage of getting an agent in a low market is, there are certain strategies that some FSBO sellers do not know. Since real estate brokers are already used to selling properties, even in low or booming market, they can change the minds of hopeful home buyers to ever acquire the property. Here, you are assured that your house will be sold in a shorter time compared to selling it on your own.

There is really nothing wrong with becoming an FSBO seller. If you think that this will work for you, then go ahead. Just be sure to load yourself with enough knowledge and strategies so you can dispose your house immediately. If you think that getting an agent is more advantageous then secure to get the best and reliable person. Whether it is a down or booming market, there will always be a right buyer for your house if you just know how to market it.

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Makler Heidelberg


Immobilienmakler Heidelberg

Makler Heidelberg


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Source by Flynna Sarah Molina