Hey @albert F,Ah, suffering from ye olde paralysis by analysis, eh?  

Now, if about 10% sign up, in year one, that gives Josh $2,000,000.00 up front.But then, if Josh had 2 million over his current earnings, he'd be on some beach somewhere sipping rum with little umbrellas, the site would suffer and 1,000 people would be ticked off and ratings would drop.So, my vote is to make him suffer and stick around to earn his money like me.Holly, missed opportunity BP Man, I don't get paid here!

When a debtor fails to repay, people suffer. 

Real people suffer real losses from crap like that.

My experience, education, was the deal at the disadvantage of others, was anyone harmed anyone suffer a loss, did I advertise the contract or the property, was I involved in settlement or did I act in having the transaction  closed, did I show the property by myself??????

And when I see people trying to produce the same letter themselves....well, most of the time it looks like romper room....That said, I would suspect your response rate suffered more from your list than your letter.

To those not working in Texas, you will be well served to seek legal counsel regarding the matter instead of seeking advice from those who won't suffer the consequences should their advice be wrong.

Recessions are like children each is unique and special.. so when and if we get into another one depending how deep it is there will be unique and special opportunities .. those that thought they were bullet proof may suffer those that are worried there market carried them through or lack of debt kept the banks away.. we just don't know what we don't know..  

This process destabilizes the foundation and causes slabs to suffer serious cracks.  

True, it is unlikely you would suffer those for a single fraudulent HELOC application, but do you really want to be looking over your shoulder for years to come?"