Thanks, Clanci.  Unfortunately, many people who ask for opinions realize that they don't really want them after they get them - especially if it isn't the opinion they wanted.  It would be so much more helpful if they would just tell me what they want to hear before I take the time to offer advice.

I might also add that there are a lot of agents that read these forums... if anyone has a different opinion, they are welcome to share it.  I can only offer my own.

Best,
Robert A. Franco
SOURCE OF TITLE