Thank you Tom

I think I do understand your postion on the commercial 40 year and "taking good" prior to that, but as to the refinance doing at least a two owner, I would respectfully disagree.   

What if, for instance, the property was  acquired by the current owner in an REO transaction within the last say 4 years?  The foreclosure that gave rise to the REO has to be researched and approved  So, as a matter of course we have to research the PRIOR foreclosure.  So doing at least a 2 owner search is a MINIMUM requirement in my office.