Marcus & Millichap Sells106-Unit Mandalay Apartments in Fort Lauderdale, FL for $5.2 Million

  

Mandalay Apartments, Fort Lauderdale, FL

 FORT LAUDERDALE, FL – Marcus & Millichap Real Estate Investment Services, the nation’s largest real estate investment services firm, has announced the sale of Mandalay Apartments, a 106-unit apartment property located in Fort Lauderdale, FL. The asset commanded a sales price of $5,200,000.

Senior Associates Derek R. Gibbs and Daniel J. Cunningham and Vice President Investments Tal I. Frydman in Marcus & Millichap’s Ft. Lauderdale office, had the exclusive listing to market the property on behalf of the seller, a private investor from Miami.

Derek R. Gibbs

The buyer, a limited liability company from North Lauderdale, was secured and represented by Gibbs, Cunningham and Frydman. 

Mandalay Apartments consists of 13 two-story buildings comprised of 66 one-bedroom/one-bathroom units, 28 two-bedroom/two-bathroom units and 12 studios.  The buildings were built in 1969 and sit on 3.81 acre lot.

The property is situated on Davie Boulevard near I-95 and I-595 and minutes from Downtown Fort Lauderdale.  Mandalay Apartments is located at 2115 Davie Boulevard.

  

For a complete copy of the company’s news release, please contact:

Gregory Matus

Regional Manager / Vice President

 Ft. Lauderdale, FL

(954) 245-3400

MBA Releases Commercial/Multifamily Quarterly Data Book for Q4 2012

                                                              

 WASHINGTON, DC -- The report includes a summary of major trends and detailed charts and tables that provide current and historical information on the economy and commercial/multifamily real estate markets. 

Among the findings covered in the fourth quarter Data Book:

 The U.S. economy, as measured by the real gross domestic product, grew by 0.4 percent during the quarter.

Office vacancy rates fell from 17.2 percent in the third quarter to 17.1 in the fourth (down from a cycle high of 17.6 percent). 

Retail vacancies dropped from 10.8 percent to 10.7 percent (down from a cycle high of 11.1 percent). 

The multifamily vacancy rate fell from 4.7 percent in the third quarter to 4.5 percent in the fourth (down from a cycle high 8.0 percent).

Commercial and multifamily mortgage originations were 49 percent higher than during the third quarter of 2012 and 49 percent higher than during the fourth quarter of 2011. 

Commercial and multifamily mortgage debt outstanding increased by $21.8 billion, or 0.9 percent, in the fourth quarter of 2012, as all four major investor groups increased their holdings. 

The fourth quarter saw the largest increase in commercial and multifamily mortgage debt outstanding since 2008. Bank-held commercial mortgages increased by the largest amount since 2008.

The balance of loans held in CMBS rose by the most since 2007 and the balances of loans held by life companies and held or guaranteed by Fannie Mae, Freddie Mac and FHA continued their multi-year increases.

Delinquency rates continued to decline for commercial and multifamily mortgage loans in the fourth quarter of 2012.  

  

For a complete copy of the company’s news release, please contact:

Matt Robinson

 (202) 557-2727

Peachtree Hotel Group Adds Six Hotels to Portfolio during First Quarter

     

Courtyard by Marriott
 Jacksonville I-295/East Beltway
Jacksonville, FL

ATLANTA, GA—Peachtree Hotel Group, one of the nation’s fastest growing hotel acquisition, management, development and ownership groups, today announced that it acquired/invested in six hotels in the southeastern United States during the 2013 first quarter.

 At this pace, the company is well ahead of its previously announced goal of adding15 hotels to its portfolio during the coming year.

                “Our approach to hotel investment begins with being flexible,” said Greg Friedman, Peachtree CEO.  “Our growth strategy encompasses 100 percent acquisitions, participating as a majority or minority owner, acquiring first mortgage hotel loans and third-party management. 

Homewood Suites by Hilton
Durham-Chapel Hill/I-40
Durham, NC

Jatin Desai, chief investment officer, noted that the company’s diversified acquisition strategy of both real estate and note acquisitions allows it to surface transactions very early in the process which yields more opportunities.

“During the first quarter, we looked at more than 100 transactions, including individual assets and portfolios, but selected only six where we thought we could add value at appropriate risk-adjusted returns,” said Desai. 

 “While all but one of these transactions were equity-related, acquiring hotel loans remains a high priority for us.  We want to work with owners and operators who can benefit from restructuring of existing loans, cash infusions or providing other creative financing alternatives.” 

Greg Friedman

“Each of these assets is a great fit and complements our growing portfolio of 25 select service and extended stay hotels. The properties’ geographic locations and dynamics match up well with our strategy of owning and managing hotels in primary and secondary markets,” said Mitul Patel, chief operating officer.

For a complete copy of the company’s news release, please contact:

Lauralee Dobbins,

media

(703) 435-6293

Lauralee@dalygray.com                               

New Castle Assumes Management of Connecticut’s Westport Inn

  

Westport Inn, Westport, CT

 SHELTON, CT—Officials of New Castle Hotels and Resorts today announced it has assumed management of the 117-room Westport Inn in Westport, Conn.  The hotel is part of the Ascend Collection of independent hotels.      

                “The Westport Inn hits our sweet spot for high-potential hotels with significant business drivers that require some creative input and repositioning,” said Gerry Chase, president and COO of New Castle. 

  “We have established a record for successfully positioning and operating independent hotels, particularly in this region, which is our base of operation. 

Gerry Chase

“Because we own and operate a diverse portfolio that includes independent and select service hotels in secondary markets, upper upscale branded hotels in major destinations and historic/iconic resorts, our team is able to draw from a vast array of experiences and quickly implement the best strategy for a hotel going forward,” he added.

                “A hotel that’s named for the city it serves should be fully integrated into the business and social communities of the town,” said Robert Pope, vice president, sales and marketing for New Castle. “We have a team of hotel executives who are experts in helping hotels gain their footing in the community, and I’m sure that very soon the city of Westport and Westport Inn will be synonymous.” 

Located off I-95 in the heart of Westport, Conn., the hotel offers 6,000 square feet of meeting space, including the 3,200 square foot Westport ballroom, the largest event space in the city.  

The Westport Inn provides ”country inn” touches such as feather bedding, loaner bicycles and maps and  a collection of Academy Award winning movies, along with contemporary complimentaries like in-room WIFI and a corporate shuttle operating within a five mile radius of the hotel.

   For a complete copy of the company’s news release, please contact:

 Lauralee Dobbins

Daly Gray, Inc.

703-435-6293

Lauralee@dalygray.com

Berger Commercial Realty Announces Three New Leases For 35,000 SF in Fort Lauderdale, FL

  

Keith Graves

 FORT LAUDERDALE, FL -- Berger Commercial Realty, a full service commercial real estate firm based in Fort Lauderdale and serving clients around the state, announced two lease transactions from brokers Keith Graves and St. George Guardabassi.

 Property Addresses: 3300 SW 13th Avenue, Fort Lauderdale, FL 33315

Landlord: Schaefer Industrial, represented by Keith Graves & St. George Guardabassi  Tenant: ARC Broward Square Footage: 25,704 Type: Industrial

 Property Addresses: 3330 SW 13th Avenue Fort Lauderdale, FL 33315

Landlord: Schaefer Industrial, represented by Keith Graves & St. George Guardabassi  Tenant: CTS Engines  Square Footage: 9,136  Type: Industrial

St. George
Guardabassi

Graves also represented Harbor Place in the lease of 994 square feet of office space, located at 1600 S.E. 17th St. in Fort Lauderdale, to Ocean Independence Yachts, LLC.

   For a complete copy of the company’s news release, please contact:

Marielle Sologuren

Pierson Grant Public Relations

msologuren@piersongrant.com

(954) 776-1999, ext. 226

Northwestern Mutual and Peretz Chesal Herrman to Leave Miami Center for One Biscayne Tower

One Biscayne Tower, Miami, FL

Miami, FL - One Biscayne Tower, the 700,000 square foot Class A office tower located in the Brickell Financial District has reached 85% occupancy with the completion of two leases totaling 16,266 square feet, for a value of almost $6 million, announced Taylor & Mathis. 

 Northwestern Mutual and Peretz Chesal have signed new leases. The transactions were negotiated on behalf of the owner, by the Taylor & Mathis leasing team of Brian Gale, Andrew Trench and Ryan Holtzman.

Brian Gale

 Northwestern Mutual (http://miami.nmfn.com/) signed an 11.5 year lease for 10,066 square feet, while intellectual property lawyers Peretz Chesal Herrman (www.pch-iplaw.com) signed a 7-year lease for 6,200 square feet. Both tenants are leaving Miami Center for One Biscayne Tower, in the leases co-brokered by Tim Prunka of Prunka Realty Advisors. 

 “One Biscayne Tower is one of the best values for office space in Downtown Miami.  The location, combined with the incredible views of Biscayne Bay, really appeals to law firms and professional service companies,” said Brian Gale, Taylor & Mathis Principal and Managing Director.

Ryan Holtzman

Taylor & Mathis, the exclusive leasing agent for One Biscayne Tower, is a diversified real estate company specializing in the development, marketing and management of office buildings, suburban office parks, industrial parks and mixed-use projects.

 In Florida the company leases and/or manages a portfolio over 11 million square feet. Founded in 1967, the company has developed properties exceeding $1.9 billion in value and has established itself as one of the most respected regional real estate firms in the United States. 

Andrew Trench

Based in Atlanta, with offices in Miami, Tampa, Orlando and Sunrise, Taylor & Mathis concentrates its business activity in primary growth markets in the southeastern United States. 

  For a complete copy of the company’s news release, please contact:

tyoungman@assetmarketingonline.com

www.TaylorMathis.com.

 http://www.onebiscaynetower.com

Taubman Asia Announces Guohua Jean Zhang as Managing Director, China

  

Guohua Jean Zhang

HONG KONG, April 2, 2013 – Taubman Asia is pleased to announce the appointment of Guohua Jean Zhang as Managing Director, China.  Mr. Zhang is responsible for overseeing Taubman’s business development, operations and strategic partnerships in China.

 Mr. Zhang joined the Taubman team in 2011 when the company officially entered China; and has played an instrumental role in the company’s first two Chinese joint venture projects announced to date, in Xi’an and Zhengzhou.

 Mr. Zhang has over 13 years of rich experience in commercial real estate investment, development and operation management, as well as macro-economic analysis, securities and funds and REIT management, accumulated from his years of study and work in North America and the Asian region. 

Rene Tremblay

René Tremblay, President, Taubman Asia, said, “We are delighted to have appointed Guohua to lead our business expansion in the Chinese market. 

“China is our number one growth market globally, and we are dedicated to building a solid team on the ground to drive our core business of acquiring, developing, leasing and managing  a portfolio of high-quality and sustainable retail properties here for long term. 

“Guohua’s local expertise and network, coupled with his extensive experience in real estate and investment, is exactly what we need to drive our expansion strategy in China.”

Guohua Jean Zhang said, “I am honored to be part of the Taubman Asia team, and excited about the opportunity to develop a portfolio of sustainable and profitable investments in China, supporting the company’s long-term investment and growth plans for China, while bringing best-in-class retail destinations to Chinese consumers.”

 The appointment of this senior management position signifies Taubman Asia’s long-term commitment to the Chinese market.   Mr. Zhang is based in Taubman Asia’s China head office in Beijing, currently leading a growing team of over 40 staff across the Beijing and Shanghai offices.

  

 For a complete copy of the company’s news release, please contact:

Karen Mac Donald

Taubman, Director, Communications

+1 248 258 7469

kmacdonald@taubman.com

  Pamela So

Weber Shandwick, Hong Kong

+852 2533 9916

pso@webershandwick.com

$34.5 Million Apartment Complex Trades Hands in the Midwest

  

Town & Country Apartments, Urbana, IL

 URBANA, IL – Marcus & Millichap Real Estate Investment Services, the nation’s largest real estate investment services firm, has arranged the sale of Town & Country Apartments, a 662-unit apartment complex with a 52-unit self-storage facility onsite, located in Urbana, Ill. The sales price of $34,500,000 equates to $52,115 per unit.

            Scott Harris, a senior vice president investments in Marcus & Millichap’s Chicago Oak Brook office, represented the seller, Axiom Properties Inc. Harris also represented the buyer, Colorado-based Monarch Investment and Management Group.

Scott D. Harris

            “The Champaign/Urbana market has realized significant overall improvement in occupancy during the past two years and is poised for strong rental growth over the next several years,” says Harris. “Town & Country Apartments is a well-maintained asset with low historical vacancy that is in a good position to take advantage of improving market fundamentals.”

            “The property was placed on the market in mid-January, the buyer was selected in mid-February, and the transaction closed less than 30 days after finalizing the contract,” adds Harris.

The apartment complex is located on 30 acres at 1032 East Kerr Ave. in Urbana, Ill. and was constructed in five phases beginning in 1968 and ending in 2008.  Town & Country Apartments’ unit mix features 412 one-bedroom/one-bath units, 234 two-bedroom/one-bath units and 16 two-bedroom/two-bath units.

Community amenities include four swimming pools, a business center, a fitness center, a basketball court and tennis courts.

 For a complete copy of the company’s news release, please contact:

Ben Johnson,

 Marketing Director

(925) 953-1736

Paragon Real Estate acquires former Wickes Furniture building in Batavia, IL

:

165 North Randall Road, Batavia, IL

CHICAGO, IL– Paragon Real Estate, one of the nation’s leading commercial real estate developers, has purchased a 42,500-square-foot former Wickes Furniture building at Randall Road and McKee Street in Batavia, Ill.

 The Oak Brook, Ill.-based developer has also executed a lease for the property at 165 N. Randall Road with Art Van Furniture. 

The location is one of several that Warren, Mich.-based Art Van Furniture plans to open in the Chicago area in 2013. The furniture retailer, which operates 36 stores throughout Michigan, plans to take occupancy of the freestanding building this summer.

Tom Williams

 “It’s a great building and location that’s been on our radar for a while,” said Tom Williams, managing partner of Paragon Real Estate. “We were fortunate to work with a tenant such as Art Van Furniture. In the end, we all were able to execute this transaction due to the ease of doing business with Art Van Furniture.”

 The building is shadow anchored by a Target, and a new Chick-fil-A opened adjacent to the property in February. The immediate area also includes a Jewel-Osco, Walmart, The Home Depot, Kohl’s, Trader Joe’s, XSport Fitness and many other restaurants, retailers and banks.

Greg Van
Landingham

 Paragon put the property under contract in late December 2012, executed a lease and completed the purchase within three months. Paragon worked with Signature Bank to meet the seller’s timing requirements and close in a short time frame. “Signature Bank is a great partner to have. They view long-term relationships as more important than the deal at hand.” Williams said.

 Michael Havdala, senior vice president, and Brenton Schrader, associate, of Chicago-based HSA Commercial Real Estate represented the seller, US Bank.

Stan Bobowski and Chris Bobowski, of Naperville, Ill.-based Bobowski Commercial Real Estate represented the tenant, Art Van Furniture.

 “Both HSA Commercial Real Estate and Bobowski Commercial Real Estate were extremely professional, and they demonstrated why they have a proven track record for performance and integrity.

" We had a high degree of confidence that there were not going to be any surprises during the transaction,” Williams said.

 Greg Van Landingham, managing partner of Paragon Real Estate, said Paragon is aggressively seeking to acquire vacant land and buildings. “We have the capital and expertise to close quickly and deliver results for our clients and partners, whether they are large corporations, start-ups, brokers, lenders or property owners.”

For a complete copy of the company’s news release, please contact:

Paula Widholm,

pwidholm@taylorjohnson.com

 773-726-7993

www.theparagoncompany.com.

www.artvan.com

Euro Zone in Spotlight with Cypruss in Center Stage

Jeanne Peck

Chicago, IL, April 2, 2013 -- Once again, the Euro Zone is in the spotlight with Cyprus in center stage. This time around, the stock market hit record highs and the bond markets reacted calmly.   Investors are becoming more accustomed to such news. Therefore, overall treasury rates remain somewhat flat with mortgage markets continuously enjoying record low rates.

All in all, five-year fixed-rate debt is priced in the 2.5% to 3.5% range with ten-year debt priced approximately 1% more. The only other news on the permanent loan front is the FHA/HUD. This agency's rates are now more in line with conventional mortgage markets.  The program still remains attractive though, due to the longer-term and non-recourse, new-construction funding program options.

In addition to senior debt discussions, mezzanine and preferred equity

funding sources continue to tighten pricing.  Loans up to 75% leverage are

priced in the single digit range; for aggressive, higher leverage debt of up

to 90% of the capital stack, lower to mid-teens is now the new benchmark.

The sources of funds find themselves aggressively competing with cheaper

equity capital.  Everyone is scrambling to find attractive realty investment

opportunities in various parts of the capital stack.

CMBS Lenders continue to fill their higher goals for 2013 by tightening spreads and actively quoting smaller loans (although few will be interested in loan sizes less than $5 million).  Priced over swap rates rather than

treasuries, their quotes have been competitive with more traditional sources for certain properties.

Lastly, a select group of life companies are returning to the market with competitive participating loan programs.  These funding sources offer construction/perm product for to-be-built multifamily projects with up to 90% leverage on cost; accruing coupon rates of 4.5% and more.  

In return, they receive a participation of cash flow and reversionary profits (usually just below 50%).

According to Jeanne Peck of the Real Estate Capital Institute, "lenders are

opening their wallets wider than ever before. Nearly everyone is in the fray

for originating loans, and it's difficult to discern which capital player is

a best match for what type of deal."

For a complete copy of the company’s news release, please contact:

  

Jeanne Peck,

Executive Director

director@reci.com

www.reci.com

The   Real Estate Capital Institute(r)

3517 West Arthington Street

Chicago, Illinois USA 60624

Northside Hospital Inc. renews 43,051-SF lease at Meridian Mark Plaza in Atlanta, GA

  

Meridian Park Plaza, Atlanta, GA

 ATLANTA, GA– Northside Hospital Inc. has renewed its lease at Meridian Mark Plaza in Atlanta, a property developed and owned by Cousins Properties Incorporated (NYSE: CUZ).

The 10-year, 43,051-square-foot renewal is primarily Northside Hospital’s Outpatient Surgery Center in addition to its pharmacy and other ancillary services.

“Northside Hospital is a great organization and we’re pleased to extend our long-term, successful relationship with them,” said Thad Ellis, Senior Vice President of Cousins.

Northside Hospital is one of Meridian Mark Plaza’s original tenants. Meridian Mark Plaza is a 160,000-square-foot medical office building and it’s been approximately 97 percent leased for the past 10 years.

J. Thad Ellis II

 Located along the Glenridge Connector, Meridian Mark Plaza is near “Pill Hill,” a cluster of the region’s major hospitals and doctors’ offices near Georgia 400 and Interstate 285.

“Northside’s lease renewal symbolizes a reinvestment in the Meridian Mark Plaza building by Northside Hospital,” added George Olmstead, owner of Olmstead Realty LLC, who represented Cousins in the lease renewal.

“We also think it underscores how important great access to Pill Hill and the surrounding roads and freeways is for an outpatient clinic. Given the ever-changing dynamics of healthcare and in particular the local dynamics of the Pill Hill real estate market, I’m thrilled that Northside Hospital renewed here.”

In addition to Olmstead who represented Cousins, Joseph Krumdieck with Realty Trust Group represented Northside Hospital Inc. in the transaction.

 For a complete copy of the company’s news release, please contact:

Rachel Tobin,

Jackson Spalding                                

(404) 724-2501;

 rtobin@jacksonspalding.com

www.cousinsproperties.com

www.olmsteadrealty.net

.

The Devil’s in the Details: How to Protect Yourself in Commercial Contracts

 

Seth Weissman

ATLANTA, GA– While writing commercial real estate contracts is the job of lawyers, all industry professionals and investors should be well versed in how to craft sales agreements that protect their interests and investments.

 That was one of the points driven home in the most recent episode of the “Commercial Real Estate Show” radio program, hosted by Michael Bull of Bull Realty.

The episode, for which Bull was joined for the entire hour by Seth Weissman, a partner with the Weissman Nowack Curry & Wilco law firm, provided an enlightening look at the many issues surrounding the creation of commercial real estate contracts and outlined numerous pitfalls for both buyers and sellers to avoid.

Michael Bull

Topics included earnest money, termination notices, title insurance and due diligence.

 Too often, buyers and sellers draft their own contracts and write them in such a way that they’re not legally enforceable, Weissman said. Furthermore, buyers and sellers should not rely on verbal agreements to handle any component of a transaction.

 “Basically what our courts do when there is a real estate dispute is, they look only at the four corners of the contract,” Weissman said. “No one is going to be asking, ‘Well, what was your verbal discussion?’ If it’s not in the contract, it doesn’t count.”

 The entire episode on commercial real estate contracts is available for download at www.CREshow.com. The next “Commercial Real Estate Show” will be available April 4 and will provide an update on the U.S. hotel and lodging market.

 For a complete copy of the company’s news release, please contact:

Stephen Ursery

The Wilbert Group

E-mail: sursery@thewilbertgroup.com

Office: (404) 965-5026

Cell: (404) 405-2354

www.thewilbertgroup.com

Cohen Commercial Realty Signs Subway in New Juno Beach, FL Lease Transaction

Plaza La Mer, Juno Beach, FL

Juno Beach, FL— Bryan S. Cohen, Chris Haass, and Eddie Vanderwerff announced today the signing of Subway, to lease a 1,125-square-foot unit at Plaza La Mer located on the northwest corner of Donald Ross Road and U.S. Highway One. 

Cohen Commercial Realty represented the tenant and Woolbright Development represented the landlord.

Cohen Commercial Realty, Inc., is a full-service commercial real estate brokerage firm dedicated to fulfilling client needs quickly and efficiently throughout the South Florida market and beyond.

For a complete copy of the company’s news release, please contact:

Jamie Crocker

561-471-0212

Cohen Commercial Realty, Inc.

P.O. Box 223244

West Palm Beach, FL 33422

www.cohencommercial.com

Plaza Advisors Announces Sale of Highlands Plaza in Lakeland, FL

Highlands Plaza, Lakeland, FL

TAMPA, FL, April 2, 2013 -- Plaza Advisors is pleased to announce the sale of  Highlands Plaza, a Winn Dixie grocery anchored shopping center located in Lakeland (Polk Beach County) Florida.

The asset contains 102,575 square feet of gross leasable area. The major tenants include Winn Dixie, Central Florida Speech & Hearing Clinic and Chase Bank. The asset was constructed in 1989 and was 84% leased at the time of sale.

  

Jim Michalak

Jim Michalak and Paul Bores of Plaza Advisors represented the seller in the transaction. The seller and buyer were DDR Corp. and Highlands Plaza Building Owner, LLC a private equity firm based in south Florida, respectively. 

 “While the capital markets demand for Publix anchored centers are at an all-time high this transaction is reflective of the continuation of the investor migration for necessity based retail product located in middle market areas of Florida” states Jim Michalak. “Furthermore, investors tend to garner better returns and experience less acquisition competition as compared to Publix centers located in Florida’s primary markets”.

Paul Bores

Plaza Advisors is a real estate brokerage firm that specializes in the disposition of retail properties throughout the State of Florida. Plaza Advisors’ clients include private equity investors, developers, and major institutions including fund advisors, servicing agents, life insurance companies, REITs, and money center banks.

 Plaza Advisors has closed over 130 shopping center transactions, with a combined GLA exceeding 13 million square feet with an aggregate sales volume in excess of $1.5 billion.

  For a complete copy of the company’s news release, please contact:

Jim Michalak

 Managing Partner

Plaza Advisors

3412 Bay To Bay Boulevard

Tampa, FL 33629

813.837.1300 Ext. 101

Fax 831.2627

jim.michalak@plazadvisors.com

www.plazadvisors.com

Integrity Home Loan of Central Florida Appoints Veteran Reverse Mortgage Specialist Barbara D. Sayre to Work with Seniors in Central Florida

Barbara D. Sayre

Lake Mary, FL--- Integrity Home Loan of Central Florida, Inc. recently appointed veteran mortgage specialist Barbara D. Sayre a loan officer in its headquarters office at 901 International Parkway in Lake Mary.

Matt Malloy, president of Integrity Home Loan of Central Florida, Inc., said Sayre, who has more than 20 years of experience as a residential mortgage professional, will focus solely on helping seniors obtain reverse mortgages, which provide them with cash from equity in their homes while they remain in their homes for life.

“Barbara Sayre is one of the most experienced residential mortgage professionals in Central Florida and she is one of the leading experts in Florida on reverse mortgages,” Malloy said.

For a complete copy of the company’s news release, please contact:

Matt Malloy, President, Integrity Home Loan of Central Florida, 407-688-8268 matt.malloy@inthomeloan.com NMLS #- 161433

Jason Scott, Marketing Manager, Integrity Home Loan, 407-688-6618 jason.scott@inthomeloan.com;

Larry Vershel, Larry Vershel Communications, 407-644-4142, lvershelco@aol.com