Quote from @Russell Brazil:  They're required by law to do what's in your best interest, unless you other wise direct them. 

Lender 1 would rather skip that step and explanation so it's baked into the cake.What I mentioned above is just a way to get down to the nuts and bolts of the actual "base rate" offered by the lender.  

Quote from @Russell Brazil: If someone is anonymous, and not being specific about what the complaint is....how do we know they are not just a competitor trying to throw shade at their competition? 

@Victor Peng I mirror @Russell Brazil.

Never took an hour to remove it or an hour to install it. 1. shut off water supply line(turn handle) 15 seconds2. flush toilet 10 seconds3. vacuum and drain water 2 minutes maybe 4 lay out cardboard(from toilet box) put out trash bag5 remove 5/16 nuts one on each side with hollow shaft nut driver 2 minutes6 pick up toilet and place into bag 2 minutes7 clean up old wax ring from flange and inspect flange 2 minutes8 place wax ring 1 minute9 install new flange bolts 1 minute 10pick up toilet and place on new ring if you didn’t ring right maybe 5 minutes 10 tighten down new bolts 2 minutes 11 cut bolts and install caps 2 minutes 12 reinstall water line 1 minute and turn on 13 flush to check for leaks 14 caulk back of toilet seal if you choose 1 minute15 carry away toilet to truck 10 minutes tops. this a 30 minute job.

I agree that the swarms of "my market is great, contact me for more info" tends to be the biggest problem but a lot of that will depend on you, the poster - as @Russell Brazil mentioned just hit the report button on posts and we can check them out faster. 

Quote from @Russell Brazil: Quote from @Nick Holmes: Good afternoon,Long time lurker and podcast listener.

Quote from @Russell Brazil: "I was hoping someone would be able to say, "according to Maryland Real Property Section § 8-203, blah blah blah."

Quote from @Jay Hinrichs: Quote from @Russell Brazil: Quote from @James McGovern: Quote from @Jay Hinrichs: @Russell Brazil@Bruce Lynn  and the education process begins !!!   

@Dave Foster@Jay Hinrichs@Michael Plaks@Eric Fernwood@bruce woodruff@jdmartin@russel Brazil@dan h@Theresa Harris@James HamlingMy apologies to the other 3-5 who’s names escape me because I don’t have a question in mind that needs answering.