Mortgage questions, answered in plain English
Pre-approval, first-time buyer programs, refinancing, rate locks and specialty loans — straight answers before you commit to anything.
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I work with over 120 different banks and lending partners, which lets me shop around every day for the most competitive mortgage rates and programs out there. This means I can usually find lower rates or better deals than what you’d see at a typical bank, because I’m not tied to just one set of options. I’ll run the numbers with you in plain English so you can easily compare your choices and see what fits best for your goals and budget.
I’m a mortgage advisor who can walk you through the refinance process from start to finish. I focus on making things easy to understand by breaking down your loan options in plain English, with real numbers for rates, payments, and closing costs so there’s no confusion. We’ll have a simple conversation first to talk about your goals, then I’ll show you detailed choices for refinancing based on your needs. I shop across over 120 lenders, so I can find creative loan solutions and usually better pricing. The whole process is built to be clear and straightforward, without surprises along the way.
For someone who’s self-employed or has a unique financial situation, there are several flexible home loan options available. Bank statement loans are popular for self-employed borrowers because they let you qualify based on your actual income deposits shown on your bank statements, rather than traditional tax returns or pay stubs. There are also other special programs for people who might not fit standard requirements, like loans for business owners, real estate investors, or even foreign nationals. These options are designed to work with your real-life income and financial documents, so you get a loan that matches how you earn and manage your money. If you need something truly tailored, there are a wide range of creative mortgage products to help you buy or refinance a home, even if your situation doesn’t fit the usual mold.
The online pre-approval application usually takes just 7 to 10 minutes to complete. Once you submit it, most people hear back quickly—often within the same day or by the next business day—depending on how soon any needed documents are provided. The whole process is secure; your information goes through a protected, encrypted system designed to keep your data safe and private.
There’s a mortgage calculator on the website that lets you estimate your monthly payment. It includes not just your loan amount and interest rate, but also things like property taxes, HOA fees, hazard insurance, and mortgage insurance. This way, you get a full picture of your total monthly costs before you apply.
There are first-time home buyer programs available that can help make buying your first house more affordable, including options for down payment assistance. These programs are designed to help with getting money for your down payment or covering some closing costs, which can be one of the biggest hurdles for new buyers. You may qualify for things like government-backed FHA loans, special down payment assistance grants, or even local and state programs based on your location or income. The main idea is to help first-time buyers get into a home with less money out of pocket and make the whole process smoother and less stressful. If you want to know what you’re eligible for, it’s best to have a quick conversation to go over your details and explore the options you might have.
There are several first-time home buyer programs available, including options like down payment assistance, FHA loans, and low down payment conventional loans. These are designed to make buying your first home easier and more affordable, sometimes with lower credit score requirements or reduced upfront costs. If you’re new to the process, it helps to have someone walk you through the different choices, explain what you qualify for, and give you real numbers, not just estimates. That way, you know exactly how much you need for a down payment, what your monthly payment could look like, and what to expect all the way through closing. You can also use online tools like mortgage calculators to see what might fit your budget. If you want to know which programs you qualify for, a quick conversation can help clear things up and show you your best options.
There are special programs just for first-time home buyers, like down payment assistance options, available. These can help cover part of your down payment or closing costs, making it easier to get into a home even if you don’t have a big savings built up. The programs vary depending on where you live and your financial situation, but you don’t have to figure it out on your own. You’ll get help sorting through what you might qualify for, see actual numbers, and get guidance on how to apply. There are also several types of loans that have low or even zero down payment requirements, and figuring out which is best just depends on your details—easy to go over in a quick call or during the pre-approval process online.
First-time home buyers can take advantage of several programs designed to make purchasing a home more affordable. One option is the First-Time Buyer Rate Discount Program, which helps lower your interest rate by waiving common rate penalties, so you save money both upfront and over time. There are also FHA loans available, offering low down payments starting at 3.5% and more lenient credit requirements—sometimes as low as a 580 score. Down payments can be as low as 3% with certain other programs too, and fast closings are possible, sometimes in as little as 14 days. Gift funds are allowed for your down payment, and there are flexible guidelines for condos and joint purchases. If you’re worried about closing costs, some refinancing options can be structured to eliminate or reduce out-of-pocket expenses. The goal is to keep the process straightforward and accessible so new buyers can move forward with confidence, even if they don’t have perfect credit or a big savings cushion.
Yes, there are several loan options tailored for first-time homebuyers, such as FHA loans that require a low down payment and have more flexible credit guidelines. VA loans are also available for eligible military members and often come with no down payment and no mortgage insurance. There are helpful tools to guide you through every step, including free rate quotes, pre-approval letters, and mortgage calculators so you can clearly see what’s affordable. You’re never charged upfront fees for checking your options, and support is available seven days a week to answer questions or explain the process. The goal is to make everything straightforward, so whether you’re buying your first home or need advice, there’s guidance to help you get started and make informed decisions confidently.
Yes, there are several first-time home buyer programs offered, including FHA loans and other low down payment mortgage options. FHA loans are often popular because they allow for a down payment as low as 3.5% if you meet the credit and income requirements. Qualifying typically means having a steady income, a minimum credit score (usually at least 580 for FHA), and enough funds to cover your down payment plus closing costs. Other options can include conventional loans with as little as 3% down for qualified buyers, sometimes with no private mortgage insurance required depending on the program. You’ll likely need to show proof of employment, provide documents like bank statements and tax returns, and meet the basic debt-to-income ratios lenders look for. If you’re unsure which option is best, available online tools and a quick pre-approval can help you figure out what you qualify for without any upfront fees.
Both FHA and VA loans are available for first-time home buyers. FHA loans are designed to be flexible and are often a good fit if you have lower credit or a smaller down payment. VA loans are for eligible veterans, active-duty service members, or certain members of the National Guard and Reserves, usually requiring no down payment and no private mortgage insurance. There are other specialized programs as well, and tools on the website can help you compare your options. If you’re not sure which loan type you qualify for or which is best for your situation, you can get advice and a personalized assessment by calling, texting, or emailing to discuss your details. The goal is to make the process clear so you pick the right program for your needs.
The Buy Before You Sell bridge loan lets you tap into 75% to sometimes up to 90% of your current home's expected sale value, so you can make a strong, non-contingent offer on your next home without waiting to sell your current place. You don’t have to pay interest or monthly payments while your old home is still for sale—there’s just a one-time fee when it sells, usually around 2.4%, sometimes as low as 1% with a $5,000 minimum. With this program, you can skip the hassle of temporary living between moves. Even with the bridge loan, you’ll still need a mortgage pre-approval for the new home purchase, since pre-approval shows sellers you’re a serious and qualified buyer. The process is designed to keep the transition smooth and give you more control as you shop for your next home.
There are first-time home buyer programs with low down payment options—some allow for as little as 3% down for certain conventional loans or 3.5% for FHA loans. You can also use gift funds from family or other allowed sources for both your down payment and closing costs, as long as you document where the money is coming from according to loan guidelines. This flexibility can make it easier to buy your first home, even if you don’t have a lot saved up.
Yes, there are first-time home buyer programs available that offer a 30-year fixed-rate home loan with down payments as low as 3%. These loans also let you use gift funds from family or other approved sources to help cover your down payment and closing costs. This is a popular choice for buyers who want predictable monthly payments and need some flexibility with starting costs.
Yes, there are first-time home buyer programs available that allow you to put down as little as 3%. You can also use gift funds for the down payment. There are no upfront fees to get pre-approved, and you can get pre-approved without any out-of-pocket costs. These programs may even include options for reduced mortgage insurance, making buying your first house more affordable and straightforward.
If you're thinking about refinancing to lower your monthly payment or shorten your loan term, it’s important to run the numbers and see if the move makes sense for your situation. There are options available that don’t require upfront fees, so you can explore refinancing without worrying about high costs just to get started. Using tools like mortgage calculators, you can estimate how a new rate or loan term could affect what you pay each month and your total interest over the life of the loan. A personalized review lets you compare the pros and cons—things like whether a lower payment is worth a longer term or if you can handle slightly higher payments to pay your home off faster and save on interest. Every scenario is different, so checking your specific numbers and getting no-pressure advice can help you find out if a refinance fits your goals, with no surprises or obligations.
You can get a fully customized home loan plan before you commit. This plan will break down your maximum budget, estimate your monthly payments with different loan options, and walk you through a clear timeline from pre-approval to closing. There are no upfront fees or obligations for this process, so you can review your numbers and see each step in advance, giving you time to compare options and make the decision that’s right for you. Everything is explained in simple terms and you’ll know exactly what to expect before you move forward.
An escrow waiver lets you pay your property taxes and homeowners insurance directly instead of having them included in your monthly mortgage payment. If you get an escrow waiver, you won’t have to set up an escrow account, which usually collects a few months of taxes and insurance up front when you close. That means you bring less cash to closing—sometimes saving you thousands of dollars right off the bat since you don’t have to cover those advance deposits. Not every loan or borrower qualifies, and sometimes lenders charge a small fee or have extra requirements, but the main benefit is having more control over your own money and lowering your upfront costs.
You can lock in your mortgage rate with a Lock & Shop option before you have a signed purchase contract. This means you get to secure your interest rate while you’re still house hunting, giving you protection if rates go up during your search. Typically, this rate lock lasts up to 90 days, but in certain situations, it can be extended longer. This gives buyers peace of mind and more time to find a home without worrying about the market changing on them. Once you’re under contract, we link the locked rate to the property you choose and move forward with your loan process.
A virtual closing lets you complete most of your home loan paperwork online from wherever you’re comfortable—usually your home. Right before closing, you’ll get an email with a secure link to a digital platform where you’ll e-sign the bulk of your documents (think: loan disclosures, your agreement, and lots of forms). You’ll need a computer or tablet with internet and an ID for identity verification. Some key items—usually the deed or promissory note—might still need traditional in-person or remote notary, depending on the state’s laws. After you sign everything, you get digital copies for your records. Funds for your home purchase are released just like a standard closing. The process is quick, secure, and keeps you in the driver’s seat—all while saving you a trip across town.
Yes, a HELOC is available for homeowners looking to access their equity without doing a full refinance. A HELOC, or Home Equity Line of Credit, works more like a credit card secured by your house—it lets you borrow money as needed, pay it back, and borrow again, using your home’s value. This option can be a good fit if you want flexible access to cash for things like home improvements, paying off high-interest debt, or covering big expenses over time. You keep your original mortgage and simply add a separate line of credit, so you don’t have to start over with an entirely new loan.
DSCR loans are available for real estate investors looking to qualify based mainly on the property’s income instead of personal income or tax returns. With a DSCR (Debt Service Coverage Ratio) loan, the focus is on whether the rental income covers the mortgage payment—usually, lenders like to see a DSCR of at least 1 or 1.25, meaning the property brings in enough rent to pay at least the mortgage each month. For home loan approval in general, key things considered are credit score, down payment, debt-to-income ratio, job history, and property type. Documentation and requirements can vary based on the specific loan program and your situation, but good credit, stable income or property cash flow, and enough funds for down payment and closing costs help qualify borrowers in most cases.
Yes, one-time close financing for new construction is available. This lets you combine the construction and permanent mortgage into one loan, with a single application and closing. Instead of going through the hassle and extra costs of two separate loans, you get convenience and save money with just one closing. Once the build is done, your construction loan automatically converts to a traditional home loan, locking in your rate up front and making the process much simpler from start to finish.
ITIN loans are designed for people who don’t have a Social Security number but do have an Individual Taxpayer Identification Number. If you’re a non-U.S. citizen with an ITIN, you can qualify for certain home loan options. To get started, you’ll typically need your ITIN card or letter from the IRS, two years of tax returns, recent pay stubs or proof of income, a valid photo ID or passport, and a bank statement showing available funds for a down payment and reserves. Sometimes, additional documents may be requested depending on your financial situation. The process is pretty straightforward and can help you buy a home even without traditional status.
The Strike Rate tool tracks mortgage rates in real-time and alerts you whenever rates drop, so you don’t miss out on possible savings before you close. If rates go lower while your loan is in process, you’ll get a notification and have the chance to lock in the new, lower rate. This means you don’t need to keep checking rates on your own and can feel confident knowing you’ll get the best rate available up to the time your loan closes. It puts you in control and can help you save money if the market changes in your favor.
If you’re self-employed and don’t have traditional W-2 income, you’ll usually need to show your lender how much you really earn by using documents like 12–24 months of personal or business bank statements, 1099 forms, or a recent profit and loss statement from your business. Tax returns aren’t always required if you can show steady deposits or income through bank statements or other alternative documentation. The lender will want to see regular income, make sure your credit score is in range, and check for things like debts or large withdrawals that could affect your ability to pay back a mortgage. Every situation is a bit different, so the exact documents can vary based on your loan program and how long you’ve been running your business.
A 2-1 buydown on a home loan is a temporary way to lower your interest rate for the first two years of your mortgage. In the first year, your interest rate is reduced by 2% below your actual note rate. In the second year, it’s reduced by 1%. After that, the rate goes back to your original fixed rate for the rest of the loan. This can make your initial payments much lower and help with budgeting early on. The cost for the rate reduction—basically the difference in interest—gets paid up front, and it's often covered by the home seller, builder, or sometimes even a lender credit as part of your purchase negotiation. It’s not usually paid by the homebuyer out of pocket unless they choose to.
To qualify for a jumbo home loan up to $5 million, most lenders look for a minimum credit score of 680 and a down payment of at least 10%. Some programs may require a higher credit score or larger down payment depending on your full financial picture, including debt-to-income ratio and reserve requirements. Jumbo loans have stricter guidelines than standard loans, so it’s important to be prepared with detailed documentation to show you can handle the larger financial commitment.
A "fit check" is a short, no-pressure chat to see what type of mortgage options might fit your situation. It doesn’t require any paperwork or a credit check, so it won’t affect your credit score. If you decide to move forward with a full mortgage pre-approval later, that usually involves a credit pull, which can cause a minor, temporary dip in your credit score. But just talking through your options or doing a basic “fit check” won’t impact your credit at all.
A 15-year home loan lets you pay off your home faster and you’ll pay less interest overall, which can save a lot of money in the long run. Payments are higher each month, though, because you’re spreading the loan over a shorter time. This works well if your budget can handle a bigger payment and you want to build equity faster. A 30-year home loan gives you much lower monthly payments since the loan stretches over a longer time, which can help your budget feel less tight. Over time you’ll pay more in total interest, but it frees up cash each month for other expenses or financial goals. If your top concern is a lower payment or you want more flexibility with your budget, this might be a better fit. So, pick the option that best balances your monthly budget with your preference for paying off your home faster or keeping more cash in hand now.
Yes, you can have your mortgage broker shop multiple lenders to help you find the most competitive rates and programs that fit your needs. This approach means you’re not limited to just one lender’s options and can compare offers side by side. At closing, expect fees like lender origination or underwriting fees, third-party costs for things like appraisal and title, plus standard prepaid items such as homeowners insurance and property taxes. All these charges will be clearly outlined on your official Loan Estimate and Closing Disclosure, so you’ll know exactly what to expect—no surprises.
A mortgage broker works as an advisor who shops around with several banks and loan providers, comparing different mortgage options on your behalf, while a direct lender is a single company that lends you money from its own products. A broker can help you access a wider variety of loan types and rates since they aren’t tied to just one lender, and they help you compare which mortgage is the best fit for your needs and budget. To help you choose the right loan option, I’ll get to know your financial situation, long-term goals, and what’s most important to you in a home loan. Then I match you with the best programs available, explaining the costs and pros and cons clearly before you decide. This way, you can make a confident choice, focusing on what works for your life—whether it’s a lower down payment, lower monthly payments, or flexibility for your unique situation.
Comparing home loan options like conventional, FHA, VA, and USDA loans is something I do all the time. Each has its own strengths. Conventional loans usually need higher credit scores and a bigger down payment, but they can be a great choice for people with strong finances. FHA loans are good if your credit score isn’t perfect or if you need a lower down payment—sometimes as low as 3.5%. VA loans are for eligible veterans and active-duty military members; they offer zero down payment and no mortgage insurance, which can mean real savings each month. USDA loans are designed for properties in certain rural areas and can also offer zero down payment to qualifying borrowers. I can take your credit situation, income, goals, and the area you’re looking in, and walk you through every option to see what fits best for you, making it easier to choose confidently.
The typical home loan process, from getting pre-approved to closing, usually takes about 30 to 45 days. Timelines can vary depending on the loan type, the property, and how fast everyone responds. To avoid delays, make sure to send in all requested documents right away, respond quickly to questions from your loan officer, and avoid making big changes to your finances, like new credit card accounts or large bank deposits, during the process. Getting pre-approved before you shop for homes and keeping communication open helps keep things moving smoothly.
You can use most online mortgage calculators to estimate your monthly payment, and many let you add in property taxes and homeowners insurance for a more accurate number. Just enter the home price, your expected down payment, the loan term, and interest rate. Then add estimates for annual taxes and insurance—these get divided by 12 and added to your monthly payment. It’s a good way to see what you might pay each month before you apply for a loan.
A reverse mortgage is a loan option for homeowners aged 62 and older who want to tap into their home equity to get cash for retirement while keeping ownership of their home. The basic qualifications include being at least 62 years old, living in the home as a primary residence, and having enough home equity to borrow against. You’ll also need to keep up with property taxes, insurance, and regular home maintenance. For a standard home loan, qualifications generally focus on credit score (often at least 620 for a conventional loan), stable income, manageable debt levels, and a down payment—how much depends on the loan type, but some options start as low as 3% down. Each loan program has its own details, so getting a personalized assessment is always a smart move.
A mortgage pre-approval usually stays valid for about 60 to 90 days while you look for a home. During that time, you can use your pre-approval letter to show sellers you’re a serious buyer. If your income or credit changes before closing, though, your lender has to review and reconfirm your info before final approval. Major changes like new debts, job loss, or lower credit scores might affect your ability to qualify or change the terms of your loan—so it’s important not to take on new loans, change jobs, or miss payments during the process. If something does change, let your lender know right away so they can help you understand your options and keep things on track.
Home loan rate-locks are available in a range of time frames, usually from 30 to 90 days, so you can lock in your mortgage interest rate to protect against market changes while your loan is getting processed. If your closing is delayed beyond your original lock period, it's often possible to extend your rate lock—though there may be a fee for this service. The cost and availability of a rate lock extension depend on the lender and how long you need the extension, but this option helps prevent your rate from going up before you close. It's a good idea to talk early about your timeframe for closing so you can pick a rate-lock period that best fits your situation and avoid last-minute surprises.
A cash-out refinance lets you replace your current mortgage with a new, bigger loan and take the difference in cash. This can be a solid option for using your home equity to pay for renovations or pay off high-interest debt. The main things to look at are your home's current value, how much you still owe, your credit score, and your ability to handle a possibly higher monthly payment if the new loan amount is bigger or if rates are up. It's also important to consider closing costs and how long you plan to stay in your home. Talking over your finances and goals can help figure out if a cash-out refinance fits your situation or if there are better ways to access your equity.
Yes, there are several programs and resources available specifically for first-time home buyers to help them secure competitive mortgage rates. These include down payment assistance programs, FHA loans with lower down payment requirements, and education on various loan options to fit different financial situations. By maintaining partnerships with over 120 lenders, you're able to find creative financing solutions tailored to individual needs, often providing lower pricing compared to traditional banks. Personalized, clear communication guides buyers through understanding their options and the overall loan process, ensuring there are no last-minute surprises.
Yes, you can use the mortgage calculator to get a detailed breakdown of your potential monthly payments. It shows you how much you'll pay for principal, interest, taxes, HOA fees, hazard, and mortgage insurance. This can help you understand what to expect each month and plan your budget better.
You can usually get mortgage pre-approval pretty quickly—most people finish the online application in just 15 to 20 minutes. Once you submit it, you’ll often get a response the same day, sometimes within just a few hours, depending on how complete your info is and what time you apply. If anything else is needed, you’ll get a quick call or text so the process keeps moving fast. Overall, it’s designed to be easy and not keep you waiting.
There are several home loan programs built for buyers with unique situations. For self-employed people, there are self-employed mortgage options and bank statement loans that use your bank deposits to verify income, so you don’t have to rely only on tax documents. If you’re buying a new home before selling your current one, bridge loans can give you short-term funds to make the move without waiting. There are also loans for buyers without traditional U.S. status, called foreign national loans, and other options like down payment assistance and jumbo loans for higher-priced homes. These choices make it possible to find a loan that fits different work types, income setups, or tough timing situations.
Working with a mortgage broker gives you access to more loan options because brokers connect with many different lenders, not just one bank. This means you can compare rates, fees, and programs all in one place, potentially finding a loan that fits your financial goals better or even saves you money. Another benefit is that brokers usually break things down in plain language, so you actually understand your options, not just see numbers and terms. The process can also be faster and more personal, since brokers help you navigate every step, handle paperwork, and troubleshoot if anything comes up. This all adds up to more choices, less hassle, and usually a better deal when buying or refinancing a home.
An NMLS ID is the unique number the Nationwide Multistate Licensing System assigns to every licensed mortgage company and loan officer. It lets you check licensing, the states someone is licensed in, and any public regulatory actions. Jeremy Boillot’s individual NMLS ID is 1208591, and Barrett Financial Group, LLC’s company NMLS ID is 181106. You can look up either number for free at NMLS Consumer Access (nmlsconsumeraccess.org).
Jeremy is based in Chandler and works with homebuyers and homeowners across the East Valley — including Gilbert, Mesa, Tempe, Queen Creek and Scottsdale — and throughout Arizona. Applications, document uploads and many closings can be handled online, so you don’t need to live near the office to work together. Licensing for each state is listed on the Licensing and Disclosures page.
Yes. Arizona has state and local down payment assistance programs, including the statewide Home Plus program administered through the Arizona Industrial Development Authority, plus some city and county programs. They typically pair a first mortgage with help toward the down payment or closing costs, and each has its own income, credit score, purchase price and homebuyer-education requirements. Program terms change from time to time, so the best step is a quick review of your details to see which ones you may be eligible for and how they compare with a standard low-down-payment loan.
Arizona is an escrow state: a neutral escrow and title company holds the funds and documents, orders the title search and title insurance, and coordinates signing and recording. Buyers usually sign their closing documents with the escrow officer (in person or through an approved remote option) a few days before the scheduled close, and the deal is complete once the deed is recorded with the county. Your Closing Disclosure will list the escrow and title fees ahead of time.
A Loan Estimate is the standard three-page form you receive within three business days of applying; it shows the estimated rate, monthly payment and closing costs so you can compare offers. The Closing Disclosure is the final version of those numbers, which you must receive at least three business days before closing. Comparing the two side by side is the easiest way to spot any changes before you sign.
An initial conversation or pre-qualification can usually be done without a hard credit pull, so it does not affect your score. A full pre-approval normally includes a credit check. Credit scoring models generally treat several mortgage inquiries made within a short shopping window as a single inquiry, so comparing lenders over a few weeks has a limited effect on your score.
Most W-2 borrowers start with a government-issued photo ID, pay stubs covering the last 30 days, W-2s for the last two years, two months of statements for the bank and investment accounts you’ll use for the down payment and reserves, and details of any other income, debts or assets. Depending on the loan, tax returns or additional letters of explanation may be requested. Uploading documents through the secure online application keeps everything in one place.
On most conventional loans, yes. You can usually ask to cancel PMI once your loan balance reaches 80% of the home’s original value, and it is typically removed automatically at 78% if your payments are current. Some lenders also consider removal based on a new appraisal after your home gains value. FHA mortgage insurance follows different rules, which is one reason some borrowers later refinance from FHA to conventional.
A simple test is the break-even point: divide your total refinance costs by the amount you’d save each month. If you plan to stay in the home longer than that number of months, the refinance may make sense. It’s also worth comparing total interest over the life of each loan, not just the monthly payment. The refinance calculator on this site can run the break-even math for you.
Until your loan closes, try not to open new credit cards or loans, make large purchases on credit, change jobs, move large sums between accounts without a paper trail, or co-sign for anyone. These changes can affect your credit, income or assets and may require the loan to be re-reviewed. If something unavoidable comes up, let your loan officer know right away.
Discount points are an optional upfront fee paid at closing in exchange for a lower interest rate; one point equals 1% of the loan amount. Paying points can make sense if you plan to keep the loan long enough for the monthly savings to outweigh the upfront cost. Your Loan Estimate shows any points being charged so you can compare options with and without them.
No. A quote, pre-qualification or pre-approval is not a commitment to lend or a commitment to borrow. All loans are subject to credit approval, underwriting, property review and program availability, and rates and terms can change until they are locked. You’re free to review your options and decide when — and whether — to move forward.
Answers are general information, not a commitment to lend. All loans are subject to credit approval, underwriting guidelines and program availability; rates and terms can change without notice. See also the mortgage glossary.
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