MHShipments During Year 2021

February 26th, 2021

Blog Posting # 627 @26 February 2021: EducateMHC

Perspective. ‘Land lease communities, previously manufactured home communities, and earlier, ‘mobile home parks’, comprise the real estate component of manufactured housing!’

EducateMHC is the online national advocate, asset class historian, data researcher, education resource, & communication media for all land lease communities throughout North America!

To input this blog and/or affiliate with EducateMHC, telephone Official MHIndustry HOTLINE: (877) MFD-HSNG or 633-4764. Also email: gfa7156@aol.com & visit www.educatemhc.com

Motto: ‘U Support US & WE Serve U!’ Goal: to promote HUD-Code manufactured housing & land lease communities as U.S. # 1 source of affordable attainable housing! Attend MHM class!

INTRODUCTION: So, will ‘manufactured housing shipments’ eclipse 90,000 or 100,000 units during year 2021? Part I hints at an answer to that pithy and timely question. Part II? If you’re a land lease community mortgage originator or broker, and/or make home-only chattel capital loans, you’ll want to read the 23rd National Registry of ALL Lenders! Some stunning info contained therein, and most comprehensive directory of independent third party (personal property loan) lenders ever published! Part III? The question that’s on everyone’s mind: ‘What was the degree of ‘MHAdvantage/Cross-Mod™ implementation’ partnership during year 2020?

I.

MHShipments During Year 2021

Year 2020 MHShipment summary statement tying together years 2006, 2020, and now 2021.

“If we had those 3,000 (lost to coronavirus in April, May & June 2020) homes back (actually 2,775 net), we’d have likely shipped 97,165 new HUD-Code homes during all of 2020, achieving the highest performance level since 117,510+/-, way back in year 2006, or 14 years ago!” Edited quote from blog # 625.

But know what? We, as an industry and realty asset class, have no logical reason to believe 98,000, let alone 100,000 new HUD-Code homes will be shipped during year 2021 as long as we have to deal with:

• Dilatory effect of personal subsistence payments from the federal government, resulting in the under-manning of saw mills producing lumber, and factory-built housing plants producing and shipping new homes

• Unpredictable and substantial invoice price increases occurring after new homes have been ordered

• Continuing backlogging of homes, in large part, due to first bullet point.
• Lack of chattel capital home-only financing for new manufactured homes being sited and sold on-site in land lease communities

• Inaction of the FHFA and GSEs Fannie Mae & Freddie Mac relative to Duty to Serve plans

• Lack of chattel lending statistical transparency and sharing, on the part of one or more independent third party chattel finance firms enjoying market dominance

• Lack of chattel capital home-only financing for new manufactured homes being sited and sold on-site within land lease communities nationwide.

• Inaction of the Federal Housing Finance Agency (‘FHFA’) and GSE’s Fannie Mae & Freddie Mac, relative to their Duty to Serve (‘DTS’) plans for manufactured housing.

And there are additional stumbling blocks we could add to this troublesome list, but you certainly get the idea.

II.

23rd National Registry of ALL Lenders

Well the ‘numbers are in’ (i.e. ‘dollars’, that is), and we now know year 2020, despite the coronavirus pandemic and all that went with it, was a Banner Year for real estate-secured mortgages brokered and originated pursuant to land lease community acquisitions and refinance! The grand total $ amount brokered and lent? Prime subscribers to The Allen Confidential newsletter will learn that stunning amount in the March 2021 issue due out next week – or so. But here’re a couple hints: the 2020 $ lending total exceeds mortgage $ volumes, for land lease communities, in years 2013 through 2019 (That’s as far back as records go), by more than $2 billion dollars! Whew! What a year!

If not already a Prime Subscriber to TAC, visit www.educatemhc.com to do so today.

Furthermore; do YOU realize TAC is our industry and realty asset class’ sole source land lease community news, and these key Resource Documents?

• ALLEN REPORT (a.k.a. ‘Who’s Who Among Land Lease Community Portfolio Owners/operators Located Throughout North America!’)

• Official ‘State of Manufactured Housing Industry & Land Lease Community Asset Class’

• National Registry of ALL Lenders & Brokers Serving MH & LLCommunities

• ‘Who Ya Gonna Call in 2021?’ directory of freelance consultants

• Directory of MH & LLCommunity Print & Online Media, plus state associations

• Official Lexicon & Glossary of MH & LLCommunity Trade Terminology

• Official Directory of GSE & NGO Organizations, plus professional property management training and certification programs

• Only accounting of MH & LLCommunity ‘trending topics’ (a.k.a. Evergreen Issues), plus official definition of affordable housing, low income housing, & very low income housing

• Directory of MH & LLCommunity National Advocacy & related trade organizations

• Directory of HUD-Code Manufactured Housing Manufacturers, plus descriptions of Community Series Homes (circa 2009) & CrossMod™ homes (circa 2016)

• Industry Briefing Sheet (e.g. statistics re MH & LLCommunities), and an abbreviated ‘State of the MHIndustry & LLCommunities’ document

• Statistics Sourcing & Formulae for MH & LLCommuniteis (i.e. ‘Where to get the information needed to better understand our industry & realty asset class’)

And, believe it or not, that list of a dozen plus Resource Documents available from EducateMHC is not comprehensive! For example, every monthly TAC now contains a ‘MHShipment Volume & Stock Market Report’ featuring the official MHShipment volume agreed upon among IBTS, HUD, MHARR & EducateMHC; as well as an accounting (i.e. stock market prices) of the nine public MH firms (includes three REITs) that’s available nowhere else!

III.

WE WANT TO KNOW!

Everyone in manufactured housing, and among land lease community owners/operators, knows year 2019 was DISMAL, where ‘MHAdvantage/CrossMod™ implementation’ was concerned (Like, maybe six transactions in all)!

OK, we’re now three months into year 2021 and still no word from the FHFA and two GSEs (i.e. Fannie Mae & Freddie Mac), as to degree of ‘MHAdvantage/CrossMod™ implementation’ during year 2020. Federal Housing Finance Agency, please supply that information, or instruct the GSE’s to do so, in the near future!

Why? Because, once and for all, we – as an industry and realty asset class, should know whether this much ballyhooed partnership is indeed viable; OR, if we should be looking elsewhere (Is there anywhere else?) for financial support for the HUD-Code manufactured housing industry and home-only loans for in-community home sales transactions.

We’re waiting…..

***

George Allen, CPM, MHM
EducateMHC

There’s An Important Matter Afoot

February 19th, 2021

Blog Posting # 626 @ 19 February 2021: EducateMHC

Perspective. “Land lease communities, previously manufactured home communities, and earlier, ‘mobile home parks’, comprise the real estate component of manufactured housing!”

EducateMHC is the online national advocate, asset class historian, data researcher, education resource, & communication media for all land lease communities throughout North America!

To input this blog and/or affiliate with EducateMHC, telephone Official MHIndustry HOTLINE: (877)MFD-HSNG or 633-4764. Also email: gfa7156@aol.com & visit www.educatemhc.com

Motto: ‘U Support US & WE Serve U!’ Goal: to promote HUD-Code manufactured housing & land lease communities as U.S. # 1 source of affordable attainable housing! Attend MHM class!

INTRODUCTION: Some things that need to be said and resolved….

There’s An Important Matter Afoot
&
I’m Unsure How to Address It, but will try!

Faithful readers of this weekly blog posting are well aware of an important matter hinted at in this headline. We’ve described it in blogs # 622, 623, & 624, during the past several weeks. It’s the ‘community owner’s lament’ (i.e. ‘expression of grief & frustration’), relative to some if not all, HUD-Code housing manufacturers’ backlogging homes to be produced and shipped, and adding significant price increases on units after orders have been placed.

Now the matter has taken on a new dimension; one of scale – one that might, however, have been present all along.

The Question today is: ‘Are large property portfolio (e.g. those with more than 50 land lease communities apiece) owners, compared to smaller (i.e. one or two properties apiece) operators, experiencing similar backlogging of homes ordered, and significant unilateral increases in unit prices after orders have been placed or not?’

Frankly, I wouldn’t be surprised to learn that ‘large portfolios, routinely ordering many new HUD-Code homes to fill vacant rental homesites’ are indeed being given a huss (i.e. in USMC parlance, ‘Help me!’), since manufacturers can expect volume home sales from them. But if true, is this right and fair?

The challenge, in historical perspective, seems similar to what the manufactured housing industry faced in the mid-1980s, when smaller, regional HUD-Code housing manufacturers felt beleaguered by 1) relatively new HUD-Code (i.e. circa 1976) regulations, as well as 2) much larger firms being able to absorb costs of increased regulation better than them.

Result? Formation of the Manufactured Housing Association for Regulatory Reform or MHARR.

Not for a moment am I suggesting smaller land lease community owners/operators run off and charter a new national advocacy entity to represent their business interests. Rather, via the National Communities Council (‘NCC’) division of the Manufactured Housing Institute (‘MHI’), a forum for such discussion of this timely and troubling matter, should be possible! For that matter, next week, MHI/NCC, from 22 thru 24 February, hosts a virtual meeting of members. Why not make ‘community owners’ lament’ a matter of discussion and exploration?

Now, in my opinion, there is a proverbial Achilles Heel to this ‘community owners’ lament’. Specifically, while MHI/NCC boasts a couple hundred members to date, very few attend such meetings, virtually or in person. At the same time, there are hundreds more community owners/operators nationwide, who do not belong to the institute/council – and hence have no voice in addressing this timely and troubling matter. What to do about them?

To that end, the MHARR has been pretty straight-forward and vocal, during the past several years, recommending post-production segments of the manufactured housing industry (including the land lease communities realty asset class) organize a new and completely separate national trade body to this end! How many more years will ‘tail of the dog’ MH business types labor on in search of parity and effective national advocacy?

As one of 19 founders of the Industry Steering Committee (‘ISC’) who met on 31 August 1993, and a founding board member of the NCC on 1 January 1996, I do not believe the council has achieved goals set for it at that time!*1 It is not even the ‘court of last resort’ for matters such as contentious landlord-tenant legislation, use of floor fees to promote brand awareness and image improvement, encouraging certified professional property management at all levels, and – as in this case – researching and arbitrating issues among post-production segments of the manufactured housing industry. If nothing else, after 25 years, it’s time for an NCC ‘reset’!

Someone let me know if ‘community owners’ lament’ is discussed, or not, at the MHI/NCC meeting.

End Note.
1. For a list of the goals agreed upon by the ISC during the fall of 1993, request it from me via email: gfa7156@aol.com

George Allen, CPM, MHM
EducateMHC

MHShipments Falter Once Again & Stock Prices, for the most part, Recover to pre-Covid Levels!

February 12th, 2021

Blog Posting # 625 @ 12 February 2021: EducateMHC

Perspective. ‘Land lease communities, previously manufactured home communities, and earlier, ‘mobile home parks’, comprise the real estate component of manufactured housing!’

EducateMHC is the online national advocate, asset class historian, data researcher, education resource, & communication media for all land lease communities throughout North America!

To input this blog and/or affiliate with EducateMHC, telephone Official MHIndustry HOTLINE: (877) MFD-HSNG or 633-4764. Also email: gfa7156@aol.com & visit www.educatemhc.com

Motto: ‘U Support US & WE Serve U!’ goal: to promote HUD-Code manufactured housing & land lease communities as U.S. # 1 source of affordable attainable housing! Attend MHM class!

INTRODUCTION:
• Manufactured Housing Shipments Falter in Year 2020
• Manufactured Housing Stock Prices Recover to Pre-Covid Levels
• Affordable Housing Under Assault Everywhere
• 2020 Election. Here’s What TIME magazine now tells us about it
• Lease Option Home-only Financing Today & Tomorrow

I.

MHShipments Falter Once Again & Stock Prices, for the most part, Recover to pre-Covid Levels!

If this time last year you hoped the annual shipment volume of new HUD-Code homes would eclipse 98,000 units – for the first time since 2006, prepare to be sorely disappointed! We started the year ‘strong’, with monthly shipment totals above what they were during 2019. Then the coronavirus hit! For the next three months (April, May, June), shipments were ‘off’ by 1,000+/- units per month; and, from that point on, seesawed through the remainder of 2020, ending with a dismal total of only 94,390 new HUD-Code homes shipped (Based on Institute of Building Technology & Safety reported unadulterated monthly totals alone!). That’s 225 fewer new homes than were shipped during all of year 2019!

Know what that means? If we had those 3,000 (lost) homes back (actually 2,775 net), we’d have likely shipped 97,165 new HUD-Code homes during 2020, achieving the highest level since 117,510+/-, way back in year 2006, or 14 years ago! Another unintended consequence of the coronavirus pandemic.

Given continued home-only finance uncertainty, in most local housing markets, the fact the manufactured housing industry ‘recovered so well’ by year end 2020, bodes well for hitting or even eclipsing aforementioned goal of 98,000 units by year end 2021. What do you think?

Then there’s the stock market performance of our nine public companies; four HUD-Code housing manufacturers (i.e. BRK-A, SKY, CVCO, & LEGH) and five land lease community portfolio owners/operators (i.e. ELS, SUI, UMH, MHPC, & MHC.U). Between March (coronavirus) and April, all these firms took major hits to their stock prices, with one halved in value! By February 2021 however, all companies returned to, or close to, their March 2019 stock price levels – with the one ‘hit the hardest’, rebounding to an even higher price than during March 2019.

Any of this ‘new news’ to you? If so, subscribe to The Allen Confidential business newsletter; available via www.educatemhc.com Every issue contains a ‘MHShipment Volume & Stock Market Report’ for your edification. There’s nothing like it anywhere else in the MHIndustry!

II.

Affordable Housing Under Assault

‘Homeless Seniors R Us’ is how homeowners/site lessees in some Upper Midwest land lease communities now describe themselves. Why? Because a few private equity giant firms, from outside the manufactured housing industry, have acquired land lease communities for their property portfolios, and then, too aggressively ‘jacked site rents’ and began charging additional for trash removal and water! For example, in one Montana community, site rent increased to $380 per month, and with addition of aforementioned charges, raised a typical resident’s total payout to $500/month.

And then there’s this gem, describing the repurposing of a land lease community in Puyallup, Oregon. Vacant rental homesites are being filled with 313 square feet Tiny Homes selling for $60,000., with 30 year leases. And the monthly HOA (Homeowners Association) fee is $800/month! Anyone see ‘affordable’ anywhere in that description? I sure don’t.

III.

TIME Magazine: Saving or Rigging of 2020 Election?
“-…a well-funded cabal of powerful people, ranging across industries and ideologies, working together behind the scenes to influence perceptions, change rules and laws, steer media coverage and control the flood of information. They were not rigging the election; they were fortifying it.” According to Molly Ball, a writer for TIME magazine.

Now, there’re two opposing perspectives, leaking one profound truth! The 2020 election was either RIGGED or FORTIFIED. What’s your opinion? Mine? The former.

IV.

Lease-Option Home-only Financing Today & Tomorrow…

Following two paragraphs are quoted and edited, from email correspondence between two land lease community portfolio owners/operators, discussing home-only chattel financing.

We’ve had very good experience with Country Place Mortgage in Dallas, TX. although they only finance Cavco/Fleetwood Homes. Also had very good experience with American Commerce Bank in Bremen, GA. And, very good experience with private investors who frequently finance our acquisition of homes through self-directed IRA accounts. We are not fans of one top market share chattel lending program, because of fees and interest rates a community owner is responsible for if the buyer/borrower defaults, and lender’s (alleged) refusal to substantiate the amount they claim a community owner is responsible for when a buyer defaults.

A discussion many community owners have had during the past five to 10 years, has been regarding interest in developing a lender who’d provide home-only acquisition financing to land lease community owners/operators selling on-site. Lease-Option programs implemented by community owners are very attractive to said owners, as well as homebuyer/site lessees who don’t qualify for conventional loans, manufacturer programs, and the industry in general; as they are well-secured for the entity advancing funds. The hurdle we invariably encounter is one of scale – lenders able to invest large amounts of capital at attractive interest rates, don’t want to do so at much less than tens of millions of dollars.

Times change, however, and interest rates are still at all-time lows, so perhaps it’s time to revisit this timely topic.

OK blog reader, you interested in being part of such a discussion should it take place, probably virtually, during the next several months? If so, let me know via gfa7156@aol.com

***
George Allen, CPM, MHM EducateMHC

Community Owners Taking Action!

February 5th, 2021

Blog Posting # 624 @ 5 February 2021: EducateMHC

Perspective. ‘Land lease communities, previously manufactured home communities, and earlier, ‘mobile home parks’, comprise the real estate component of manufactured housing!’

EducateMHC is the online national advocate, asset class historian, data researcher, education resource, & communication media for all land lease communities throughout North America!

To input this blog and/or affiliate with EducateMHC, telephone Official MHIndustry HOTLINE: (877) MFD-HSNG or 633-4764. Also email: gfa7156@aol.com & visit www.educatemhc.com

Motto: ‘U Support US & WE Serve U!’ Goal: to promote HUD-Code manufactured housing & land lease communities as U.S. # 1 source of affordable attainable housing! Attend MHM class!

INTRODUCTION: Unforeseen consequences of the coronavirus pandemic? Delayed deliveries (out to fall 2021 with some factories) and arbitrary increasing of HUD-Code housing base price! Part II shares some Good News, for a change. Major gala event scheduled for 9 August 2021 at the RV/MH Hall of Fame in Elkhart, IN. And if, as a land lease community owner/operator you have homeowners/site lessees who’ve paid off MH loans originated with Greentree ‘many years ago’, and are in search of lien releases; well, read Part III.

I.

Community Owners Taking Action!

Appears the manufactured housing industry now has a ‘baker’s dozen’ Evergreen Issues!

“An Evergreen Issue is content that’s always relevant.” As defined in the 32nd annual ALLEN REPORT (a.k.a. ‘AR’ & ‘Who’s Who Among Land Lease Community Portfolio Owners/operators Located Throughout North America!’). Amidst its’ widely-referenced statistical compendium, the popular AR identified a dozen Evergreen Issues that have dogged the industry and realty asset class, to varying degrees, for the past decade and longer. Now, here’s the 13th Evergreen Issue, or so it seems….

#13. ‘Delayed deliveries and arbitrary jacking of HUD-Code housing base prices are profoundly counterproductive, fostering bad will toward the manufacturer, consumer remorse on the part of homebuyers/site lessees, and perennial problems for community owners/operators.’

But NOW, land lease community owners/operators, in some parts of the U.S., are uniting to make this plight known, and suggesting remedial action in a two-step process:

First, effect an informal agreement between the home supplier and community owner, whereby the latter accepts the arbitrary price increase, but insists manufacturer sign off on a statement, added by the community owner to the product sheet (a.k.a. Sales Order Confirmation), below or near the signature line on said form that reads akin to this:

“We understand manufactured housing prices are rising because of significant increases in the cost of raw materials and building products. However, when the costs of these materials decrease, we expect housing prices to be reduced as well. Agreed!” _________________manufacturer’s representative.

This is the second time land lease community owners/operators have come together to protect their business interests! To date, as before, this initiative is not being encouraged by state and national advocates for manufactured housing! This is somewhat understandable, given most operational funding for these trade entities comes from the manufacturing segment of the industry. But maybe, like last time (i.e. 31 August 1993 – 1 January 1996 = fructification and birth of MHI’s National Communities Council division), we’ll again underscore the truth of Benjamin Franklin’s famous quote: “We must, indeed, hang together, or most assuredly, we shall hang separately.”

So, start adding the above statement to your HUD-Code housing manufacturer’s product sheet or Sales Order Confirmation, and request your manufacturer’s rep sign it!

II.

What’s Going On @ RV/MH Hall of Fame?

Are you, like many others and me, suffering from year-long pent-up desires to travel and engage in interpersonal networking with manufactured housing and land lease community peers? Well, mark your calendar NOW, and plan to attend a truly historic RV/MH Hall of Fame Induction Banquet the evening of 9 August 2021! I’ve already made my hotel reservation for the event; suggest you do likewise, as rooms sometimes sell out for this stellar annual event.

Why will this one be truly ‘historic’? Because, for the first time in a half century, two ‘classes’ (2020 & 2021) will be inducted into the RV/MH Hall of Fame! Know what this also means? Attendance will likely swell to 700 or more businessmen and women! SO, a stellar opportunity to celebrate this honoring of 20 inductees, and opportunity to engage in the Best Networking available anytime, anywhere in the manufactured housing industry! Who’s being inducted? Here’s a near complete list of the MH (only) inductees:

• Steven P. Adler of MUREX Properties in Ft. Myers, FL.
• Ron Dunlap, retired Virginia MHAssociation executive, and military veteran
• George Porter of Manufactured Housing Resources, in DE., and RVN military veteran
• Jerry Ruggirello, land lease community owner/operator
• Ken Anderson, MHI of AZ executive
• Keith Casenhiser, partner at Bessire & Casenhiser in CA.
• Charles Lott of Fleetwood Homes in GA.
• Debra (Dee) Pizer of Zeman Properties in IL.
• Alan Spencer from Dakotaland Homes in SD.

I can’t speak for you, but I’ve known the majority of these individuals for more than 30 years, and count them not only as business associates, but good friends. I’m certain many of you feel the same; so, ‘let’s get together’ and celebrate Monday evening, 9 August 2021. To purchase banquet tickets, phone (574) 293-2344. If you’ve never visited the RV/MH Heritage Foundation’s Hall of Fame, Library, & Museum facility, you are in for a very pleasant surprise!

III.

Greentree Financed & Need a Lien Release?

Contact Shellpoint Mortgage Servicing via Customer Care Line (800) 365-7107

George Allen, CPM, MHM
EducateMHC

Community Owner’s Lament Grows….

January 29th, 2021

Blog Posting # 623 @ 29 January 2021: EducateMHC

Perspective. ‘Land lease communities, previously manufactured home communities, and earlier, ‘mobile home parks’, comprise the real estate component of manufactured housing!’

EducateMHC is the online national advocate, asset class historian, data researcher, education resource, & communication media for all land lease communities throughout North America!

To input this blog and/or affiliate with EducateMHC, telephone Official MHIndustry HOTLINE: (877) MFD-HSNG or 633-4764. Also email: gfa7156@aol.com, & visit www.educatemhc.com

Motto: ‘U Support US & WE Serve U!’ Goal: to promote HUD-Code manufactured housing & land lese communities as U.S. # 1 source of affordable attainable housing! Attend MHM class!

INTRODUCTION: Part I revisits the ‘hot topic’ of last week’s blog: rampant house price increases and delivery backlogs. Part II gauges the multifamily infill market for apartments and land lease communities during 2021. And Part III, if you’re a lender or loan broker, announces a unique opportunity to market your services!

I.

Community Owner’s Lament Grows….

“Delaying delivery and jacking the sale price (of new HUD-Code manufactured homes) are counterproductive for all three parties.” HOW? “Bad will towards the manufacturer, consumer remorse on the part of the homebuyer/site lessee, and problems for the community owner/operator.” This is what we ‘splained’ in last week’s blog posting (#622). THIS WEEK? Here’s how at least one HUD-Code housing manufacturer justifies an increase in base price these days.

Lumber mill production continues to be below capacity, in part, as COVID-19 affects workforce

Lumber product demand continues to be high, particularly in the housing sector

New home sales, according to NAHB statistics, are 21 percent higher YTD; single family housing starts up 27 percent YTD.

Lumber prices have increased 34 percent during the three week period between mid-December and early January; doubling between November and now

Cost of oriented strand board (‘OSB’) now exceeds its’ earlier price peak this past fall

Cold-rolled steel has risen in price by 61 percent since June, with most of the increase occurring during the past 60 days

Shower doors, metal exterior accessories and other metal fixtures have increased in price between 23 and 34 percent.

Other components increasing in cost include copper wiring, resin-based materials, wood cabinets, etc…

Now, ‘here’s another rub’. At least one manufacturer, in an effort to provide some measure of wholesale price stability to land lease community owners/operators buying new HUD-Code homes to sell on-site, offers a form of price protection, i.e. ‘pay extra, above the base price, to ensure the new home won’t experience even further price increase’. Here’s how one veteran land lease community portfolio owner/operator responded to such a plan offered by one of his/her housing manufacturers:

“So, they’d charge $3,500 on a $50,000 new manufactured home, to guarantee the price won’t go up between the time we ‘agree’ on a sales price (i.e. base price) and the time the home is delivered in three to five months’ time? What a deal. NOT!!! What happens when raw material and building product costs go down?”

All the while, we continue to wonder why monthly new HUD-Code housing shipment volume lags behind 2019 levels, and well behind those of year 2018. Specifically, “Institute for Building Technology & Safety (‘IBTS’) reports 7,996 HUD-Code homes shipped (November 2020), compared to November 2019 @ 7,972homes, and 9,035 new homes shipped (the month before) during October 2020.” This quoted from the ‘MHShipment Volume & Stock Market Report’ published each month (i.e. January 2021) by EducateMHC in The Allen Confidential business newsletter. If you’re not already reading this key strategic information each month, visit www.educatemhc to subscribe!

II.

Just Saying…

Do you read MULTIFAMILY EXECUTIVE magazine? Well, if you did, you’d already know

“Multifamily real estate (investment) remains a solid investment for the long term.” P.11

“There is a significant amount of pent-up demand for quality multifamily product in quality locations.” P.25

“Until the pandemic is resolved, hotel is uninvestable, office is not for the faint of heart, and retail is dead.” P.23

To me, this says, mid to large-sized land lease communities nationwide, as a whole, will continue to be highly attractive to investors within and outside the manufactured housing industry. And among property portfolio ‘players’, consolidation will continue at its’ feverish pace, compressing capitalization rates along the way. The downside? As we already know, the ongoing, albeit increasing, threat of landlord-tenant legislation will have to be faced throughout year 2021.

III.
Calling All Lenders!

Whether you originate real estate-secured mortgages on land lease communities, or personal property loans (chattel capital) for home-only loans, I need to hear from you ASAP!

During January, EducateMHC will be compiling the 23rd annual ‘National Registry of ALL Lenders Serving the Manufactured Housing Industry and Land Lease Community Real Estate Asset Class’. Next to the annual ALLEN REPORT, which was distributed this month as an addendum to The Allen Confidential business newsletter, this is the second most popular, of 12 Resource Documents researched and updated each year. Are you receiving these RDs? You should be! Visit www.educatemhc.com for more information.

In the meantime, however, if you are either (or both) a lender or broker, please send an email to gfa7156@aol.com with this information:

Name of the lender and or broker and indicate whether ‘lender’ and or ‘broker’ focus for firm

Indicate whether this information is for land lease community mortgages or home loans

Total loan origination volume for all of year 2020

Names and phone numbers of three contact individuals at your firm

Here’s a major reason for you to want to be included in the 23rd annual ‘National Registry of ALL Lenders’. Being so-listed is the least expensive, most effective marketing media you will encounter this year! How so? This unique Resource Document is requested frequently by investors acquiring and refinancing land lease communities, as well as independent (street) MHRetailers and land lease community owners/operators seller-financing new HUD-Code homes being sold on-site at their properties!

Questions? Reach me via the Official MHIndustry HOTLINE: (877) MFD-HSNG or 633-4764.

Bruce Allen Savage (1950-2021)

January 22nd, 2021

Blog Posting # 622 @ 22 January 2021; Copyright 2021: EducateMHC

Perspective. ‘Land lease communities, previously manufactured home communities, and earlier, ‘mobile home parks’, comprise the real estate component of manufactured housing!’

EducateMHC is the online national advocate, asset class historian, data researcher, education resource, & communication media for all land lease communities throughout North America!

To input this blog and/or affiliate with EducateMHC, telephone Official MHIndustry HOTLINE: (877) MFD-HSNG or 633-4764. Also email: gfa7156@aol.com, & visit www.educatemhc.com

Motto: ‘U Support US & WE Serve U!’ Goal: to promote HUD-Code manufactured housing & land lease communities as U.S. # 1 source of affordable attainable housing! Attend MHM class!

INTRODUCTION: I’ll let this blog posting speak for itself, other than to simply say:

This obituary of a ‘friend in the manufactured housing business’ prompts me to pen I hope we never see something similar for our industry! But the way things are going (i.e. ‘nowhere to date’), this could happen if we don’t hit on a solution to our MH shipment malaise. To that end, be sure to read the final short paragraph of Part II here following. GFA

I.

Bruce Allen Savage (1950-2021)

While he’s been gone from MHI for more than a decade (He was VP of Communications), many old timers in manufactured housing, will likely remember Bruce Savage with some degree of affection. He was non-threatening in his demeanor, always helpful in the time of need, and a bona fide supporter of our industry and realty asset class.

Bruce authored The First 20 Years, a retrospect book describing the birth and first two decades of growth of MHI’s National Communities Council (‘NCC’) division. The book continues to be available for purchase via www.educatemhc.com

A more detailed description of Bruce’s life and passing will be featured in the February issue of The Allen Confidential newsletter, also available via www.educatemhc.com

II.

A Community Owner’s Lament
The first and third following paragraphs are quoted from recent email messages penned by veteran land lease community property portfolio owners/operators. I know, from experience, they parrot many of our peers nationwide, during these trying pandemic times:

“This is really disappointing and very detrimental to the industry – particularly the community segment. Unlike independent (street) MHRetailers, who sell homes onto private property, community owners live, for decades, with those who buy their homes. Time and again, we’ve seen homebuyers/site lessees, who find one thing wrong with their home, go on to find many more items to complain about. Now, delaying delivery of the new homes for six weeks, and increasing the sales price by $4,000 – over the original amount quoted, starts that relationship off on a very bad note! More than likely, it’ll only get worse. I am very concerned this homeowner will find dozens of things to complain about once they move in- causing both our staff and manufacturer’s warranty department, to spend a great deal of time trying to satisfy this customer.” (lightly edited. GFA)

Delaying delivery and jacking the sale price are counterproductive for all three parties: ‘bad will’ towards the manufacturer, anger on the part of the homebuyer/site lessee, and problematic for the community owner/operator. And there’s a significant historical statistical reason why this should not be happening. During year 2009 (Our industry’s nadir year of shipments at 48,789 homes) only 25% of new HUD-Code homes were shipped directly into land lease communities (i.e. 10,000 units). However, with the introduction of Community Series Homes that year, the percentage, by year 2015 had increased to 40%…meaning 28,000 units went directly into communities. So manufacturers know this market is ‘open’ to them, while ‘independent (street) MHRetailers’ continue, for the most part, to be dormant since there is no easy, let alone reasonable, access to chattel capital for home-only loans. So, why purposely shoot oneself in the foot (i.e. manufacturers purposely discouraging community owner purchases) to set themselves us for negative results?

“New homes MHRetailers used to receive in four to six weeks, are now taking four to six months to be delivered. Prices are being increased every two to three months – even while presold homes are on order. Manufacturers are ignoring MHRetailers commitments to home buyers. And homebuyers are blaming MHRetailers. Some are now canceling orders. Manufacturers say they are forced to pass along price increases that have been precipitated by increased cost of raw materials (i.e. lumber) and labor shortages caused by bonus unemployment and stimulus checks discouraging workers from going back to work. The moratorium on tenant evictions keeps getting extended, with no relief for community owner landlords.”

Here’s how one long-retired MH executive suggests we Save Our Industry! Read carefully: Either ‘Tie the underlying realty into the home loan’, OR, ‘Keep raising the price of homes until manufacturers can afford to give subsidized interest rates – just like auto manufacturers do.’

George Allen, CPM, MHM EducateMHC

“Amen & Awoman”

January 15th, 2021

Blog Posting # 621 @ 15 January 2021; Copyright 2020: EducateMHC

Perspective. ‘Land lease communities, previously manufactured home communities, and earlier, ‘mobile home parks’, comprise the real estate component of manufactured housing!’

EducateMHC is the online national advocate, asset class historian, data researcher, education resource, & communication media for all land lease communities throughout North America!

To input this blog and/or affiliate with EduateMHC, telephone Official MHIndustry HOTLINE: (877) MFD-HSNG or 633-4764. Also email: gfa7156@aool.com, & visit www.educatemhc.com

Motto: ‘U Support US & WE Serve U!’ Goal: to promote HUD-Code manufactured housing & land lease communities as U.S. # 1 source of affordable attainable housing! Attend MHM class!

INTRODUCTION: You a ‘woke’ citizen? Content in Part I is a leading indicator of one’s wokeness.

Part II? During a time when we should be enjoying record levels of monthly new manufactured housing shipments, we continue to lag at and behind last year’s performance – and I see no encouraging recovery signs on the economic horizon for our industry and realty asset class!

What concerns me the most is the imminent implementation of massive tax increases to pay for the $600 & $2000 stimulus packages ‘enjoyed’ during year 2020 and now, 2021. Parenthetically, I’ve wondered all along why such monies should even be going to folk who’re already receiving social security checks each month, as well as those who are gainfully employed.

I.

“Amen & Awoman”

Given the remote chance you haven’t heard or read, “Amen & Awoman” is how the opening prayer to the new session in Congress was ended last week. But I suppose we should not be surprised, given the rules package for the 117th Congress includes a proposal to use gender-inclusive language and pronouns, eliminating terms such as ‘father, mother, son, daughter’, and much more.

Terms to be excluded include ‘father, mother, son, daughter, brother, sister, uncle, aunt, first cousin, nephew, niece, husband, wife, father-in-law, mother-in-law, son-in-law, daughter-in-law, brother-in-law, sister-in-law, stepfather, stepmother, stepson, stepdaughter, stepbrother, half sister, grandson, granddaughter.’

These terms would be replaced with ‘parent, child, sibling, parent’s sibling, first cousin, sibling’s child, spouse, parent-in-law, child-in-law, sibling-in-law, stepparent, stepchild, stepsibling, half-sibling, and grandchild.’

Sure hope this woke nonsense isn’t a precursor of what to expect during year 2021 and beyond, as more liberal policies and practices almost surely will be implemented.

II.

Here We Go Again – & Again….

MHI, to date, says it best in NEWS & UPDATES correspondence to members, dated January 6, 2021. (I’m expecting far stronger language & pointed criticism from MHARR on this matter!)

In recent correspondence, from MHI to the Federal Housing Finance Agency (‘FHFA’), relative to their ‘2021 Underserved Market Plans for Fannie Mae & Freddie Mac (‘the GSEs’), under the Duty to Serve Program, they had this to say:

“…MHI acknowledge(s) the progress GSEs have made in increasing volume of land-home loans and creating new financing optio0ns for the industry’s new CrossMod™ homes, but call(s) for more progress in the development of a secondary market for chattel lending. MHI also discussed GSEs’ financing for land-lease communities for Duty to Serve (‘DTS’) credit.”

The actual DTS Plans make for interesting – and revealing reading. A few examples:

In the Fannie Mae Plan. “The key characteristics of chattel financing for manufactured housing compared with non-chattel financing include:

• Shorter loan terms (typically 20 years instead of 30)
• Higher interest rates (at least two to five percentage points)
• Fewer rights when in default; and
• A more limited pool of lenders, due to the lack of a secondary mortgage market”

Did you know? “Manufactured housing titled as personal property (chattel) makes up the majority of manufactured housing in the U.S. (but) financing options are limited” due to:

• Lack of overall market transparency (making) it difficult to understand risks which discourages Enterprise, lender and investor participation in the market.
• Market data and information on chattel is largely unavailable
• Lack of understanding on how chattel loans perform.

Read those three bullet points again, and ask yourself: ‘Are today’s independent third party chattel lenders’ of home-only loans, members of the Manufactured Housing Institute?’

Answer? YES. Then, why are those three bullet points still questions in search of answers?
Why the disconnect? Think about it. Might it be the chattel lending (home-only) niche is so profitable for a very few firms, that they’re reluctant to provide statistics and information to the GSEs, which would likely lead to greater competition for them?

Fannie Mae’s DTS Plan proposal for measurable Action ‘way back in 2018’? Form an advisory council “…to include at least five lenders (as the industry is dominated by a small number of lenders….), one industry trade association, two manufactured housing retailers, one industry data services company, two chattel loan servicers, one consumer advocacy group, and three (housing) manufacturers….” Two quick observations: First, why no inclusion of land lease community owners in this eclectic mix? After all, by year 2015, 40% of all new homes shipped from factories were going directly into this unique, income-producing property type. A grave oversight – in my opinion. And second; it appears ‘so little progress has been made’ in this Action area, relative to aforementioned bullet points; the year 2020 (i.e. 2021 report) lists only two perfunctory measures:

• “Communicate pilot progress and industry updates
• Identify opportunities for research and collaborative engagements to further the future of a sustainable chattel secondary market”

That’s not much in the way of progress after three years of, what now appears to be ‘lip service’ to Duty to Serve, where manufactured housing chattel lending for home-only loans is concerned.
***

George Allen, CPM, MHM
EducateMHC

Being Politically Incorrect According to the Academic World

January 8th, 2021

Blog Posting # 620 @ 8 January 2021; Copyright 2020: EducateMHC

Perspective. ‘Land lease communities, previously manufactured home communities, and earlier, ‘mobile home parks’, comprise the real estate component of manufactured housing!’

EducateMHC is the online national advocate, asset class historian, data researcher, education resource, & communication media for all land lease communities throughout North America!

To input this blog and/or affiliate with EducateMHC, telephone Official MHIndustry HOTLINE: (877) MFD-HSNG or 633-4764. Also email: gfa7156@aol.com, & visit www.eduatemhc.com

Motto: ‘U Support US & WE Serve U!’ Goal: to promote HUD-Code manufactured housing & land lease communities as U.S. # 1 source of affordable attainable housing! Attend MHM class!

I.

Being Politically Incorrect According to the Academic World

Every business type, military service branch, and most socio-economic groups have their own lingo, slang, preferred terminology; in other words, correct communication. Well, one institute of higher learning, here in the U.S., has taken it upon themselves to educate their students, employees, vendors, and faculty members not to use what the university deems to be ‘politically incorrect’ words (nearly three dozen) in writing and interpersonal conversations.

So, what are these ‘bad words’? The following tale uses most of them within context of a story. Unfortunately, I’ve had to capitalize ‘the words’ as the blog program does not accept bold or italic print.

He’d been the STRAW MAN for a recent real estate deal. But it turns out; I’d been SOLD DOWN THE RIVER, even GYPPED out of my security deposit. Then and there, I decided to be MASTER of my fate, to CRACK THE WHIP so to speak, to ensure future success!

CRAZY as it sounds, the plan worked! THINKING back over what happened, I can see how the GUYS I now trust, have taken me from being LOW MAN ON THE TOTEM POLE, to being host of a gala BROWN BAG – PICNIC, to celebrate our success.

So, what happened to the UPPITY DUMMY? Well, he’s now BLACKLISTED and OFF THE RESERVATION, until such time as when he might be GRANDFATHERED back into investment circles. In the meantime, I have this NATIVE desire to share this PRIVILEGED ACCOUNT with you; lest you too – like me, become CRIPPLED, DISABLED, and otherwise HANDICAPPED enough to consider a SANITY CHECK.

Where does that leave us today? Depends. If you attend the University of Michigan, its’ ‘Words Matter Task Force’ will be on hand to change your BLACK-AND-WHITE thinking to binary thinking, or ‘all-or-nothing thinking’. You ready for that?

II.

SWOT Analysis…

It seems SWOT Analysis has been around ‘forever’. I’ve used it repeatedly during a 40+ years career in factory-built and manufactured housing, and owning/operating land lease communities. Also found SWOT Analysis to be particularly useful as one several investigative tools I applied, as a freelance management consultant, to various projects.*1

Strengths, Weaknesses, Opportunities, Threats, relative to an organization, whether business or social in nature. Teaching SWOT is one of many mainstays of the popular Manufactured Housing Manager (‘MHM’) professional property management training and certification program. For more information, visit www.educatemhc.com

Briefly put, SWOT is the documentation and analysis of present day, internal Strengths & Weaknesses of, as well as future, external Opportunities & Threats to, said organization, community, or social group.

If unfamiliar with this strategic planning tool, suggest you research it further, before beginning.

For that matter; in my opinion, it’d be a worthy and timely exercise for elected and salaried leaders of the manufactured housing industry and land lease community real estate asset class, as we head into year 2021. Who knows? We might find out what ails us as an industry these days; why we haven’t experienced 100,000+ new HUD-Code housing shipments since 2006 (14 years ago!) when 117,510+/- homes ‘hit the road’.

End Note.
1. Management consulting tools: 5Ms of Management; 6 Right Ps of Marketing; etc.. For complete list, read Chapbook of Business & Management Wisdom, available from EducateMHC.
***

George Allen, CPM, MHM
EducateMHC

Take Time Now, to Sit Back & Ponder…About What?

December 28th, 2020

Blog Posting # 619 @ 29 December 2020; Copyright 2020: EducateMHC

Perspective. ‘Land lease communities, previously manufactured home communities, and earlier, ‘mobile home parks’, comprise the real estate component of manufactured housing!’

EducateMHC is the online national advocate, asset class historian, data researcher, education resource, & communication media for all land lease communities throughout North America!

To input this blog and/or affiliate with EducateMHC, telephone Official MHIndustry HTOLINE: (877) MFD-HSNG or 633-4764. Also email: gfa7156@aol.com, & visit www.educatemhc.com

Motto: ‘U Support US & WE Serve U!’ Goal: to promote HUD-Code manufactured housing & land lease communities as U.S. # 1 source of affordable attainable housing! Attend MHM class!

INTRODUCTION: At least once annually, we owe it ourselves, peers, employees, and loved ones
To reflect on what’s been ‘good & bad’ about our business interests during the previous months. Have you done so yet? This would be a good week and weekend to start.

I.

Take Time Now, to Sit Back & Ponder…

About What?

Are you resigned to the covid pandemic malaise affecting manufactured housing production these days, i.e. raw material shortages and labor force fluctuations; or, committed to figuring out how to

• Encourage our industry’s HUD overseers to put their mouth where their writings have been for some time, and overtly promote manufactured housing as affordable housing!

• Markedly improve our industry’s access to home-only mortgage financing by, if need be, requiring loan security buy-in, on the part of land lease community owners.

• Engage in national product (manufactured housing) and brand (Big 3-C firms*1 & others) marketing and advertising via various public, business, and social media.

• Getting everyone using standard trade terminology, e.g. manufactured housing, land lease communities, homeowner/site lessee, resident (not tenant), and more….

And this list continues. For a complete listing of such Evergreen Issues*2, read the 32nd annual ALLEN REPORT, released this month as a Resource Document for PRIME subscribers to The Allen Confidential newsletter. (Visit www.educatemhc.com to subscribe & get the ALLEN REPORT).

Do you remember Ross Kinzler, retired executive head of the Wisconsin Housing Alliance? Well, in recent correspondence he commented on four manufactured housing industry-related issues that trouble his thinking these days (i.e. going into year 2021):

• There is NO industry acknowledgement that many land lease communities are ‘aging out’ these days. Their electrical systems and streets are failing. In rural areas, communities are always on the watch for failing septic systems. The contraction in the number of such communities is real and accelerating, due to these factors and urban encroachment.

• ‘Big Box = Big Bucks’ (1995 – 2005) was a trend the economic downturn destroyed, but it was not all a waste. It taught the industry it can compete with traditional homebuilding. However, the industry never fully faced the issue of what I call ‘building code conflicts’. For example, the HUD-Code allows for construction of stairwell openings narrower than IREC requires for stair treads. Fire alarm interconnection is another issue. The HUD-Code must be expanded to include code for the entire structure being fabricated.

• Where are the raw land developers? Land lease community new construction is nil. Where is the appetite to use manufactured homes in multifamily rental communities? Homes in full and completed developments, renting in the $1200-1900 range, would be hot!

• The industry needs a Task Force, ‘think tank’ or someone thinking and outlining plans for the future! One example would be an industry agreed upon development standard for new land lease communities. (Lightly edited. GFA)

Your reaction to all this? This is the mental exercise all manufactured housing executives and land lease community owners should engage in this time of year. Give it a try & let me know!

Yet another manufactured housing industry leader voiced this sentiment (criticism) in recent email correspondence:

“Meanwhile, (neither) Fannie or Freddie have any interest in chattel loans for would be manufactured housing buyers/site lessees. That’s where help is needed! That’s where the Duty to Serve is. And they (GSEs & FHFA) are nowhere to be found!” (Lightly edited. GFA)

End Notes:
1. Big 3-C Firms = Clayton Homes, CAVCO Industries, & Skyline-Champion
2. Evergreen Issue is content that is always relevant and timely.

II.

Did You Know?

Manufactured Housing Institute & its’ leader, Dr. Leslie Gooch, have been identified as being among the most influential lobbyists in Washington, DC. today. Good to know!

BUILDER magazine, in the current issue makes a positive nod to pre-built housing:
“One proven way to reduce the framing budget is with an offsite system, which consists of pre-built framing components such as wall, floor, and roof panels. Material costs are about the same as with site-built framing but, according to one leading panel provider, (one) can shave 11 framing days from a typical single-family home.” And later in the same magazine, this statistical gem: “A strong, well-trained workforce is critical to the industry due to housing’s outsized role in the economy, and there are possibilities for significant gob growth. Building 1,000 average single-family homes creates 2,900 fulltime jobs and generates $111 million in taxes and fees for all levels of government to support police, firefighters, and schools.” P.57

And how, during late 2010, at the annual Networking Roundtable, in Phoenix, AZ., Randy Rowe challenged nearly 200 land lease community owners, to implement a Five Part Market Share Recovery Plan:

• Better Home Warranties and Improved Customer Service for homeowner/site lessees
• Chattel Financing Matters, even with loss of 3rd party lenders, expect increased scrutiny
• Economic Security, for residents, via long term leases and fair rental homesite rates
• Multiple Listing Service. Nonexistent than; still the case, sad to say.
• National Marketing of housing product and communities. No movement here either.

For more detail on these five challenges, see p. 52 of SWAN SONG, available via www.educatemhc.com
***

George Allen, CPM, MHM
EducateMHC

Not ‘The Christmas Story’, but a Christmas Story Nonetheless

December 22nd, 2020

Blog Posting #618 @ 22 December 2020; Copyright 2020: EducateMHC

Perspective. ‘Land lease communities, previously manufactured home communities, and earlier, ‘mobile home parks’, comprise the real estate component of manufactured housing!’

EducateMHC is the online national advocate, asset class historian, data researcher, education resource, & communication media for all land lease communities throughout North America!

To input this blog and/or affiliate with EducateMHC, telephone Official MHIndustry HOTLINE: (877) MFD-HSNG or 633-4764. Also email: gfa7156@aol.com, & visit www.educatemhc.com

Motto: ‘U Support US & WE Serve U!’ Goal: To promote HUD-Code manufactured housing & land lease communities as U.S. #1 source of affordable attainable housing! Attend MHM class!

INTRODUCTION: If you haven’t made arrangements yet, to receive the 32nd annual ALLEN REPORT (a.k.a. ‘Who’s Who Among Land Lease Community Portfolio Owners/operators Located Throughout North America!’), then do so this week! It will be distributed during January as a Resource Document to The Allen Confidential newsletter. Visit www.educatemhc.com And as a newsletter subscriber, you’ll also get to read the combined official ‘MHShipment Volume @ November 2020 & Stock Market Report @ 3 January 2021’. These are one-of-a-kind resources!

I.

Not ‘The Christmas Story’, but a Christmas Story Nonetheless

Ever since spending Christmas 1968 at Landing Zone Stud, a tenuous Marine redoubt located a few miles east of infamous Khe Sanh forward combat base , in the Republic of South Vietnam, I’ve held a special place in my heart for this holiday – and purposed to never spend it alone, without family, again. To that end, most Christmases, I stop and reread the title-less and anonymous poetic tale that follows here.

‘Twas the night before Christmas, he lived all alone.
In a one bedroom house made of plaster and stone.
I had come down the chimney with presents to give,
And see just who in this home did live.
I looked all about, a strange sight I did see,
No tinsel, no presents, not even a tree
No stocking by mantle, just boots filled with sand.
On the wall hung pictures of far distant lands,
With medals and badges, awards of all kinds,
A sober thought came through my mind.
For this house was different, it was dark and dreary.
I found the home of a soldier, once I could see clearly.
The soldier lay sleeping, silent, alone
Curled up on the floor in this one bedroom home.
The face was so gentle, the room in such disorder,
Not how I pictured a United States soldier.
Was this the hero of whom I’d just read?
Curled up on a poncho, the floor for a bed?
I realized the families that I saw this night,
Owed their lives to these soldiers who were willing to fight
Soon round the world, the children would play,
And grownups would celebrate a bright Christmas day.
They all enjoyed freedom each month of the year,
Because of the soldiers, like the one lying here.
I couldn’t help wonder how many lay alone
On a cold Christmas Eve in a land far from home
The very thought brought a tear to my eye,
I dropped to my knees and started to cry.
The soldier awakened and I heard a rough voice,
“Santa don’t cry, this life is my choice
I fight for freedom. I don’t ask for more,
My life is my God, my Country, my Corps.”
The soldier rolled over and drifted to sleep.
I couldn’t control it, I continued to weep
I kept watch for hours, so silent and still
And we both shivered from the cold night’s chill.
I didn’t want to leave on that cold, dark, night,
This guardian of honor so willing to fight.
The soldier rolled over, and with a voice soft and pure,
Whispered, “Cary on Santa, it’s Christmas day all is secure.”
One look at my watch, and I knew he was right,
“Merry Christmas my friend, and to all a good night.”

There really isn’t anything further that needs to be said here. Yes, but we’re ending what’s been a difficult year for many people around the world, fighting coronavirus, enduring erraatic economies, and some still seeking employment. But we’re enjoying a semblance of world peace, almost everywhere. So, join me today, expressing thanks to God for what we do have, and hope for a much different and improved New Year. GFA

***
George Allen, CPM, MHM
EducateMHC