Why Is Real Estate One Awesome

So four years ago I set out to fill a void for my city and people my age and start a career in Real Estate as the "Ypsi Real Estate Guy". When I started everyone thought I was crazy, as most all Realtors and Real Estate Agencies had long abandoned the area at the time of the downturn seeking safely in the Ann Arbor Market.

After I started to become more and more successful with the model of serving my community more and more brokers (other Real Estate Companies) took notice. Over the course of four years I have been contacted by every Real Estate Brokerage in Washtenaw County asking me if I would be interested in joining their company.

At the end of every conversation, I would thank them for their time and tell them how humbled I am that they would be interested in adding me to their team. Then I would tell them, as soon as you are ready to open an office in Ypsilanti please give me a call :D

At the beginning of 2014 Real Estate One contacted me and they said that they were planning on opening an office in Ypsilanti in the Township. This started a series of conversations with the Manager and the Company President Dan Elsea about Ypsilanti. I found out that they were excited about Ypsilanti and recognized the need for a great Real Estate Company and my fondness for them grew quickly.

It was hard to leave the company that I started my career with and had given me so much, but at the end of the day I had to put the interests of my family, my city and the people I serve above my loyalties to Howard Hanna.

But I feel great about my move to a company that loves and cherishes Ypsilanti as much as I do and is willing to put their money where their mouth is. In addition they contributed $50,000 last year to Special Olympics Michigan, and are sponsors for this years Ypsi Pride day :D

For more info on this Michigan born and bread company and all they do check out their website http://www.realestateone.com

Detroit - Soup

A couple of friends and I were interested in the concept of doing a "Ypsi Soup". Soup is an originated on the East Coast, and is a low barrier way to bring community together to fund projects. Someone either makes, or sponsors enough soup for a medium size group 30-50 people. Everyone that comes brings $5.00 for their dinner (soup of course) and community members that are in need of help bringing their ideas to fruition present to the group. 

After the presenters are done we each vote on who we feel is most worthy of the money in the pot (everyones $5.00) we all vote and put our submission in a box. At the end all votes are tallied and someone goes home with the sum to help bring their project to fruition!

This is great opportunity because it allows for anyone come to ask the group and it is awarded by the democratic process. The night we went a young teacher won the day that wanted to provide Christmas gift to disadvantaged students in her class. It was such a great opportunity for her to ask her community to help and she ended up getting $500.00!!!

We are looking forward to brining this to fruition in January so stay turned for more news! For more info on Detroit Soup check out their website http://detroitsoup.com

Holistic Flipping

I am writing new 2 year goals for myself in both my personal and business life. Trying to get a good comprehension on where I am at, the talents and assets I have, my personal passions and how to apply them over the next two years to good results in our community.

I have been thinking about starting a business flipping houses now for about 6 years and have helped many clients in their businesses doing flips and investments but have not entered the area as the actual "flipper" as it were quite yet.

The real reason I want to flip properties is because of the return it gives to my community. Flipping can make a home that was once an eye sore a source of pride. It can take a local person that might be looking for a job and put them to work. It can add one more amazing family to the fabric of my community. Additional to all of that I would like to add another couple of layers to further enhance the Holistic approach to flipping.

I want this home to have solar panels, I want raised beds in the backyard, I want to home to retain its historic qualities and products to be added to it from that time period. And I also want a part of the profit proceeds to go to a local non profit that will help for the advancement of our local youth.

I am in the process of structuring this business with hopes to start "Flip-Ypsi" next year. If you have any input on this process or would like to hear more of my ideas I would love to chat. I have carefully thought thru this process and know that it will be difficult to layer this type of deal but this is the type of dedication that our community needs and deserves.

Ypsilanti Is The Place To Invest

This morning I was trolling thru the Hudhomestore.com website and checking out properties in Detroit listed below $10,000. There were some really nice properties but I was not very familiar with the specific neighborhoods and what I knew about a lot of the locations was that there was a lot of crime and blight in those specific areas. As I scrolled thru the listings a home in Ypsilanti that I am familiar with popped up that was on the market for a little over $30,000. And I thought I should share some of my experiences representing investors in our city and how investing in Ypsilanti makes so much more sense for you and your money than investing in Detroit currently does.

To start I want to talk about the homes that I have already sold in the last two years in Ypsilanti that make particular financial sense to a smart Investor that is looking to purchase the home and rent it out anywhere from 2-5 and then list and sell the home. Here are the names of streets and a little info about five specific homes I want to talk about today

$25,000 four bedroom home rented at $1,000 per month needed a new kitchen and some carpet

$26,000 three bedroom home rented at $9000 per month no work needed besides paint

$21,000 three bedroom home rented at $850 per month new kitchen and new hot water heater installed

$30,000 three bedroom home rented at $900 per month no work needed

Now, lets say that you got a typical mortgage on one of these homes with 20% down in this case lets round that number up to include closing costs and go with $7,000 down. Also, lets say that you need to put $2,000 in to work on the home for improvements so up front you will be putting in $9,000 and mortgaging around $20,000. Lets include your monthly taxes (by the way the taxes in Ypsilanti Twp are around $1,000 per year at this range and the city would be at $2,000 so we will average the two), and your homeowners insurance into the mix just to make sure we are accounting for all costs:

$20,000 30 year mortgage at 4% $95.00 per month
$900 per year for homeowners insurance $75.00 per month
$1,500 per year for property taxes $125.00 per month

For a total of $295.00 per month

And lets be conservative and say that you rented the home out for $800 per month over the course of 5 years. We will also account for an extra $1,000 per year to account for any repairs on the home that might come up for a total of $5,000.

$800 X 60 = $48,000 - Total Mo Payments 17,700 - Repairs $5,000 = 25,300

So over the course of 5 years you will make roughly $25,300 in income when all accounted for just to review that is an extra $5,060 per year. At this point you could have contributed all of your earnings to your mortgage payments and paid off the mortgage on the home. If you have not done so you are still in a good position because this is where it gets interesting.

Lets assume conservatively that the house prices in your neighborhood rise just an average of 2% every year that you are in ownership of your investment. And lets say that you paid $25,000 for the house but got a deal and the house was assessed at a value of $30,000 when you bought it, and the home is now worth $35,000 (this is very conservative I would imagine that the gain would be closer to 25% in the next 5 years). At this point you list and sell the home there are some commissions involved and you end up selling it for $30,000. if you have already paid off the mortgage then you just made $30,000 congrats :D. If you have yet to pay off your mortgage you will do so and gain about $12,000 on top and add that to the $25,300 you gained over the last 5 years.

Lets go back to your initial investment of $9,000 and see where we ended up in terms of ROI. So, obviously this is a serious investment and takes time patience and often frustration so lets say that you spent 100 hours per year dealing with this home and since time is money lets quantify that at $20.00 per hour of time spent making this investment work. So, we are going to quantify that time spent as an additional $10,000 expenditure. So, to review we have invested a total of 46,700 into this home whew thats a lot of money. But lets look at what we gained as well $48,000 in revenue over the 5 years + the $35,000 we sold it for = $83,000 for a net of $36,300!!!!!! By the way that is a 400% return on your investment in 5 years

Lets look at another 5 year investment of $9,000 that will again that much.........oh what there isn't any oh yeah thats right I forgot. A CD would currently net you $9,000 investment about $500 over 5 years.....$500

Happy Day!!!!

Is it just me or do things just seem to be headed in the right direction for both Ypsi and Detroit. Maybe my news is always filtered to positive and uplifting news stories. Or, maybe just maybe we are heading towards good, sustainable, positive growth as a region and more importantly as a people. 

Everyday, I am hearing or experiencing another positive movement in the news that will help to bring better lives for our poor and under educated. More enriching lives for those of us that we would call "Middle Class" . And probably more money for those that have means and are ready to invest it in our recovering and reshaping region. 

To start I am so encouraged to hear all of the positive news on the transit plans. It sounds like as a region we might actually be able to come together to help solve this long term problem that has been plaguing us for an extremely long time. The fact is young smart engaged individuals don't want to have to drive everywhere, and they want public transit. This is just as true here as it is in any vibrant region in the United States, and Detroit is just the last to get on board. Here are a few articles that really gave me hope on this subject of late: http://goo.gl/1SfaJ, http://www.annarbor.com/news/public-iI don't know maybe its just me? Maybe nobody else has noticed all of the amazing an positive news in terms of growthnvited-to-give-input-at-ann-arbor-connector-drop-in-sessions-in-december/, http://www.annarbor.com/news/ann-arbor-to-detroit-commuter-rail-officials-hope-to-hear-next-week-whether-refurbished-rail-cars-pa/.

In addition to this amazing news there has also been so much positive news here in Ypsilanti in regards to how we are going to use our city and how our young people will be educated. For those of you that don't know the Willow Run and Ypsilanti School districts just were approved by a vote by the people for a merger, the first of its kind considering both of the school districts are failing and in major debt. 

I have had the honor to be placed in a group of 200 other Ypsi Schools shareholders to help these two new districts re-form into a school system that we all can be proud of as Ypsilanti residents. It looks like a great new start to the financial and organizational problems that have plagued our schools for over a decade. 

http://www.annarbor.com/news/ypsilanti/whats-next-ypsilanti-willow-run-merger-supporters-dive-head-first-into-uncharted-territory/  

All I can say is that if these types of things keep up, that it will be great news for all of us :D

Futuring Real Estate in Michigan

      Yesterday my new Real Estate Agency Howard Hanna invited the top Realtors from our company to the Toledo Museum of Art for an amazing lunch and an amazing tour of this amazing museum. After the lunch our company President Hody Hanna spoke about the future of real estate in Michigan.

     Howard Hanna recently bought the brokerage that I have been working for (Edward Surovell). And what Mr. Hanna started talking about was all the reasons they have decided to take an adventure into the Michigan Real Estate market, by purchasing our company. He started talking about the unemployment rate and he said that "over the last 18 months the unemployment rate in Michigan has dropped at a more aggressive rate than any other state in the country". This is obviously a good sign for real estate as the more people that are coming back to work the more can afford to purchase homes.

   He also talked about the fact that people usually start getting aggressive about buying a home when they really see the market going up (which makes sense), comparing it to stocks and when a stock starts to rise how many people all the sudden feel a need to get in before its too late. And he as well as I can see that the market is starting to rise here in Michigan and cant stay this low much longer.

     I can see Michigan's real estate recovery on the horizon in the news as well. This week Chrysler added 1,250 new jobs (not old jobs new jobs) http://www.foxnews.com/leisure/2012/11/15/ap-source-chrysler-to-add-1250-jobs-at-3-detroit-area-factories-in-near-future. And the government granted Detroit 6.5 million to remove one of Detroit's biggest eyesores http://www.foxnews.com/us/2012/11/15/vacant-housing-project-where-diana-ross-supremes-lived-before-motown-stardom. I know that this is just some good news among a sea of negative news out there in the world, but I guess its a choice on how you want to view the world.

    I am so excited to see what will happen next in our great state and am looking forward to doing my part in helping our cities shine.

The Ypsi Times: Renting Vs. Buying in Ypsi

The Ypsi Times: Renting Vs. Buying in Ypsi: So, have you been asking your self what if it makes sense to buy yet? You are not alone more and more renters are becoming home owners every...

Times They Are A Changin'

Things in Ypsilanti are a changin' today I visited the new Bona Sera Resturaunt on the corner of Michigan Ave and Washington in downtown Ypsi and it was amazing. This business popped up do to the property owners adjacent to this business "MIX". The owners Ed and Bonnie were inspired by a visit from EMU business college on a visit that looked at their business and how to move it forward. They wanted to do something with the vacant biz across the street so.....they did it. For a little under a year they ran MIX Marketplace a weekly pop up market for local vendors. The Bona Sera Supper Club became involved when renting the space for non profit fundraiser dinners (here are more details http://bonaserasupperclub.com/).

This is just one of the examples of what an inexpensive commercial space can do for businesses and a city. I can see the economic momentum starting in our fair city with the addition of Red Rocks, and the Wurst Bar just to name a few. The next question we have is how will these impact affect our city and the real estate market?

As people become more and more interested in sustainable living, walkable, and bike able cities more and more people will want to see what Ypsi offers. I am going to attend the Regional Transit Meeting in a few weeks and this will be the next step in a progression of value in our city and our region. Soon there will be a day that homeowners in Ypsi can take a Bus, a Train, or Bike to just about anywhere. Being able to spend so much less time, money and energy on commuting will really affect the way we live and in turn greatly benefit our community.

The only question for the potential home buyers out there is are you going to be ahead of the curve or behind it? Because one thing is for sure the Times They Are a Changin'.

Ypsi Real Estate Is Hot

Are you looking to buy? Well you are no longer alone I work mainly in Ypsi and Ypsi Twp. and I cannot begin to tell you how the market has changed in the last few months. One of the reasons I have not been posting blogs is because I am too busy showing homes and writing offers. I have shown my clients well over 200 homes since the start of 2012, and closed on seven homes as well as had 12 accepted offers.

One thing that has been particularly notable is that there is many more people looking to buy than looking to sell. For the region we are down 14% year to year on the amount of homes listed. That means that there are less homes on the market and with more and more young people getting turned on to buying vs. renting there are more buyers than ever.

One home in my neighborhood that was priced at $99,000 had eight offers on it in three days. I wrote an offer for $15,000 more than the asking price, and we were no where near the top offer on this home. This has been happening increasingly in "hot" neighborhoods, and because of this the prices for homes listed has also been increasing. A lot of this has to do with the warn temperatures for the winter, but even more of it has to do with people realizing that they are paying more for rent than they would for a monthly payment on a home. All I am saying today, is don't be a turtle on this opportunity to change your life in a dramatically positive way, and start thinking about the home you always wanted as a reality, not a dream.

Transit in Ypsi = Super Relevant

So, in case you missed it (trust me you missed it) last night there was a meeting about Transit in our region at the Spark East on Michigan Ave in Ypsilanti see this link https://www.facebook.com/#!/events/219604381443178/.

The meeting was highly informative and very relevant to Ypsilanti citizens that might want to use public transport in the future or are currently using it.

The meeting discussed a five year plan as well as a thirty year vision for public transportation in Washtenaw county.

They discussed areas that they were looking to expand to, and ideas that they had to increase efficiency's in the current system. Not only did they discuss what their plans were they actually asked for input from the crowd and documented the info, and will actually follow up on it.

Of course I voiced some of my opinions about what I thought would be a benefit to the current bus routes including having buses come to the Whittaker Rd. Library as well as Schooner Cove apartments. I also recommended a park and ride at Waterworks park (off Factory and Grove).

They additionally discussed adding a line that will transport to the airport starting next month, that will cost about 15 dollars, much better than the current 50 dollar taxi ride.

All in all this meeting was very informative and very reflective. The committee of transportation they have brought together are very interested in becoming more efficient and growing the routes as well as connecting into the rail system.

This meeting gave me an even greater feeling of real estate worth in Ypsilanti. and shows the promise of an easy city living that could be possible through this system and alleviate many people unnecessary transportation costs and help to increase the quality of life and reduce our individual carbon footprints.

The Jaycees are Helping Ypsilanti

I am proud to say that I am a contributing member of the Ypsilanti Jaycees an organization dedicated to helping the community it lives and works in and loving every minute of it.

So, you re in your 20's or 30's and you have worked long hours all week at your job and along comes Saturday time to relax right. Sleep in, put your feet up watch the UofM game, take a nap, get ready to head out to the bar right?

Well this is what your Saturday would look like if you were actively involved in the Jaycees. 8:00 AM Saturday morning meet with the other Jaycees to organize 80 baskets of food that you and other Jaycees are bringing door to door to needy families in Ypsi.

2:00 PM all the baskets are distributed to the thankful and wonderful Ypsi residents that needed a little help for Thanksgiving.

3:00 Start setting up for the "Annual Senior Dinner" held at the Senior Center in Recreation Park in Ypsi.

6:00 Start dishing out food to over 80 Ypsilanti area seniors and enjoying their company and appreciation for a free Thanksgiving dinner well served by volunteers with smiling faces.

8:00 Clean up the Senior Center and put away all of the tables and wash all the dishes

9:03 Pass out :D

If you want to know more about the Ypsilanti Area Jaycees check us out, you wont regret it

http://ypsilantijaycees.com/

Rail Transit And Ypsilanti

So, its finally here.....well almost. The Detroit Region is one of the last major metro areas in the United States to not have a intergrated rail and transit system to connect cities and regions.

Recently Michigan has recevied federal grants to step up our rail service and make it possible to step up our Region and our State into transportation relevancy. Govener Snyder is a big fan of rail and sees it as a way to plan for our states future growth and sustainability. http://www.michiganradio.org/post/detroit-chicago-less-4-hours-3-upgrades-michigan-passenger-rail.

So, what would an active rail service look like in our part of the world. Well the way  I see it is like many other metro areas that have rail transit. In these areas many people buy real estate near rail for ease of commute to thier jobs or entertainment.

Now I want you to envision what Depot town would look like if it had a train stop with stops at UofM hospital, Ford, and the Airport. These are three of our regions largest and most consitent employers.

Could you imagine the attractiveness of Ypsilanti to a Ford Executive? I can, what about a Pilot? Or a nurse?

My point is simply this there are homes that you can buy a block away from a possible train stop in Depot town for $30,000.

Now can you imagine how much that same home would be worth the train stop to all of these destinations stopped in Ypsilanti? I can.

Help Save Heritage Festival

I have to say that one of the best things about Ypsilanti is how easy it is to get involved in the community. This is a place where one person really can make a difference, and that good ideas and positive thinking are encouraged and embraced.

Last Tuesday night The Heritage Festival Committee invited the community down to the Spark East building on Michigan Ave to ask for the communities help. The room was literally packed with supporters that want to help.

To give you a little history the Heritage festival is a annual free family fun event held in the city. In recent years it has lost some of its past glory and the opportunity to re-invent the event has been placed at the communities doorstep.

All of the previous council members save one are leaving the group opening the door for innovation. At the meeting on Tuesday the leaving council members talked to the group about the duties of their positions and where the event stood presently.

After the discussion and questions the groups were divided into areas of interest and were asked to form committees. They really allowed the individuals in Ypsi to make a change, and some absolutely great ideas came out of this brainstorming.

I am going to join the Entertainment committee and we have already came up with some absolutely great plans for next year. I will keep you updated, look forward to a rockin Heritage Festival!!!!

Ypsi's Got Talent Review

The 3rd Annual Ypsi's got talent ROCKED!!!! Hosted by the Ypsi Jaycees and Emceed by yours truly Coach T the event was fun, diverse, and original to say the least.

The event started with a awesome local artist Tim Dunn, who happens to moonlight as a Ninja (jk). He rocked out with his awesome shiny gituar and gave the crowd a thrill. There we 9 acts in all on this Friday night at the Tap Room in downtown Ypsi.

Other highlights were a spirited performance by Beemcee and Nino of the group FOW. The lyrical skills were matched with thier dynamic sound and coordinated performance. Definately a crowd favorite, to say the least.

The grand prize went to the dance troupe Patchwerk. I literally felt like I was on ABDC I was waiting for Mario Lopez to walk in. The group of ten dancers lit up the small space on the Tap Room floor. The dance styles ranged from ballet to hip hop.

The final artist Danielle put on a awesome Killing me Softly. The crowd was so into it they actually out sang her at moments.

Other highlights were when I played the Ghostbusters theme, and literally everybody in the crowd was yelling out GHOSTBUSTERS, good times.

What is Ypsilanti Open House

What is Ypsilanti Open House?!?!?!?

To quote one of my favorite shows the A Team "I love it when a plan comes together". For the last few months agencies from around the beautiful city of Ypsilanti have been working together to show the public what a great city we have.

This event is in its 3rd year and takes place in the city of Ypsilanti this Saturday October 15th from 12-4. There are many facets to this event and many parties that champion the city are involved. In summation this event was created to show new people to the area all the great things that the city has to offer.

Want to check out some houses? We will have almost 30 open houses in the city from 12-4 pick up your maps and the downtown Key bank on Michigan Ave. or simply visit the website http://openhouse.ypsi.com/.

Want to learn about the nuances of home buying? Please visit the Key bank center we will have lenders and Realtors on site to answer your questions about home ownership.

Ready to buy and need some assistance? We are holding a Washtenaw Housing Education Partners class at the Key Bank, and when passing they will offer down payment assistance http://www.ewashtenaw.org/government/departments/extension/CommDevelopment/WHEP%20Pre-purchase.

Just interested in seeing what the city has to offer and getting some eats? Take a tour guided bus tour around the city and get a EMU discount card to use at local eateries and shops.

Come give Ypsilanti a look we know you will like what you see :D

Ypsi's Got Talent......And My Story

This year Coach T will be hosting the annual Ypsi's Got Talent at the Tap Room on Friday October 14th sponsored by the Ypsilanti Area Jaycees. I happened to have won first place last year but I won something more important than any award.....my girlfriend Stephanie.

I remember walking into the the back room of the bar, and seeing her for the first time. She was so radiant I cant remember seeing another sole that night in the bar besides her. A bit later I got up and performed my song, and she was my biggest fan clapping and smiling, again all I saw was her.

After the performances we were running a "Dating Game", and my friend Mike was the bachelor. And wouldn't you know it Stephanie was one of the contestants. I sat in the front row and admired her and her cute and poignant answers.

And then the moment Mike had to make his choice between the three contestants. I could barely contain myself literally yelling at him to pick number two (Stephanie) "she is beautiful" I said, and "seriously".

Alas Mike did not pick her, I was in one moment sad, and in the next giddy with hope. Moments later I went over to congratulate her friend on the win, and started talking to her. Things have never been the same.

Who are you serving

When I became a Realtor I decided to do it because it gave me a chance to really serve "others". What does that mean? Well to me it means doing right by other people regardless of weather it is best for "me" or not.

Sure sometimes its tough but I knew it wasn't going to be easy. And there have been so many times I have been frustrated with my clients. Weather it was writing an offer that was too low, or needing to see a property at a time that was not perfect for my schedule.

But I decided to be in the business to serve "others" not "me". It does not matter what time is best for "me". It does not matter how much my client wants to spend, or even if they ever buy a house at all. The only thing that matters is that I serve them.

Many times we as Realtors, and really as people are too busy putting ourselves first. We tend to look at clients as dollar signs and adjust the value of people with how much they affect our bank account.

I am only saying this because I have done this myself and am guilty on all counts of putting price tags on the people I serve.

Thankfully, I have been able to cut this price tag off those I serve through constant self evaluation. And it has enabled me to remember the reason I decided to start this career to serve "others" not "me".

Why Real Estate

It seems like everytime I tell someone that I am a realtor they get a look of fear in thier eyes and ask "how are things going". The reality is that joining the real estate game at this juncture is a little bit crazy because the market is down so low.

This esentially means that there is not alot of cash to make (btw realtors are 100% comission). Reason being not alot of people are selling thier homes because they cant get alot of money for them, if they even can sell them as 28% of homeowners are underwater on thier mortgage.

As a result of this less homes are on the market, so less options for your buyers as well. This coupled with the fear that new home buyers have caused by all of the predatory lending makes for very few buyers and obviously becasue the market is so far down much less commission made by the realtors.

So why would I do this right now, why would I want to get into this business at such a tumultuous time in housing. Well, simply put I love to help people and this is what I do best.

When I bought a house a little over two years ago the process was very trying and I had a horrible realtor but the experience was worth it all. Everytime I wake up I realize the amazing blessing that is my home, my own home. When I see that people are renting homes just like mine for double what I pay on my mortgage I am extremely thankful.

I became a Realtor to pass this emotion on to others so they can wake up and be thankful. And I am doing just that :D

When Giving Back Gives Back

I read a quote today that made me think about the ability to live the life that has been intented for me and how often I fall short of it.

"Ones real life is often the life that one does not lead" Oscar Wilde.

I think about how much of my life has been spent not being who I really am, in my process of trying to fit in with what the world would like me to be.

And then I think about what my life looks like when I am really living the life that has been intended for me.

Today I am going to the U of M football game. I am not going becasuse I went to UofM, I am not going because I have disposable income, and I am not going because I am excited about Brady Hoke.

I am going because the Big Brothers and Big Sisters of Washtenaw County gave me and my little brother Damon the tickets.

I realize as I walk though this life that when I follow the plan and allow myself to be "me" wonderful things happen. Not just for me but for people that are close to me as well.

We have all given till it hurt to somebody or something at some point in our lives. Maybe we need to ask ourselves what that giving has produced, did it give back?

Public Transit In Detroit.....No Really

So while I was doing my early AM facebook browsing to start my day as typical, I noticed one of my friends "Liked" Freshwater Railway. I did not know this person to be a silly person so I clicked on the link and was immediately baffeled.

First I thought maybe this is a joke, then I thought there is no way, then I thought how did they pull this off. Altogether my thoughts were all over the place, and they still are please check out this site and have your mind blown. I will take a rail trip this weekend and report back.

http://www.fwrail.org/overview.htm

or

http://www.facebook.com/fwrail