There's no place like home...

Here they come...kinda

2011-01-07T17:40:00.000-08:00

The common belief among real estate professionals is that inventory will quickly increase as foreclosed homes are finally released to the market. My expectation is that although prices will drop, quality will be an issue. Banks are notorious for delivering minimally repaired properties. Don't expect homes with all the bells and whistles at such reduced prices.

BPO - Part 3 - Exterior side and rear

2010-07-04T14:09:00.000-07:00

BPO - Part 2 balance of interior

2010-07-04T13:44:00.000-07:00

BPO - Part 1 front ext and kitchen

2010-07-04T13:38:00.000-07:00

Buying from a position of strength

2010-06-23T12:21:00.000-07:00

We are in a very active real estate market - lots of inventory, reasonable prices...and many buyers wanting to take the plunge. Herein is information that will bring you into the market from a point of strength...but it might burst a few bubbles. This post addresses California markets in Los Angeles and Orange County only, however you may find similar situations in your area.

Real estate markets are local, not national. You can probably find a great home in Virginia for $150K, but a great home in California might cost you double that. Know the values in your market. A great way to do this is searching online.

Realtors (agents) work on a commission basis. We are paid by the seller, and only when your escrow closes. It is a violation of state law to receive payment in any manner not prescribed in the listing contract and MLS postings. All expenses we incur as a result of selling you a property - insurance, professional licenses, auto and other expenses - are borne by us alone. You will spend a lot of time with your agent during the course of your home acquisition. You not only need to feel comfortable with your agent's personality, but confident in his/her skills and abilities. By the way, the difference between an agent and a Realtor is slight. Both have passed state mandated courses for licensure, however the name "realtor" is trademarked and designates membership in national, state and local professional organizations. Generally, this membership is incumbent with greater access to a knowledge base - training, networking, etc.

Asking a Realtor for a list of properties so you can look "on your own" is like calling your doctor to ask why you hurt. It's all about the examination. Window shopping is great for buying clothing or appliances, but with real estate, it is a waste of time for all concerned. Primarily, looking at homes without knowing your price point or desired features is of little benefit to you. You need to have access to the property, as few sellers greet the public when their home is on the market. And they want to see only qualified buyers. Then there is the trespassing issue, if you are viewing a home without proper permission. (Again, perusing listings online is a better way to start your home search if you are not ready to take the plunge.)

Realtors consider a buyer a client once they have consulted with them. This includes discussing your ability to purchase and how we can help. It usually starts with an introductory phone call stating your interest and followed up with a face-to-face meeting (or cell to cell if you are out of the area). Sometimes it is through a meeting at an open house. In almost 15 years in this business, I have never sold a property without this consultation, though often the buyer's criteria changes - especially once we get out in the field and they see how the inventory matches or misses their initial desires.

For the reasons already discussed as well as for security reasons, Realtors do not have the habit of meeting you in the field to show a property if you have not already become acquainted.

Many buyers fit into the FHA financing niche. It requires a lower down payment, the program tolerates lower FICO scores and less than stellar credit and it's often a super alternative for first time buyers. But there are lending guidelines - of mutual benefit. In a market heavy with foreclosures and few sellers wanting to make repairs, buyers need to be familiar with FHA condition guidelines. Even if you are a super handyman or DIY person, if a property does not qualify FHA due to condition - and that includes additions not installed in a "workman like" manner or without permits - FHA will not insure your loan. Yes, there is the 203K program that states funds are set aside for repairs and this may work for you, but it may not. Basically, the bank won't lend on a home that's falling down or unsafe for habitation. This also applies to most conventional financing.

Foreclosure and short sale listings comprise, on average, about 50% of the listed inventory in the Los Angeles market - this can shift neighborhood to neighborhood or even street to street. A foreclosure is the result of the bank repossessing the home due to the homeowner's default. A short sale means that the homeowner is marketing the property for less than is owed to the bank. It is ultimately the bank's decision, not the seller's, to accept the transaction as a short sale. Generally, a short sale means the seller has some hardship, is behind in payments and on the way to foreclosure. As foreclosure is often more expensive for the bank, short sale is a good option. However, the bank's decision usually does not come quickly. I have waited months for a reply, only to find that the bank would not accept my client's offer. It is important that buyers who write offers for short sales stay in the market - looking, writing offers - to increase your chances of having an offer accepted. Which brings up another point...

Well priced properties in good condition that look good to you also look good to the hundreds of other buyers in your same predicament. You will have competition. Two things to remember: (a) the seller wants to sell for the best price/terms and (b) most homes sell within 95% of the listed price. You and your Realtor should know the neighborhood statistics before writing an offer. If a property is a "good deal" - and good deal is a subjective term, as it can relate to the home itself or area amenities that increase perceived value - know that the property will receive a lot of attention from buyers who see the home the way you do.

Investor buyers are very active these days. Their goal may be to buy a fixer, repair it and return to market in excellent condition, or to keep the property as a rental. I have both types of investors in my client base and this has actually helped my buyers who loved a home that was ineligible for FHA financing. The investor bought it, repaired and sold it to them. This is a win-win but doesn't happen often. Timing is everything.

In this market, you will kiss a lot of frogs before you find the home that matters most to you. As it is said to be one of the most stressful life experiences, your approach to home buying should be smart, safe and tenacious. Know your limitations. Know your wants and needs. Dress casually with good, comfortable shoes and leave the kids at home until you figure out how the process works for you. Keep your energy up, keep an open mind, keep smiling and have fun with it!

You can't make your house payment. What are you going to do?

2010-06-20T23:17:00.000-07:00

This is a tough economy. Some of us are making it through, some of us not. In the beginning of what we are now calling the "bubble burst", mortgage defaults were said to be primarily the result of adjusted interest rates increasing payments to the extent that homeowners could not afford them. Some borrowers didn't realize how the adjustable rates would affect them, others just thought they'd be in a better place when the increases kicked in. As the economy worsened, job losses took hold of those borrowers who, up to that point, were managing to get by. As the decline continued, a lot of us had trouble "treading water".

Foreclosures were swift in the beginning - say 2008. As the numbers increased, let's face it, the banks simply couldn't keep up. It is not uncommon to hear of a homeowner who hasn't made a payment for a year or more. As government sanctions and programs change or new ones are introduced, the banks are not so quick to pull the trigger. The bank's hesitation is your opportunity to create an exit strategy. Think about these ideas:

1. If you haven't opened a dialog with your lender regarding loan modification, why are you waiting? The problem is not going away. When my office gets a bank listing and I do the research, I am amazed to find that about 50% of the time, the homeowner didn't try to sell or make any movements to avoid foreclosure. The result is that they lost their home and it may take years before their credit recovers. Bad credit affects your ability to rent a home, to get a job...or buy another home.

2. If you have attempted a loan modification and it didn't work out, try again. Bank's are known to change policies quickly. What didn't work this month may work next month.

3. If a reduction in income makes you ineligible for a loan modification, list the home at market price. The bank will either accept this as a short sale - less costly for the bank - or go for full blown foreclosure - more costly for the bank and usually netting the same result, price-wise. The big difference is, with a short sale you have some control over what happens to your life. And though your credit gets beaten up a bit, recovery is easier. This is not going to cost you anything, by the way. The bank pays the real estate commissions and closing costs. It is a virtually painless exit strategy.

4. Once you have an offer for your home and providing you are eligible on the income front, ask the bank to consider modifying the loan - for you - at market price. This works. It's a bummer for the person who wrote the offer to buy your home but hey, we're in survival mode here. What you have done is prove with the offer what the home is worth and challenged the bank to step up to the plate - for you. Did I tell you this works? I know - I did it.

5. If none of these tips work for your situation - and granted, "situations" vary substantially - you can still do the short sale and move on with your life. In a couple of years, provided you've kept your other credit in check, you can buy again.

6. As with any market, many solutions present themselves but one has to be careful. You'll want to discuss new options with qualified individuals - your Realtor, mortgage company or attorney. The latest solution that I think is viable comes from investor groups that buy non-performing loans and re-writes them. Income qualifying is a big part of the scenario, credit is not a large issue. The loan is bought at market price. Interest rates are typically higher than market. The bottom line, though, is that you get to keep your home. This solution is not for everyone. But it works.

There is a contingent of homeowners that are just bummed that the market has declined. Some feel as if they deserve a modification because "everybody's doing it". They have the ability to make their payments and have petitioned the banks for loan modifications. Let me be clear about my experience with loan modifications: successful modifications involve borrowers with a hardship. A decline in value is not in itself a hardship (that comes into play when other hardship criterion are met). Not having enough money to go to the beauty shop or on a great vacation is not a hardship. Having more than one home and trying to modify one of the mortgages is not typically viewed as a hardship. Attempting to subsist on less income due to job loss, injury or illness is a hardship and if you ask nicely, your bank will work with you. I believe the low point is the past and prices are holding...for now. It's a good time to explore your options.

I have several strategies for how to best navigate the maze called today's market opportunities. Call me if you need my assistance. 562-572-9870

Understanding the "fixer" market

2010-04-19T10:00:00.000-07:00

The Southern California real estate market in which I am most active is in the Los Angeles and North Orange Counties. Currently, I am working with a number of buyers who will utilize FHA financing. This is great for first time buyers (if you have not owned in the last two years, you qualify as first time) with little capital for down payment (only 3.5% down required). What FHA buyers (and some using conventional financing - 10-20% down) need to understand is that the HOME you wish to buy must also qualify for financing. FHA has strict guidelines about condition and the property must be habitable. You may have little after-acquisition capital for improvements. Even if you are "handy", all the home's components and systems must be working upon accepting title to a property. Off-street parking, unbroken windows, working heat and other standard health and safety benefits must be in place in order for the property to qualify. Some foreclosure properties have unfinished improvements - those homes do not qualify for FHA financing unless the work is done in a workmanlike manner (and permit status is not always an issue). This is not meant to burst your bubble. Keep reading, I deliver good news!

I have a few buyers who get "antsy" when one after another property we preview is a waste of time because it doesn't qualify for financing. Many agents do not publish this info in the MLS - that's a drag, but it's the nature of the market to find objectionable properties only when we visit them in person. What we have is a number of properties in our inventory that are most suitable for cash investors - this is the perfect market for them - but this can eventually help FHA buyers. While many investors buy properties at a discount to repair and rent, a growing number buy properties to repair and SELL. This is good news for everyone - the repaired (rehabbed) property then qualifies for financing and the investor has a built-in, approved buyer!

I am in the fortunate position of having both FHA buyers AND cash investors. This means I can identify properties for the investors to buy, repair and sell, based on my buyers' needs. The benefit to the investor is that there is no "wait and see" period when the repairs are completed and ready for market. In fact, the investor may accept a project yielding a smaller profit margin without factoring in the lengthy, expensive marketing time, knowing there is a willing and able buyer "on deck". The benefit to the buyer is that there is no competition for the home (when the buyer acts within the recommended timeline), the property is in move-in condition and deferred maintenance issues are resolved - an FHA worthy property!

While this seems like a no-brainer, there are considerations: the investor needs to be able to purchase the property well below market values, estimation of repair costs have little room for error and neighborhood value changes must constantly be monitored through completion of the project. The buyer must be well qualified initially and the portfolio must remain unchanged (or improved, i.e. increase in wages) during the project. A buyer must also be committed to waiting for completion of the repairs as their primary interaction doesn't take place until the property is ready for market, when the offer is submitted.

Yes, this is a protracted affair (about 2-4 months, depending on the condition of the property). But so is a short sale, where you are purchasing a property with potential deferred maintenance, competing with other buyers and waiting for the bank to accept a price lower than what they are owed on the property. Unlike a short sale, investors typically have no committee to approve your offer. With my program, most likely, the investor knew you wanted it when he purchased it through me. And while it is possible that the investor will receive other offers, in most cases you will have no competition if the transaction was set-up properly.

This is just "out of the box" thinking, but it's working for me and my buyers. The bottom line is, if I know what you want, I can find it. You have to be up-front about your needs, you must be patient, you must be approved for your loan and you must sign a buyer/broker agreement with me. MY SERVICE IS FREE TO BUYERS, as it is paid by the seller. There are no hidden details and no hard work required of you. You have to take the time to speak with me, get approved and enrolled in the program. I don't know how long this will be a viable situation - it is highly dependent on market conditions - interest rates and price increases. Acting soon would be a good thing...

I am always looking for investors to be a part of this program! Let me know your parameters!

For more details about my "Fixer to FHA" program, please contact me at 562-572-9870.

California's new tax credit starts May 1, depleted May 10?

2010-04-15T21:04:00.000-07:00

This just in from the California Association of Realtors:

The $100 million allocated for California's first-time home buyer tax credits may be depleted in about 10 to 20 days or sooner, according to CAR's Economics Team. California's Franchise Tax Board (FTB) plans to begin accepting applications on May 1, 2010 for tax credits up to $10,000 for first-time buyers and for homes that have never been previously occupied ($100 million allocated for each category - on a first-come, first-served basis).

This is CAR's forecast based on projection of May sales and other parameters. It does not take into account the possibility that buyers scheduled to close escrow in April may delay closing until May to take advantage of the tax credit. If a large shift occurs, the California tax credit allocations may be depleted more quickly than indicated.

Remember, the Federal first-time (up to $8000) and move-up (up to $6500) buyer tax credits are still in affect, the qualification being that one must be under contract by April 30th and close escrow by June 30th. With a "perfect storm", it is possible for one to qualify for the Federal and State tax credits, though it sounds as if the California credit may be difficult to acquire. Contact your accountant or appropriate professional for further details. For more details, visit http://www.ftb.ca.gov/individuals/New_Home_Credit.shtml

Video Newsletter

2010-04-14T17:17:00.000-07:00

Video Marketing and Mortgage News Designed for Mortgage and Real Estate Sales

2010-02-16T07:30:00.000-08:00

Video Marketing and Mortgage News Designed for Mortgage and Real Estate Sales

Ever wonder why it's hard to get a loan modification? Banks stand to gain more through short sales...

Try this good advice for qualifying tenants!

2009-11-02T14:40:00.000-08:00

The gas company was at a property I visited today and I was chatting with the technician. I discovered that he manages his mother's income properties. He told me how he has been fortunate enough to have long term tenants and he shared his secret for qualifying. It actually makes perfect sense, yet none of the property owners I spoke with have used this technique. As lots of first-time investors are taking advantage of the current market, I think you will find this useful, though you should also seek legal advice and become familiar with your local Apartment Owners' Association.

This gentleman told me that he does not base qualification solely on financial criteria. He stated that everyone has money troubles at one time or another and the current economic climate has hit everyone hard, especially homeowners who find themselves in the realm of foreclosure and bankruptcy. While there are state and federal laws governing discrimination, one should feel from the onset that there will be no problems with the new tenant. His selection follows very simple guidelines and this is as good a way as any to learn more about the person who wants to rent from you.

1. After receiving the completed application from the prospective tenant, he drives to their current home. He sees the neighborhood they are now calling home. He is looking at the pride in ownership, the condition of the home. He wants to see if they keep things neat and clean. If the neighborhood is troublesome and the applicant appears comfortable with that, he may pass on them. If the home is in poor condition, he wonders if it's their fault or the landlord's.

2. He knocks on the door. When the party answers, he discusses their application while he stealthly eyes the interior condition of the home. Even if the home has deferred maintenance no fault of the tenant, the tenant's capacity for neatness or not is undeniable with this technique.

3. In conjunction with the #1, #2, previously completed reference check and financial review, he will either confirm or deny the application then and there.

The advantage to the property owner is that with painless due diligence, he is eye-to-eye with the tenant so there can be no misunderstanding. The advantage to the prospective tenant is the knowledge that the landlord is involved and communicative.

This sounds like a win-win situation. I'd be interested in hearing how you select tenants and if you believe this process would be valuable to you.

Homeowners should be aware of this scam

2009-08-08T10:30:00.000-07:00

This week I had conversations with three homeowners who are past due on their notes and working with the bank to modify. Two of these owners received a knock on the door from someone who "wanted to help".

First, be aware that anyone who knocks on your door without first sending a letter or calling you is suspect. When you receive news about your loan it is ALWAYS mailed to your address of record. The bank supplements these notices with phone calls. If you do not respond, at the least you will receive a written notice posted on your front door.

One owner was visited by a man who stated he represents the private lender on her 2nd trust deed. Though the owner is many months behind on the note, the lender has not made movements to foreclose. Simply, as the 2nd trust deed, this lender is second in line to receive any cash from the sale of property. If there is not enough, tough nuggies. That's why 2nd loans are considered more risky and carry a higher interest rate.

The owner invited the representative into the home, which was right up his alley. He got the chance to evaluate how much money he would gain or lose in the foreclosure based on the condition of the property and weighing it against neighborhood data. He claimed to want to help her modify her loan and at the end of the day - no surprise - recommended that she sell AND he had an agent that would help her. That is when the owner called me. I recommended that she speak with the holder of her FIRST trust deed - on which there is no default - regarding modification before she goes one step further.

In another case, I received a call for a referral to a "hard money" lender - one who will take risks when a borrower has less than stellar credit and at a higher interest rate. With the new Truth in Lending and Predatory Lending laws I'm not certain this would be possible for him, but when I listened further, I recommended that he get an attorney, not a new loan.

It seems that he was working on a modification for his $700K loan. He has written communication dating as recently as July 31 proving that he is not in foreclosure and that the bank is working with him. Yet, he received a knock on the door yesterday from a man claiming to be a real estate agent (he is, I checked, but the license number on his card is incorrect - and not just a misprint) representing the NEW OWNER of his home. He stated that my client's home was sold July 28th and the new owner would be happy to sell it to him for $300K. The agent said he was ready to write an offer and would need a $5K deposit. The client was calling me because he wanted to get a loan for $300K. I asked him first, "You want to buy a house you already own?" And he said "It's a good deal". What I couldn't get him to understand is that if he already owns it, he's paying twice. And #2, why would someone sell a $700K home (okay, maybe it's now worth $500K) for $300K? Are we to believe that the bank foreclosed and sold it for 1/3 of the note's value? It didn't make sense to me.

My client called the mortgage company and they indicated that the home was indeed foreclosed on July 28th. But that's three days before the last letter he received about his loan modification. And the client received no notice of intent to foreclose, notice of default or notice of trustee sale - either in the mail or taped to his door. This is a process that, in California, takes more than 120 days. The situation is highly suspect. Certainly, it is possible for a foreclosure to occur by mistake, I have seen that. But I have also seen these errors reversed.

I think this client is a victim of a scam, on some level. I referred him to a real estate attorney and advised that any further knocks on the door should go unanswered.

When times are hard, the bad guys shift into overdrive to find new ways to deprive you of your stuff. You must be vigilant in questioning anything that doesn't seem right and get help if you need it. This is your home we're talking about...serious business. Be careful out there!

Loan Modification Could Save Your Home

2009-06-30T00:56:00.000-07:00

I've been trying to get a video out but things are crazy...until then, here's the deal with LOAN MODIFICATIONS, a way you may be able to avoid foreclosure.

A homeowner may want to explore loan modification if (a) their mortgage payment has risen to a point where they can no longer afford it and/or (b) the value of their property has depreciated substantially since purchased.

Lenders ARE taking the time and effort to work out a plan with homeowners. Some are postponing trustee sales, some are delaying notices of default. We had a 90-day moratorium on foreclosures to explore the federal bailout plan and currently in California, lenders will have to prove they have attempted a work-out before foreclosing (full details are not known at this time, please consult with your mortgage company and confirm details of this new plan). Yes, lenders are more kind and gentler than when foreclosures went buck wild a few months ago.

How will the modifications take form? There are a few ways and each lender may choose to handle a case differently, but the goal is to reduce the homeowner's monthly payment. Some examples:

(1) A reduction in the face value of the existing mortgage reflecting current market values (i.e. a $400K note could become a $300K note). Lowering the face value - the home's value - lowers the payment.
(2) A reduction in the interest rate you are currently paying. Lowering the interest rate lowers the monthly payment.
(3) An extension of the mortgage - a 30-year term becomes a 40 or even 50 year term. Extending the term of a mortgage lowers the monthly payment.

Loan modification is based on your ability to make the monthly payments according to the method of modification utilized. Basically, you will qualify to buy the home you already own, like you are acquiring a loan for the first time, but credit scores are not typically a consideration. That makes sense, as most homeowners in this situation have missed one or more payments and that's dinged their credit. Simply, you tell your lender how much you can afford to pay and the lender will attempt to create a plan to keep you in your home.

The process is more difficult if your loan is owned by an investor instead of a direct lender. An investor is an individual or team that has purchased a "block" of loans (assets) as an investment. Getting approval of a loan work-out is a more protracted process in this case and navigating through tiers of decision makers may be frustrating and fruitless. There are no clear guidelines.

How does one approach their lender about loan modification? You can do it yourself - I did! But like selling your home yourself, there are ways and then there are WAYS. There are companies who specialize in loan modification. You've probably received email or snail mail from some of them. They charge a percentage of the face value of the loan to contact the lender on your behalf. BUT - AND HERE'S WHERE YOU NEED TO PAY ATTENTION - not all of these companies are approved by the Department of Real Estate, that sets boundaries and rules and affords some level of consumer protection. You only want to work with a Loan Modifier whose actions are sanctioned by the DRE!!!!! Ideally, this will be a real estate law firm. You will pay them a retainer and MAY have a 100% guarantee that if your loan cannot be modified, your money is returned. My experience is that the bank will deal directly with you. I would suggest taking this route. If it blows up, you can always start again with an attorney.

Now, READ THIS and let's be clear! Because if you have doubts or don't understand, you stand to lose everything. DO NOT pay a real estate agent any up-front costs to modify your loan - it is against California Department of Real Estate regulations for real estate agents to collect advances -money in advance of doing the job. DO NOT pay a company to modify your loan without knowing if you will receive your money back if they fail. DO NOT sign any documents, especially deeds, without knowing the ramifications of signing such documents. PLEASE, call me if you have questions or need a personal evaluation of YOUR situation. I'll point you in the right direction.

RELATED INFO: A term that will become increasingly familiar is SAM - Shared Appreciation Mortgage. This means that the lender who tweaks your loan may be entitled to a portion of the equity you gain when the market turns around. Owners who have utilized city or community financing (down payment assistance) probably already have a shared equity mortgage. When you sell, you share your profit (gain) with the institution that has rendered assistance through down payment or loan modification. Check your loan documents for details - it will be spelled out clearly.

The information contained herein is applicable to the State of California and programs may differ in your state. All information deemed reliable. You are encouraged to seek the advice of qualified legal and tax professionals.

Just call me Lucy...

2009-06-30T00:29:00.000-07:00

Boy, did I have a comedy of errors one morning. I was inspecting a foreclosed property for the bank. It was a warm, sunny, dry day in South Los Angeles. And I was in a pretty good mood. Here are the events that unfolded:

Deadbolt key fits, but won't turn. All other front door locks working. Will try the back door. Is behind iron gate with mesh panel and block wall sides. Deadbolt on gate opens fine, hand over top to raise latch, check. Gate won't move.
Realize something is holding gate in place at bottom. Can't raise myself over top of fence, I would have though that was easy. I apparently have less upper body strength than I thought. Ripped my latex gloves on the cinder blocks. I'm OK with it, could have been my hands.
Thought about driving my car up to stand on it…but don't want to damage the car. So, I look around for something else to stand on. I find a huge tire in the front yard – not a junky yard, just a yard with a huge tire in it.
I lay the tire down, it is not tall enough. I sit it on end and think I can balance myself. I can! I am not high enough to lift myself over without the tire rolling, but I can see there is a lever at the bottom of the gate on the other side. I look around and remember the sprinkler stick leaning against the front of the house. I jump down from the tire. Ouch - my ankle hurts.
I get the sprinkler thingy and get back on the tire. In doing so, don't know how this happened…my keys are magically lifted out of the pocket of my tight jeans and over the fence. Now I have to get in or I will be marooned in South Central. I check and make sure I at least still have my phone in the other pocket.
I am sweating like a whore in church. Must…get…in. I use the handle of the sprinkler stick to lift the lever. I tell myself "you go, girl" and at the same time realize my legs are too close together and I am not balanced on the tire…which is now rolling away, leaving me with one sleeve stuck on the iron arrows at the top of the gate…which I am hanging onto for dear life but trying not to move it and drop the lever down again.
OK, I got a little banged up trying not to rip my shirt, but no blood and no tow truck. And thank God for padded bras. I haven't done the splits since 1969.

Tomorrow I will probably be sore. Right now I am laughing so hard I have tears. The house is great and worth the trouble. But had I taken in the whole picture on arrival, I would have noticed that the narrow gate on the other side of the house was unlocked.

All in a day's work. Everyone thinks Realtors make tons of money and drive fancy cars. But they don't see how hard we work and the crazy things we are called upon to do for our clients. I can't tell you how many times I've encountered a dead rat, a cabinet infested with bugs or a not so friendly doggie. My family and friends think I'm a princess. My clients think I'm the cat's pajamas. I think I've got the most fun job on the planet, bruises and all!