| Introduction |
|
1 | (1) |
| About This Book |
|
1 | (1) |
| Foolish Assumptions |
|
2 | (2) |
| Icons Used in This Book |
|
4 | (1) |
| Beyond the Book |
|
4 | (1) |
| Where to Go from Here |
|
4 | (3) |
|
PART 1 PREPPING YOURSELF FOR FORECLOSURE SUCCESS |
|
|
7 | (50) |
|
Chapter 1 Wrapping Your Brain around Foreclosure Investing |
|
|
9 | (20) |
|
Investigating the Foreclosure Process from Start to Finish |
|
|
10 | (2) |
|
Picking Your Point of Entry |
|
|
12 | (4) |
|
Scooping other investors during the pre-auction stage |
|
|
12 | (1) |
|
Bidding on properties at foreclosure auctions |
|
|
13 | (2) |
|
Buying properties after the sale |
|
|
15 | (1) |
|
Assembling a Team of Experts and Advisers |
|
|
16 | (1) |
|
Getting Your Financial Ducks in a Row |
|
|
17 | (1) |
|
Finding Foreclosures and Seized Properties |
|
|
18 | (1) |
|
Performing Your Due Diligence |
|
|
19 | (4) |
|
Investigating the property's title and other documentation |
|
|
20 | (1) |
|
Inspecting the property with your own eyes |
|
|
21 | (1) |
|
Guesstimating a property's true value |
|
|
22 | (1) |
|
Investigating the situation and the homeowners |
|
|
22 | (1) |
|
Setting and Sticking To Your Maximum Bid |
|
|
23 | (1) |
|
Taking Possession of the Property |
|
|
24 | (2) |
|
Completing the essential paperwork |
|
|
24 | (1) |
|
Paying property taxes and insurance |
|
|
25 | (1) |
|
Persuading the current residents to move on |
|
|
26 | (1) |
|
Cashing Out: Realizing Your Profit |
|
|
26 | (3) |
|
Repairing and renovating the property to maximize its value |
|
|
27 | (1) |
|
Marketing and selling to get top dollar |
|
|
27 | (1) |
|
Cashing out equity by refinancing |
|
|
28 | (1) |
|
|
|
28 | (1) |
|
Chapter 2 Getting Up to Speed on the Foreclosure Process |
|
|
29 | (12) |
|
Identifying the Foreclosure Process in Your Area |
|
|
30 | (1) |
|
Foreclosure by trustee sale |
|
|
30 | (1) |
|
Foreclosure by judicial sale |
|
|
31 | (1) |
|
Exploring the Missed-Payment Notice Stage |
|
|
31 | (1) |
|
Getting Serious: The Notice of Default |
|
|
32 | (1) |
|
Proceeding to the Foreclosure Sale |
|
|
32 | (1) |
|
Halting the Foreclosure Process |
|
|
33 | (6) |
|
|
|
34 | (1) |
|
Requesting and receiving a forbearance |
|
|
35 | (1) |
|
Mortgage modification or repayment plan |
|
|
35 | (1) |
|
|
|
36 | (1) |
|
Agreeing to a deed in lieu of foreclosure |
|
|
36 | (1) |
|
Getting one last chance during the redemption period |
|
|
37 | (2) |
|
Finalizing the Foreclosure: Ushering the Previous Owners Out the Door |
|
|
39 | (2) |
|
Chapter 3 Picking Your Point of Entry in the Foreclosure Process |
|
|
41 | (16) |
|
Dipping In at the Pre-Auction Stage |
|
|
42 | (4) |
|
Exploring the pros and cons of pre-auction foreclosures |
|
|
42 | (1) |
|
Guiding homeowners to good decisions |
|
|
43 | (1) |
|
Dealing with anger and angst |
|
|
44 | (1) |
|
Assessing your ability to deal with pre-auction scenarios |
|
|
45 | (1) |
|
Pursuing Foreclosure Notices |
|
|
46 | (3) |
|
Knowing the benefits of waiting for the foreclosure notice |
|
|
47 | (1) |
|
Weighing the drawbacks of waiting for the foreclosure notice |
|
|
48 | (1) |
|
Wrapping up your deal before the sale |
|
|
48 | (1) |
|
Bidding for a Property at a Foreclosure Auction |
|
|
49 | (3) |
|
Weighing the pros and cons of buying at auctions |
|
|
50 | (1) |
|
Setting a maximum bid well in advance |
|
|
51 | (1) |
|
Putting on your poker face |
|
|
51 | (1) |
|
Acquiring Properties after the Auction |
|
|
52 | (2) |
|
Scoping out REO properties |
|
|
52 | (1) |
|
Finding and buying government properties |
|
|
53 | (1) |
|
Buying properties from other investors |
|
|
54 | (1) |
|
Waiting Out the Redemption Period --- If Necessary |
|
|
54 | (3) |
|
PART 2 LAYING THE GROUNDWORK FOR MAXIMIZED PROFIT AND MINIMIZED RISK |
|
|
57 | (50) |
|
Chapter 4 Building a Powerful Foreclosure Investment Team |
|
|
59 | (18) |
|
Lawyering Up with a Real Estate Attorney |
|
|
60 | (1) |
|
Teaming Up with a Good Moneyman or Woman |
|
|
61 | (2) |
|
Consulting a Title Company to Cover Your Back |
|
|
63 | (1) |
|
Hiring a Tax-Savvy Accountant |
|
|
64 | (1) |
|
Lining Up a Home Inspector |
|
|
65 | (1) |
|
Contacting Contractors and Subcontractors |
|
|
66 | (5) |
|
Hiring a general contractor --- or not |
|
|
67 | (1) |
|
Tracking down top-notch contractors and subcontractors |
|
|
68 | (1) |
|
Contracting with contractors and subcontractors |
|
|
68 | (2) |
|
Finding skilled and unskilled help |
|
|
70 | (1) |
|
Insuring your helping hands |
|
|
70 | (1) |
|
Selling Your Property for Top Dollar through a Seller's Agent |
|
|
71 | (3) |
|
Recognizing the value of a seller's agent |
|
|
72 | (1) |
|
Picking an agent with the right stuff |
|
|
73 | (1) |
|
Assessing the Pros and Cons of Partnerships |
|
|
74 | (3) |
|
Chapter 5 Filling Your Foreclosure Tank with Financial Fuel |
|
|
77 | (18) |
|
Estimating Your Cash Needs |
|
|
78 | (1) |
|
Finding a Cash Stash: Knowing Your Financing Options |
|
|
79 | (2) |
|
Financing with Hard-Money and Gap Loans |
|
|
81 | (3) |
|
Weighing the pros and cons of hard money |
|
|
81 | (2) |
|
Making up the difference with a gap loan |
|
|
83 | (1) |
|
|
|
83 | (1) |
|
Partnering with Investors |
|
|
84 | (1) |
|
Shaking Your Piggy Bank: Tapping Your Own Resources |
|
|
84 | (4) |
|
Examining the pros and cons of using your own money |
|
|
85 | (1) |
|
Totaling your sources of investment capital |
|
|
85 | (3) |
|
Planning for contingencies |
|
|
88 | (1) |
|
Financing Your Venture with Conventional Loans |
|
|
88 | (5) |
|
Exploring conventional loan types |
|
|
89 | (1) |
|
Making yourself look good on paper |
|
|
90 | (3) |
|
Gathering the paperwork and records you need |
|
|
93 | (1) |
|
Comparison Shopping for Low-Cost Loans |
|
|
93 | (2) |
|
Chapter 6 Networking Your Way to Foreclosure Success |
|
|
95 | (12) |
|
Grasping the Power of Networking |
|
|
96 | (3) |
|
Generating leads on profitable pre-auction properties |
|
|
96 | (1) |
|
|
|
97 | (1) |
|
Tracking down reliable, affordable professionals |
|
|
98 | (1) |
|
Selling your house for more money in less time |
|
|
98 | (1) |
|
Realizing the Importance of Being Good |
|
|
99 | (2) |
|
Acting with integrity --- always |
|
|
99 | (1) |
|
Investing in quality craftsmanship |
|
|
100 | (1) |
|
Building thriving communities |
|
|
100 | (1) |
|
|
|
101 | (3) |
|
Gathering your marketing tools |
|
|
101 | (2) |
|
Starting with your inner circle |
|
|
103 | (1) |
|
Keeping in touch: A daily chore |
|
|
103 | (1) |
|
Managing Contact Information |
|
|
104 | (1) |
|
Rewarding Good Deeds and Good Leads |
|
|
104 | (3) |
|
PART 3 CREATING WIN-WIN SITUATIONS IN PRE-FORECLOSURE (BEFORE AUCTION) |
|
|
107 | (80) |
|
Chapter 7 Discovering Homeowners Facing Foreclosure |
|
|
109 | (16) |
|
Networking Your Way to Promising Properties |
|
|
110 | (4) |
|
Identifying your personal lead generators |
|
|
110 | (4) |
|
Getting the word out on the streets |
|
|
114 | (1) |
|
Scoping Out the Neighborhood for Dontwanners |
|
|
114 | (1) |
|
Searching for FSBO Properties |
|
|
115 | (1) |
|
Finding Foreclosure Notices |
|
|
116 | (3) |
|
Tracking down local publications |
|
|
116 | (1) |
|
Getting on the mailing list |
|
|
117 | (1) |
|
Subscribing to commercial foreclosure information services or not |
|
|
117 | (1) |
|
Deciphering a foreclosure notice |
|
|
118 | (1) |
|
Teaming Up with Attorneys to Help Distressed Clients Sell Their Homes |
|
|
119 | (6) |
|
Acquiring properties in probate |
|
|
119 | (2) |
|
Adopting homes orphaned by divorce |
|
|
121 | (1) |
|
Teaming up with bankruptcy attorneys |
|
|
122 | (3) |
|
Chapter 8 Performing Your Due Diligence |
|
|
125 | (20) |
|
Collecting Essential Information about the Property |
|
|
126 | (14) |
|
Honing your title acquisition and reading skills |
|
|
126 | (1) |
|
Picking up details from the foreclosure notice |
|
|
127 | (5) |
|
Digging up details at the Register of Deeds office |
|
|
132 | (6) |
|
Gathering tax information at the assessor's office |
|
|
138 | (1) |
|
Getting your hands on the property worksheet |
|
|
138 | (1) |
|
Gathering additional information |
|
|
139 | (1) |
|
Doing Your Fieldwork: Inspecting the Property |
|
|
140 | (2) |
|
Doing a drive-by, walk-around inspection |
|
|
140 | (2) |
|
|
|
142 | (1) |
|
Assembling Your Property Dossier: A Checklist |
|
|
142 | (2) |
|
Recognizing the Most Common and Serious Red Flags and Big Mistakes |
|
|
144 | (1) |
|
Chapter 9 Contacting the Homeowners and Lenders |
|
|
145 | (28) |
|
Scheduling Your Foreclosure Activities |
|
|
146 | (4) |
|
Contacting the Homeowners Directly |
|
|
150 | (9) |
|
Tracking down the homeowners |
|
|
150 | (1) |
|
Kicking off your mail campaign |
|
|
151 | (5) |
|
Getting in touch over the phone |
|
|
156 | (3) |
|
Adding the Homeowners' Profile to Your Property Dossier |
|
|
159 | (1) |
|
Presenting All Available Options |
|
|
160 | (8) |
|
|
|
162 | (1) |
|
Negotiating with the lenders for a forbearance |
|
|
162 | (1) |
|
|
|
162 | (1) |
|
|
|
163 | (1) |
|
|
|
164 | (1) |
|
Accepting your cash offer |
|
|
164 | (1) |
|
|
|
164 | (1) |
|
Selling the home and leasing it with an option to buy it back later |
|
|
165 | (1) |
|
Selling the home and leasing it without an option to buy |
|
|
166 | (1) |
|
Giving a deed in lieu of foreclosure |
|
|
166 | (1) |
|
|
|
167 | (1) |
|
Waiting (and saving) during redemption |
|
|
167 | (1) |
|
|
|
168 | (1) |
|
Getting Inside to Take a Look Around |
|
|
168 | (1) |
|
|
|
169 | (4) |
|
Contacting the senior lienholder |
|
|
170 | (1) |
|
Contacting the junior lienholders |
|
|
171 | (2) |
|
Chapter 10 Analyzing the Deal and Presenting Your Offer |
|
|
173 | (14) |
|
Completing the Deal Analysis Worksheet |
|
|
174 | (7) |
|
Calculating the homeowners' equity in the property |
|
|
174 | (3) |
|
Calculating your top cash offer |
|
|
177 | (1) |
|
|
|
178 | (1) |
|
Determining options based on LTV |
|
|
178 | (1) |
|
Assessing the homeowners' credit health |
|
|
179 | (1) |
|
Gauging the homeowners' wants |
|
|
180 | (1) |
|
Determining the homeowners'gross monthly income |
|
|
180 | (1) |
|
Assessing the Homeowners' Options |
|
|
181 | (2) |
|
Presenting Your Offer: The Purchase Agreement |
|
|
183 | (2) |
|
|
|
185 | (2) |
|
PART 4 FINDING AND BUYING FORECLOSURE AND BANKRUPTCY PROPERTIES |
|
|
187 | (90) |
|
Chapter 11 Bidding for Properties at a Foreclosure Sale |
|
|
189 | (18) |
|
Tracking Down Auction Dates, Times, and Places |
|
|
190 | (1) |
|
Preparing Your Maximum Bid |
|
|
191 | (6) |
|
Guesstimating the property's improved value |
|
|
192 | (1) |
|
Estimating repair and renovation costs |
|
|
192 | (1) |
|
Figuring in holding costs |
|
|
192 | (1) |
|
Subtracting agent commissions and closing costs |
|
|
193 | (1) |
|
Arriving at your maximum bid amount |
|
|
194 | (3) |
|
Bidding at a Foreclosure Auction |
|
|
197 | (4) |
|
|
|
198 | (1) |
|
Sitting in on a few auctions |
|
|
198 | (1) |
|
Crafting a winning bidding strategy |
|
|
199 | (1) |
|
|
|
199 | (2) |
|
Playing the Role of Backup Buyer |
|
|
201 | (1) |
|
Following Up After the Auction |
|
|
202 | (5) |
|
Chapter 12 Buying Repos: Bank Foreclosures and REO Properties |
|
|
207 | (18) |
|
Acknowledging the Drawbacks of REO Opportunities |
|
|
208 | (1) |
|
Getting Up to Speed on the REO Process |
|
|
209 | (1) |
|
Shaking the Bushes for REO Properties |
|
|
210 | (6) |
|
Positioning yourself as an attractive investor |
|
|
210 | (1) |
|
Connecting with REO brokers |
|
|
211 | (1) |
|
Getting connected with REO A-listers |
|
|
211 | (3) |
|
Tracking the property through the REO stage |
|
|
214 | (1) |
|
Working your way to the better deals |
|
|
215 | (1) |
|
Following up with homeowners during redemption |
|
|
216 | (1) |
|
|
|
216 | (1) |
|
Timing Your Offer for Optimum Results |
|
|
217 | (3) |
|
Acting quickly after the auction |
|
|
217 | (1) |
|
Timing your move with the redemption period |
|
|
218 | (1) |
|
Tuning in to the lender's fiscal calendar |
|
|
218 | (1) |
|
Waiting for the broker to list the house |
|
|
219 | (1) |
|
Pitching an Attractive Offer |
|
|
220 | (5) |
|
Sizing up the lender's needs |
|
|
220 | (1) |
|
|
|
221 | (1) |
|
Putting your offer in writing |
|
|
222 | (2) |
|
|
|
224 | (1) |
|
Chapter 13 Finding and Buying Government Repos |
|
|
225 | (16) |
|
Bargain Hunting for HUD Homes |
|
|
227 | (3) |
|
Weighing the pros and cons of HUD homes |
|
|
227 | (1) |
|
Hooking up with a HUD-approved agent |
|
|
228 | (1) |
|
|
|
229 | (1) |
|
Finding and Buying VA Repos |
|
|
230 | (1) |
|
Profiting from Fannie Mae and Freddie Mac Properties |
|
|
231 | (3) |
|
Tapping into Freddie Mac's home clearinghouse |
|
|
232 | (1) |
|
Shopping for Fannie Mae properties |
|
|
233 | (1) |
|
|
|
234 | (1) |
|
Finding and Buying Government-Seized Properties |
|
|
234 | (2) |
|
Buying properties at tax sales |
|
|
235 | (1) |
|
Avoiding the tax lien sales gurus |
|
|
236 | (1) |
|
Buying properties from the IRS |
|
|
236 | (1) |
|
Contacting your county treasurer's office |
|
|
237 | (1) |
|
Taking a trip to the state department of transportation |
|
|
237 | (1) |
|
Finding government-seized property online |
|
|
238 | (3) |
|
Chapter 14 Banking on Bankruptcies |
|
|
241 | (14) |
|
Brushing Up on Bankruptcy Laws |
|
|
242 | (2) |
|
Selling assets through chapter 7 bankruptcy |
|
|
242 | (1) |
|
Restructuring debt through chapter 13 bankruptcy |
|
|
243 | (1) |
|
|
|
244 | (1) |
|
Tracking Down Houses in Bankruptcy |
|
|
245 | (3) |
|
Skimming publications for bankruptcy notices |
|
|
246 | (1) |
|
Researching bankruptcy filings |
|
|
246 | (1) |
|
Networking with the gatekeepers |
|
|
247 | (1) |
|
Dealing with the Gatekeepers |
|
|
248 | (3) |
|
Cooperating with bankruptcy trustees |
|
|
249 | (1) |
|
Teaming up with bankruptcy attorneys |
|
|
249 | (1) |
|
Getting the homeowners on your side |
|
|
250 | (1) |
|
Getting the creditors on your side |
|
|
250 | (1) |
|
Dealing with Bankruptcy Delays on a House You Bought |
|
|
251 | (4) |
|
Chapter 15 Sampling Some Other Foreclosure Strategies |
|
|
255 | (22) |
|
|
|
256 | (13) |
|
Knowing the lienholder pecking order |
|
|
256 | (3) |
|
Wheeling and dealing with lienholders |
|
|
259 | (1) |
|
Recognizing a short-sale opportunity |
|
|
260 | (1) |
|
Teaming up with the homeowners |
|
|
261 | (1) |
|
|
|
262 | (1) |
|
|
|
263 | (2) |
|
Negotiating with the lienholders |
|
|
265 | (4) |
|
Buying and Selling Junior Liens |
|
|
269 | (3) |
|
Buying junior liens to foreclose for a quick payday |
|
|
269 | (2) |
|
Buying seconds to protect the first mortgage |
|
|
271 | (1) |
|
Selling a junior lien for a profit |
|
|
272 | (1) |
|
Profiting from Property Tax Sales |
|
|
272 | (5) |
|
Tracking down property tax sales |
|
|
273 | (1) |
|
Finding golden tax sale opportunities |
|
|
274 | (1) |
|
Buying tax deeds and tax certificates |
|
|
275 | (1) |
|
Getting redeemed out of your position |
|
|
275 | (1) |
|
Profiting from the tax lien or deed |
|
|
276 | (1) |
|
PART 5 CASHING OUT YOUR PROFIT AFTER THE SALE |
|
|
277 | (52) |
|
Chapter 16 Assisting the Previous Homeowners Out the Door |
|
|
279 | (12) |
|
Tying Up the Loose Ends after the Purchase |
|
|
280 | (2) |
|
Closing on a pre-auction purchase |
|
|
280 | (2) |
|
Tying up the loose ends after the auction |
|
|
282 | (1) |
|
Protecting Your Investment through Redemption |
|
|
282 | (5) |
|
Maintaining the property's status quo |
|
|
282 | (1) |
|
|
|
283 | (1) |
|
Keeping hungry investors at bay |
|
|
284 | (3) |
|
Planning Repairs and Renovations |
|
|
287 | (1) |
|
Evicting the Residents When Time Runs Out |
|
|
287 | (4) |
|
Chapter 17 Repairing and Renovating Your Investment Property |
|
|
291 | (14) |
|
Choosing a Renovation Strategy |
|
|
292 | (1) |
|
Planning Repairs and Renovations |
|
|
293 | (4) |
|
Calculating the return on your investment |
|
|
293 | (1) |
|
Roughing out your budget and schedule |
|
|
294 | (3) |
|
Giving Your Property a Quick Makeover |
|
|
297 | (4) |
|
|
|
297 | (1) |
|
|
|
298 | (1) |
|
|
|
298 | (1) |
|
|
|
299 | (1) |
|
|
|
299 | (1) |
|
Make the basement tolerable |
|
|
300 | (1) |
|
Attend to the mechanicals |
|
|
300 | (1) |
|
Investing in High-Profile Rooms: Kitchens and Baths |
|
|
301 | (2) |
|
Cooking up a remodeled kitchen |
|
|
301 | (2) |
|
|
|
303 | (1) |
|
|
|
303 | (2) |
|
Chapter 18 Cashing Out: Selling or Leasing Your Property |
|
|
305 | (14) |
|
Selling Through a Qualified Real Estate Agent |
|
|
306 | (3) |
|
Selling faster for a higher price |
|
|
306 | (2) |
|
Choosing a top-notch seller's agent |
|
|
308 | (1) |
|
Staging Your House for a Successful Showing |
|
|
309 | (3) |
|
Jazzing up the front entrance |
|
|
309 | (1) |
|
|
|
310 | (1) |
|
Adding a few tasteful furnishings |
|
|
310 | (1) |
|
|
|
311 | (1) |
|
Generating Interest Through Savvy Marketing |
|
|
312 | (1) |
|
Negotiating Offers and Counteroffers |
|
|
313 | (3) |
|
|
|
313 | (2) |
|
Mastering the art of counteroffers |
|
|
315 | (1) |
|
|
|
316 | (1) |
|
|
|
317 | (2) |
|
Chapter 19 Checking Out Other Cash-Out Strategies |
|
|
319 | (10) |
|
Refinancing to Cash Out the Equity |
|
|
320 | (1) |
|
Reselling the Property to the Previous Owners or Their Family |
|
|
320 | (4) |
|
Reselling to the previous owners |
|
|
321 | (2) |
|
Financing the buyback through insurance-policy proceeds and other means |
|
|
323 | (1) |
|
Leasing the Property to the Foreclosed-on Homeowners |
|
|
324 | (1) |
|
Offering a Lease-Option Agreement |
|
|
325 | (2) |
|
Assigning Your Position to a Junior Lienholder |
|
|
327 | (2) |
|
|
|
329 | (24) |
|
Chapter 20 Ten Common Beginner Blunders |
|
|
331 | (6) |
|
Having Insufficient Funds on Hand |
|
|
331 | (1) |
|
Overestimating a Property's Value |
|
|
332 | (1) |
|
Underestimating Your Holding Costs |
|
|
333 | (1) |
|
Overbidding in the Heat of Battle |
|
|
333 | (1) |
|
Failing to Investigate the Title |
|
|
333 | (1) |
|
Failing to Inspect the Property with Your Own Eyes |
|
|
334 | (1) |
|
Bidding on a Second Mortgage or Junior Lien |
|
|
335 | (1) |
|
Renovating a Property before You Own It |
|
|
335 | (1) |
|
Trusting What the Homeowners Tell You |
|
|
336 | (1) |
|
|
|
336 | (1) |
|
Chapter 21 Ten Ways to Maximize Future Leads by Acting with Integrity |
|
|
337 | (8) |
|
Stopping the Bleeding: Providing Basic Financial Advice |
|
|
338 | (1) |
|
Assisting Homeowners in Their Job Search |
|
|
338 | (1) |
|
Suggesting That the Homeowners Seek Help from Family and Friends |
|
|
338 | (1) |
|
Encouraging the Homeowners to Contact Their Lenders and Soon |
|
|
339 | (1) |
|
Suggesting Short Sales and Other Debt Negotiations |
|
|
340 | (1) |
|
Assisting Homeowners in Assessing Their Refinance Options |
|
|
340 | (1) |
|
Suggesting the Option of Selling the House before Foreclosure |
|
|
341 | (1) |
|
Bringing Up the Bankruptcy Option |
|
|
341 | (1) |
|
|
|
342 | (1) |
|
Revealing the Option to Walk Away |
|
|
343 | (2) |
|
Chapter 22 Ten Tips for Avoiding Common Foreclosure Minefields |
|
|
345 | (8) |
|
Steer Clear of Foreclosure Investment Scams |
|
|
346 | (1) |
|
Research the Title Yourself |
|
|
346 | (1) |
|
Inspect the Property with Your Own Eyes |
|
|
346 | (1) |
|
Know What You're Bidding On |
|
|
347 | (1) |
|
|
|
347 | (1) |
|
|
|
348 | (1) |
|
|
|
348 | (1) |
|
|
|
349 | (1) |
|
Foresee Unforeseen Expenses |
|
|
350 | (1) |
|
Deal with the Blame and Guilt |
|
|
351 | (2) |
| Appendix: Foreclosure Rules And Regulations For The 50 States |
|
353 | (14) |
| Index |
|
367 | |
More information about ebooks