Yes,,,,,,, Phil my old man is big time complaining he also has lost out,well this is what he said "WHAT EVER GOES UP COMES DOWN" Regarding interest rates whetever goes down will go up,it only takes someone or something to sneeze around the world and the rates will go up and if they ever go up to the 10%+ bracket you watch the shit hit the fan with loan defaulters<br />Fred <img border="0" title="" alt="[Confused]" src="images/icons/default/confused.gif" />