timically, in a short -- timically, the lender will see about a 17% savings on the unpaid principal balance. that's far more impressive than the cost of foreclosing. so we've seen it work quite effectively. lenders have been slow to respond, the process is burdened, it's not as clean as it should be, but it is an extremely effective tool if used properly. we also like the debt for equity approach to solving some of these problems. and bear in mind a lot of these do not involve brokerage fees, so i'm not speaking out of my own self-interest. but on debt for equity it's a simple process. a $300,000 loan, it's underwater. the market now is $150,000 for that house. the homeowner clearly can't meet the obligation of the $300,000 loan, and is otherwise a good credit risk. that loan is retired, a new loan is originated at 150, the bank shares in the equity. the bank or the lender in the case of the investor. so the homeowner now will continue to manage the property, continue to meet the obligation, the commitment on a new loan at $150,000, but he or she now has a partner in the bank. there would b