Relocate to Wisconsin

   When you are making one of the larger purchases in your life....having someone experienced who has taken the time to earn their ABR designation.... an accredited buyer's agent and who knows the market...who can help you know the pricing in the market...what is realistic for the dollars you have to spend based upon actual numbers. 

    Choosing a price with the "Dartboard method"....is not the best course of action if you really are interested in purchasing a house. The Dartboard Method is defined as picking a price that works for your budget and the dartboard is loaded with the features of the property you wish to have..

• Number of Bedrooms
• Number of Bathrooms
• Size of the lot
• Number of Garage Spaces
• Fireplaces, Patios, decks
• Finished lower level
• Location Location Location
• Age of mechanicals
• Age of home
• Property Taxes
• Architectural Style...it MUST be a ranch, 2 story, etc.

  Choosing the critieria and the price you want to pay may not be realistic....take a step back...Go talk with a reputable lender first....Find out what mortgage programs are available for you...what interest rates are currently...the current rate is not the "always rate" so know that with a fluctuation in interest, your payment will change as well.   Know what the closing costs are....AND what the lender is including in closing cost numbers....ask for a written estimate of your closing costs...also called a              ,....if there is any hesitation by the lender in furnishing you with that...excuse yourself and find another lender.

   Choose an experienced realtor and have her/him work for you...sign a buyer agency agreement and let them do the work that relationship requires.  When you find a house you want to make your home, have the agent "run the numbers" and do a market analysis.....A buyer agency relationship is NOT to tell you how much UNDER the asking price to write...it is to tell you the RIGHT PRICE based upon recent market activity.  Writing too high may mean the property won't appraise and you won't get the property. Writing too low (the popular dartboard scenario) risks losing the house to a buyer who wrote realistically...AND insulting the seller(s). This is a business transaction....and the "Let's Make a Deal" dartboard method is a no win situation for everyone...you don't get the property...the seller doesn't get a sale and you have wasted your time and both agents' time.

   Forget what you  heard from.....Fill in the blank_______________your neighbor, sister, brother, AND THE MEDIA....trust someone who knows the market....who can show you a market analysis...who has practiced negotiating skills and has been successful.

   HIRE A "BOY SCOUT REALTOR...One that follows the Motto...BE prepared with the knowledge of the market and the skills and experience to maximize your investment in real estate and represent you well.

  Yesterday we were on our way to an appointment and drove thru Taco Bell to satisfy my Mexican Pizza craving. We pulled over briefly as the rain pelted the car and in a moment...watched a car glide into another and the chain reaction was that four cars hit one another. The first one most probably a total loss with both front and rear end severely damaged.  We quickly called 911 and told them we were in New Berlin at the corner of Coffee and Moorland Roads and they had  better send a few ambulances and the police to the accident scene. The operator thanked us and hung up.

   New Berlin has a different kind of fire department than most cities...it is a combination of a small full time staff and a paid "on call staff".  This keeps the costs to the residents at a reasonable level while providing them with outstanding service.  Quoting from the city's website, here is how the department is described:

   In less than four minutes, 3 squad cars and 3 ambulances were assisting the injured accident victims. Paid on call may not work for every city. In these times of tighter govenment budgets, it may be worth suggesting to your common council, village board or other local governing body as an alternative to more full time service.  As we witnessed first hand, service was provided capably and in a timely manner. Thank you New Berlin Fire and Rescue Squad...job well done !

 We "inherited" a listing from an agent unable to handle it...it was a home she had just sold a few months before and the seller was unexpectedly suddenly transferred....moved to the other side of the country and left the house furnished as it had been when he bought it.  The house is cute, shows well and has had multiple showings with one agent who called today to report that "There was a crack in the basement wall and the support beams should be closer to the wall."  Hmmm...let's see, are you also an inspector or a structural engineer ....that's what I wanted to say...but didn't.  She went on and on..."I would feel guilty selling these people a defective house."(I am thinking...what is defective here is a realtor who thinks she is a structural engineer.)

   Oh Yicks....call a structural engineer who has no vested interest in the fixing, not fixing or kind of repair if any is needed. That was my suggestion...."And what if the seller won't fix it..." Well, I am betting he will since now it is required that  IF there is a defect, he must disclose it. A defect in the foundation is a huge concern and my guess is IF  there is a problem, he will remedy it.

   All the while she is talking I am thinking...don't know if you represent the buyer or the seller...and I don't care...you have unfairly represented the property with information you are not qualified to comment on...Know what you don't know  and let an expert determine IF there is a problem and suggest possible remedies.

Finish off your draft picks with a selection of Matty's famous Saturday night meat selection...sure to cure the hungries for even the biggest appetite....touch down one of these specials tonite:

#1 10oz Blackened Prime Rib #2 8oz Filet #3 12oz T-Bone #4 10oz New York Strip #5 11oz Bourbon Glazed Pork Tenderloin 

                                          14460 West College Avenue, New Berlin, WI 53151 414-427-3838

     Munch along...eat em up, eat em up chew ! chew !  Come early....stay late...drink responsibly

and have fun !

Lots of talk these days about tea parties....and it started a thread of thought about direction...purpose....energy....and realizing how important that is to EVERYONE in every aspect of life...every person in a transaction and our chosen professions.

•  
  •      REAL tors -Have you gotten real ? Are you still waiting for the phone to ring or do you  have a marketing plan that you review,  revise and renew ? Have you invested in the education, taken the time to learn the areas of your practice that you choose to concentrate on or are you taking whatever comes along and hoping something does...tilting at windmills ?

   Sellers - Are you putting your BEST HOUSE FORWARD ? Is your home in good repair ? De-cluttered...clean and ready to show ?  Is the Price "market competitive" ?  Are you pricing based upon RECENT  comps ? Or is it still the "price you need, want" and may not get.

  Buyers - Have you taken the time to visit a lender, find out what mortgage programs will work best for you...what nt amount of  mortgage payment is comfortable for you ?  If u what you want is not affordable right now...have you narrowed your wish list so you aren't bumping your financial head against homes that are not in your budget ?

  Lenders - Are you informing your realtor partners and clients of all the changes that may affect purchases of their listings or purchase power for buyers ?

   When you brew your tea...make sure you have the right temperature and ingredients...not just the hot water and steam that go with the negative attitude we sometimes hear....but the proper proportions of water and tea....knowledge and discipline...your wants and needs to make the very best recipe and satisfying refreshment you can possible ever create.

     Not just the dodge ball, tag ball, four square and monkey bars of old...soooo much more in this community playground program sponsored by the New Berlin Park and Recreation Department. Children must be at least 6 years old and have completed first grade thru age 12.

 Besides a host of daily activities.. there are also field trips....swimming, a sand castle  contest, an amusement park trip...lots to do but you must register your child to participate.  There are 3 sessions, each 3 weeks long.

Session 1  June 15 - July 3rd    $192 - residents   $204 Non-residents

Session 2   July 6- July 24         $185 - residents   $197 Non-residents

Session 3  July 27- August 14   $185 -residents $197 Non-residents

  Community Playground hours are 9am- 4 pm with special early bird and extended day hours available.

             Community Playground  is held at Hickory Grove Center

                                  - 2600 South Sunny Slope Road

   Enjoy the fun ! Moms given the Park and Rec folks in New Berlin a call with any questions 262-797-2443

                    OR  You can register on the internet at: www.NewBerlin.org

  I came from a family where manners were not optional....you curtsied when you were introduced...graduating to shaking hands when you got older...when you were not old enough to print, you drew pictures of the present you got for your birthday or Christmas and sent it to your Aunt, Grandma, Godmother...When you were invited to someone's home for dinner..you brought flowers, a homade something, candy....You wrote a note when you got home thanking the host and hostess for the meals.

   I always say that my husband does the unimportant parts of the transaction...like the closing files, inspections...for listings I worry about the staging, the menu for the brokers open, the graphics of the brochure...For buyers, I am sure that they have all the information they need on the areas they are looking at...if they are from out of town...that can be a small ton...in town, a little smaller, but a binder full all the same. First timers get our First time buyers outline of what to expect in the transaction...

  And then....there is closing....and then there is the Thank You....We have made short sales, a conscious part of our practice....We have taken days of classes...we drove to Illinois...we flew to Florida...we are proudly CDPE designees and learn all we can to help people avoid foreclosure and close our short sales as expeditiously as possible.   We couldn't do what we do if we didn't have a team of qualified professionals to assist us with their expertise in their various disciplines...so tonite...those people who work soooo hard to help us, to help our buyers and sellers will get their Thank You.....our bar is open stocked with theirn favorites....the homade meatballs and stuffed mushrooms await the oven, the  eggs are deviled and decorated....a side of "short"  cup of homade french onion soup topped with garlic crouton and ooey gooey four cheeses...Shrimp chilled with lemon wedges and cocktail sauce on crushed ice...chese spread, cucumber canapes with dill on cocktail rye....

   Because I have never mastered the art of "portion control"....nor do I want to....the spread will continue this weekend for a co-broke who went out of their way with a transaction.....it's how we say Thank You....

   Who Do You Appreciate...Show them your gratitude attitude !  Make it about THEM...your clients, , customers, lenders, title company, lawyer....they help you to be who you are...the best you can be...

  We  got calls from two appraisers for buyers of our Short Sale listings....and both appraisers made the erroneous assumption that the properties were vacant. One of the advantages to short sale seller is that they are able to remain in their home until it closes.  While there are circumstances where sellers have moved...to find another job...to move in with relatives who can provide childcare, etc.  It is not a requirement that a Short Sale Seller Move out when the property is listed. You would think an appraiser would not make that assumption.  So you know that if an appraiser does not understand short sales...there is still a lot of confusion on the part of the general public.

   If you are unable to pay your mortgage for reasons of hardship...divorce, unemployment, serious illness, death of a spouse...or some combination of problems...call a realtor who has expertise in Short Sales.. A Short Sale does not mean immediately vacating the property or eviction by the lender...to learn all the advantages of short sales...call a realtor who is a CDPE (Certified Distressed Property Expert). Let them examine your situation and discuss your alternatives.

• Do NOT borrow your mortgage payment from relatives
• Do NOT use your Home Equity loan to make a mortgage payment
• Do NOT pay your mortgage payment with a credit card

DO Call someone who can help you...the credit you save will be your own.

 Matty's Bar is a favorite place for good food and good fun...beyond that the mega plasmas you see everywhere are tuned in and turned on to all kinds of sports events...if you are an avid spectator...you want to "participate" in the draft...Or drink a few...

  14460 West College Avenue

  (Just West of Sunny Slope )

                       Come on down to Matty's NFL Draft Party - Sat. April 25th

Live Broadcast 2:30-5:30pm, come in and be a part of the LIVE broadcast with AM Sports Radio 1250 featuring "The Big Show" with Josh, Gary and Sparky.

You like hitting balls with sticks...You can participate in the Greater Matty's Open on June 13th OR

   Go talk with Big Hearted, the ever-creative Matt Anderson...Matty Himself...and discuss the wonderful opportunties for a sponsorship for softball, volleyball, football, soccer...You got a team...give him a call..

             Soooo,...no matter who you are routing for...you will find a winning combination on Matty's menu from the Spinach and artichoke dip to the fish or burger sliders.....mmmm soup of the day...or Matty's signature Jack Daniel's Chili..... There's something for everyone at Matty's....even if you don't bat, hit, kick, volley a ball....you'll have a great time and super meal....we guarantee it !             

  It is one of my very biggest pet peeves...You hear it on voice mail..

."This is Tim, Your ReLAtor in this city" ,

 you hear it in introductions..."I am the ReLAtor for the Smith family"....

Hmmmm....you can't say it...you aren't paying attention to detail...

                        The L comes AFTER the A.....

    Get Real.....

                       Hire a REAL-TOR.....

Gotta wonder if you can Pronounce it...how can you BE it ?

"Hello, my name is "Jack" and I was referred to you by "Jill" who is so excited about her first house that she recently purchased from you. She said you and your husband could offer me the kind of guidance I would appreciate now that I am ready to buy my first home."

    "Oh wonderful....we just closed on Jill's house two weeks ago and we are just going over to see her decorating...she was supposed to finish her painting and move in today. We're on our way over there now to bring her moving crew some lunch and Welcome to Your New Home Brownies...How can we help you ?"

   The conversation continued...he had done his homework and talked with a lender, gotten pre-approved and knew how much of a mortgage payment he was qualified for and more than that he also knew what kind of payment he was comfortable making for his first home.

    I complimented him on how well he was prepared and told him it would be a pleasure to work with him...a dream buyer...bright, a down payment, good credit score...pre-approved...a referral...how lucky are we !  Then he described the house he wanted to buy...the beds, baths, fireplace, size of garage, lot size, communities...and it was OK if it needed a new roof, furnace, etc,....and he would appreciate built ins...bookcases, china cabinets,....desks....his family had some carpenters in it and he had a fine appreciation for woodwork.    Oh great...my grandfather had been a cabinet maker, my husband and my Dad had stained and finished the woodwork in our home...we were kindred souls...

   Then the dollar figure..."I know I can get everything I want for a not a penny more than $X."   I agreed to send him listings...he and his wife would review them immediately and let me know which ones they would like to see. Off the listings went....and minutes later the phone rang..."My wife doesn't like any of the homes you sent... She wants one like our friends have..."

  "Did your friends just buy their home recently....do you have an idea how much they spent...? I questioned.

  "Yes, they bought just a month ago but they spent about 30 per cent more than we want to spend....but I heard on TV......"

   Next week we enter the world of reality in real estate...not as easy as the one you hear about on TV...but one they can afford...one that does not require repairs that the lender will demand be made or they willnot finance...bye bye foreclosures with needed repairs....We will find a house that works for them, for now ...it may not be the one on TV but one we know they will love calling home.

Yesterday was a day like every realtor should have....we closed on a short sale listing...in less than 6 weeks for an over asking price and represented both sides of the transaction. It wasn't the representing both sides part that was the most rewarding...First of all, we had sold the family the home...come to know them and our hearts were heavy when we listed the home due to both Mr. & Mrs. Seller becoming unemployed.  Mrs. Seller is one of the strongest people I know...If there were jobs on the moon, she would have one.  She found a position on the other end of the country and that is where they had to go to start the next chapter of their lives. They were eternally grateful...thanks over and over....tears on both sides as they left the state after pre-signing.

      The Buyers are the salt of the earth...having been cautiously optimistic, patient and willing to jump the second the lenders said "go" to ease the pain of the sellers more quickly....and they too could begin their new exciting life chapter in their new home. We were invited to a house blessing and smudging/cleansing in the evening after the closing. The priest was also a family friend and we each held candles we had brought that were in glass candle holders with appropriate silver angel charms and white candles.

 All candles lit, the priest began at the front door and we followed him throughout each room of the house with prayers being said by the priest, family members and friends as the evergreen branch sprinkled holy water throughout the room. When we entered the family room, Mrs. Seller offered a prayer for the family who had to leave this home, with the prayers and hopes that the next chapter of their life would be free from pain and the white light that filled the room would fill their lives and they would feel the power of the good thoughts, prayers and wishes being sent to them by all the people in the room.  I wanted to join in a prayer, to tell them how very much we knew the sellers appreciated that the home would have a family to love and take care of it as they had...I wanted to but the lump in my throat and the tears that streamed down my cheeks drowned the word stuck in my mind...I knew the knew...I had told them before...I had passed along the sellers' thanks.  The emotions were running so high....and the feelings so overwhelming...I never felt the word passion as strongly as I did at that moment.

  The smudging or cleansing ceremonial ritual was ably conducted by the buyer's elder daughter, wise and mature beyond her 11 years, She held the lit sage and fanned the smoke with a feather scenting the room and chanting to have  the holy spirit bless each room.  The prayers continued...Mr. Buyer expressed gratitude for his two beautiful daughers, his loving wife and family and friends...for the abundance that allowed them to make this house their home...for all who were there to share this moment.

   Could I ever, ever have a better experience...could I ever ever question that there is a reason why each each person, each experience comes into your life..could I ever, ever wonder if all the time you spend, the sleep the lose, the nerves that sometimes overwhelm the situation in a short sale really be worth it...no, never, never....It is always about them....the sellers you save, the buyers to whom you are so grateful and the very special moments you hold in your heart for a lifetime.

Last month we finally got to meet our gal pal e-mail buyer stationed in Iraq....her hope was to make the greter Milwaukee/Waukesha area her home by June. We made her favorite dinner...we began toasting with a Blue Hawaiian and went on to an entree of peppercorn encrusted  beef marsala....complimented by smoked brussell sprouts, pasta with alfredo sauce, italian vegetable surprise and strawberry special dessert.

   We introduced her to Matty's and she quickly fell in love with the Jack Daniel's chili and returned for four more servings in the short week she was here.

   Then on to Glo 10...that wonderful, makeover any and all your parts and my personal beautician Magician, Ali....forever, Teresa had lots of long locks....knowing she would return to Iraq and 100 plus degree temperatures and her desire to begin a new life...she opted for a makeover....Heeeere's Teresa !

Here is Teresa "A Glow" with new "do" and New You look from Glo10 in Muskego, WI.  Shorter, easy care more comfortable locks....new makeup...and a pedicure...Julie Armani...owner of Glo 10 generously gave Teresa a complimentary goodie basket to insure her pamper power when she returned to Iraq.

      Teresa is back in Iraq...to return this fall,...savings in hand for her new home...appetite ready for some more of Matty's fare....and another round of pampering at Glo 10 in Muskego....we can't wait to welcome her home !

Let the Celebration Begin !  Today at 1 pm we close on a short sale  and we are welcoming the family to their new home with a flock of flamingos on the front lawn...hardscaping, we think should have a sense of humor !  Mrs. Buyer has become by NBF (New Best Friend....and she will LOVE this artistic touch to her new landscape !)

             We will capture for you, the other parts of the celebration which will include a house blessing and a Smudging for cleansing of the new home....we are proud and happy to be included in such festivities followed by dinner at Carrabas.

              Our Buyers have been generous, patient and cooperative in making this transaction a reality...our sellers have traveled to the other end of the country to secure employment and hopefully, gratefully, start a new life....we are honored to have been chosen as the listing agents...and further honored by the buyers to be included in the festivities.  Short Sales...are they worth the wait ? Oh yes...and the gratitude is more than half the pay.

   We were invited to a friend's house for brunch with our homade goodies and my mother in tow, we went out to a western Waukesha county suburb and feasted on the collection of everything from salads to desserts with the traditional Easter Ham tucked in the middle as the entree.  It was enjoyable...but that was not the best part of our day.

    On the way home, we would meet one of our short sale buyers (we also represented the sellers on this transaction) with the whole family to introduce their two children to the new home they would close on this Friday and move into on Saturday. The sellers had already left the home to start a new life in another state and had thoughtfully left a bouquet of flowers on the kitchen counter for the buyers....they were soo grateful and painfully left the area to start over and begin the next chapter of their lives.

     Mr. and Mrs. Buyer have two daughters....ages 6 and 11 and since time never goes fast enough for children (and toooo fast for adults) they elected to wait until Easter Sunday to tell them about the "Surprise" they would have a new home...see their new neighborhood...find their new bedrooms...enjoy the bunk beds left in the rec room for their next slumber parties. It was obvious from the moment the family got out of the car...the children had a healthy love and respect for their parents....and for us...as they shook our hands when they were introduced without being reminded.

   Mr. Seller began...."I want you to thank the Hansons for helping us to buy this new home for our whole family to enjoy...they worked very hard to help us."  I looked over at David...there was not a dry eye anywhere in our family or theirs...the excitement and enthusiasm flowed freely...and the unexpected alcolades and gratitude appreciated...It is always about them....the buyers who know the value of the house they will call home and the sellers who get to end a painful chapter of their lives and move on...if you have to ask "Why do you short sales ?"....this is just one more answer.

   We got a call yesterday from a gentleman in our sphere to tell us of his wife's passing.  He had always been the one that had health challenges and at 80 years young still enjoyed playing golf....going to Florida for the winter and coming back to Wisconsin for the summer and fall. They have talked for a while about selling their home here and getting a condo...someday...and Ceil talked about the things that they would downsize and people I would find to appraise or sell some of the things she would choose not to move.  When they were ready....someday. Someday came sooner than anyone could know as it sometimes does...we have packaged dinners to take to her husband and will attend the wake tomorrow evening.

   Sometimes, we are unable to attend funerals...distance, prior committments...and now there is a way that you can extend your sympathy to the family in a very immediate way.  There is a service called, www.Legacy.com and in the greater Milwaukee/Waukesha area you find it by going to www.Jsonline.com - the Journal/Sentinel and going to the deatn notices.  You may write in the person's name and you will find their obituary and you are also able to write a sympathy note, send flowers, learn of a charity that the family may wish you to use as a memorial. You write your expression of sympathy and it is screened and then you receive an e-mail letting you know your message has been posted on the site.

    You can't always be there...you can always take a minute to express your sympathy and this is certainly a timely and easy way to let people know how much you care.  Make it about them...your memories become their memories and that is the sweetest part of the life they have left behind for those who loved them.

   Short sales a wonderful, wonderful thing...it saves the homeowner from the ravages of foreclosure...it gives the patient buyer a terrific home at a below market price...for the listing agent...it is a challenging but extremely rewarding transaction....when it all comes together and you know that you helped both the buyer and the seller....and did something for the real estate market in helping to reduce the inventory and not bring down home prices further with a possible foreclosure.

   Some potential short sale sellers have a mistaken idea of what a short sale can do...or should do.  A short sale seller must first of all be qualified....for reason of hardship they are forced to ask the lender or lenders to release them from the indebtedness of their mortgage and home equity etc. The ETC does not include every debt on earth...the credit cards that have mounted, the loan from Aunt Sophie, the medical bills, the list goes on....A short sale does not and cannot forgive every debt.

     If you are unable to pay your mortgage....talk with a short sale expert...someone who has been trained in short sales...A CDPE (Certified Distressed Property Expert) can help you determine if a short sale is the best remedy.  A good realtor will recommend that you discuss your options with an attorney...Realtors cannot and should not dispense legal advice.  Be honest....tell the realtor about your financial situation, the debts you owe and your prospects for financial recovery.  The future you save in terms of credit and finance will be your own.

 Well....today was the day....we had the most beautiful, best priced condo in ALL the land...ok Wisconsin...listed for a while....and our ohhhhh so patient seller, "got it" she knew that it wasn't us...she knew the broker's open, the web-vertising, the opens, the extra signs, the everything we did and the staging we did at no charge to make it the very best it could be was all anyone could ever do....and today, our very patient and understanding seller has at long last been rewarded....Yahoooo....accepted offer.

    On the selling agent's side...she has been working with the buyer for literally years...her patience and persistence has at last been rewarded !  It's a Double Bubble celebration and we are all ready for this to be just the start of a great spring market !

   Happy Sales to You....Prosperous Spring...Enjoy the Sunshine and the Good Selling it Brings !  SOLD SIGNS...Coming to you Market NOW !

We recently listed a short sale for a couple we had sold the house to...short sales are hard...I don't mean the time it takes, the lender negotiation...the explanations to realtors who "should get it" and the consumers who "never heard of it"....I mean watching the emotional toll it takes on someone...in this case someone we knew for years before the listing.  They took a tremendous amount of pride in this home that they loved and nurtured it...from the oriental garden outside the deck to the bathrooms that were updated top to bottom...ceramic tile, gorgeous vanities, walk in spa shower....the new roof...the list goes on and the heartbreak of leaving it all behind and losing the financial and emotional investment had to become reality when they had to leave the state to find employment. 

      We believe that everyone comes into  your life for a reason...you are here to learn and experience...there are no accidents...no chance meetings...there is a design and a reason...everyone needs to appreciate what can be learned...even it is who to stay away from...who is honest or dishonest. In this case, I knew from our first phone conversation...lively, inquisitive and intelligent...this was a person I wanted to get to know better...whether they bought a house or not. Her exhuberance for life...her natural curiousity about the whole short sale process...her willingness to learn and admit she knew some things and not others...was refreshing and exhilerating.  She and her husband wrote an offer which was accepted...she (wisely in the case of short sale) refused to get excited about the house and the move and didn't share the news with their children that an offer had been written. Kind of like announcing Santa would be arriving soon at Halloween...not a good idea.

   We made the offer fly through the lending channels as quickly as possible...and at long last, or what seemed long...but was really six weeks faster than whatever "normal is"...Sale approved, sellers moved, closing set.  Mrs. Buyer...My NBF....(New Best Friend) had many e-mail "conversations" over the course of the weeks between the offer and lender acceptance...comfort during stressful times for everyone. She takes everything in stride and shoulders the responsibility of being a wife, mom, business owner and landlady with exceptional grace. She is honest and forthright without being offensive...wants to hear it like it is...and handles it...Laughs easily and loves a lot. 

     On Easter Sunday, we have the honor and pleasure of being a part of the tour and surprise when NBF and her husband bring their children to see their new home for the first time...run through the yard...check out their bedrooms....we are as excited as the kids would be IF they knew what a great treat was in store for them.  I know that as their pre-teen daughter has so wisely predicted....next year at this time, we will be OBF (Old Best Friends) and in the years to come...BFF....Best Friends Forever...we have been touched by her and her husband's kind hearts, quick wits, contagious laugh....It IS a Good Friday.....we have an NBF.....Go find one....Put your attitude sunny side up and see who you attract your life.