Robert the foreclosure rate has gotten so out of control down here, the local newspaper that carries the publications had to add 3 extra pages. There are some good honest mortgage brokers that are hungry. The lead program simply gives them that foot in the door. Also I look at it I am helping the consumer get out of that ridiculous ARM and into a fixed. You should see some of these things here they almost border usery they are so out of control. I also work with a law firm here in Jackson that is going after some of the crooked investors. Let me share this with you. There was an elderly black lady here who's name came up in the leads. I sent it to the broker he contacted her but could not help. He then contacted me regarding the investor that sold her the house. This lady is 78 years old and was bought through Argent. Her initial loan was $64,000.00 on the 80 and like $24,000.00 on the 20. Now thats almost 90K. She had all of her closing doc's including her HUD-1 and it showed closiong cost $11,455.65. thats right $11,455.65. It also showed cash from borrower $8,950.00. I interviewed her and discovered she had never saw $8,950.00 at one time in her life. The investor, who turned out to be a VP at one of this States largest bank had obtained the check from his bank before picking her up and showed her as the remitter. She is a widowed housewife. Now, her note before the ARM was $925.00 per month, which she has been paying. After the ARM her note went to $1,154.00 per month and is climbing. She is on disability and draws $1185.00 per month. She has no lights, heat or water in her house. She recieves the EBT card for food in the amount of $22.00 per month. I could not stand this so I had the lights, gas and water turned on and will pay it for as long as I need to. I guess the reason for me telling this is that a large part of the demise of the non-conventional lenders was largely in part to LOW DOWN, SNAKE IN THE GRASS, CAN'T GET RICH ENOUGH Investors. remember without the rabbit the wildcat can't eat.