Happy New Year Mike! Just like all politics are local, well, I'm freezing my butt of here in Philly. As for my Beach Property, all I can say is I still have tenant in it this week. Rentals for the Spring, Summer and Fall are sold out. If the water rises, the walk to the surf will be just a little shorter. Property values aren't declining. I don't think the rich boys in Malibu are dumping their beach homes either. But then again I'm not a snowflake like some. :jester: You are the best in my book. We've always had great discussions. Can't wait to see you again on track. Stay warm. Tom