KJ I think it’s an easy task, especially with a young rose you planted yourself . In zone 9B, you can plant high above the graft and any Huey that pops out below the bud union will be very obvious, just snap it off completely when you see it. Claire those reasons make sense to me for cold weahter locales. If it dies to the ground, the rose will come back true to variety. In my mild winter climate I always plant as high up on the root system as possible because all the best soil is on top (there’s a reason it’s coalled topsoil lol!) , so its not wasted on the graft and can be used by feeder roots. Also, I don’t have to dig so deep into the much harder adobe clay below. I am quite opportunistic and get whatever rootstock comes my way! With good care and a benevolent climate, the great majority of roses thrive regardless of own root or whichever rootstock.

It soulds like a mortgage broker. Are they licensed to sell in your state? How does it compare to your bank, credit union etc. Do they loan you the money and sell the loan to whoever? Who recommended them and why? Rates? offices you can go in and talk to someone or sales people never to be seen again? Do you have a lawyer to check things out?

To all, Thanks for all of your great suggestions! Things are REALLY looking up. I haven't heard anything from the company where I applied for the job, but my connection has put in a good word with Human Resources on my behalf. **My business has taken an unexpected turn.** I think that I may have found my niche. I was once an office manager for an insurance agency and I am now offering my services to Independent Insurance Agents. I currently have 3 clients and the prospect of a 4th. The potentials for growth in this market appear promising. Kathy, thanks for your suggestion to read the Tightwad Gazette. I once owned the 1st one and I don't have it any more. I consider myself to be "reasonably" thrifty, but as mentioned by amoretti, I need to brush up on my frugal skills. I now realize that I may have to become more "ruthless" in my pursuit of frugality. The advice that I have received here and that I have read under the "money saving tips" is very enlightening. My husband and I definitely have room for improvement. I have also managed to get my DH to see that I really need him in order for my business to be a success, and that the two of us working together towards the same goal will help our family to be more financially successful. I am now beginning to feel his support. Thanks for your hugs and words of encouragement. I think that this forum is one of the coolest things that I have found this year!

I've never heard of tri merge. When you say company Im assuming you mean lenders right? I know 21st mortgage does loans for those with sub prime credit but I'm hesitant to use them because of the not so good things I've read about them. I only know of a couple other lenders but not sure if they do loans for "high risk" borrowers..aka those with not so great credit. I am hoping they look at 20k down as a great down payment on an 80k house. I have a pamphlet I got from a dealer for 21st and they have an equity loan that requires 35% down for those with bad credit but I'm not sure exactly what an equity loan is to them. I think your right, I just need to talk to a lender and hopefully they can give me advice without me having to take the hit on my credit (i.e. They can advise without running my credit) just based on "soft" info that I give them about my credit history. Thank you for your reply :) PS if anyone has lender names and experiences they can share I would love to hear your story!