Ultimate Property Management, LLC
A New Lease on Rental Lifestyles™
A New Lease on Rental Lifestyles™
UPM's The Smart Property Investor
UPM's Local Arts Program: New Artist to Share
In our continuing efforts to support the local arts, UPM is proud to introduce painter Greta Redzko. You can view her UPM web page, which includes a link to her Facebook page.
Introducing New UPM Website and Blog Design
A New Lease on Rental Lifestyles™
From its inception, Ultimate Property Management, LLC has been about delivering on promises: Quantifiable and highly-affordable ROI for owners/investors; comfortable rental homes and timely response to requests for renters; being accessible and following through.
We're very pleased to introduce our new website and blog design, which better reflects UPM's professionalism and and its tagline "A New Lease on Rental Lifestyles™." It's our goal to make all visitors feel welcome while providing everyone quick access to the information they seek. We also continue our efforts to support Idaho with our complimentary Local Arts and Merchants Programs.
The the image above was chosen as the key visual for the redesign to represent:
Best wishes from all of us at Ultimate Property Management, LLC
We're very pleased to introduce our new website and blog design, which better reflects UPM's professionalism and and its tagline "A New Lease on Rental Lifestyles™." It's our goal to make all visitors feel welcome while providing everyone quick access to the information they seek. We also continue our efforts to support Idaho with our complimentary Local Arts and Merchants Programs.
The the image above was chosen as the key visual for the redesign to represent:
- Welcoming atmosphere
- Fresh beginnings
- Streamlined operations
- Clear communications
Best wishes from all of us at Ultimate Property Management, LLC
Best Rule of Thumb for Managing Rental Property Mortgage Payments
UPM QUICK REFERENCE TIP: Best rule of thumb for managing your rental property mortgage payments is to build up a buffer reserve fund of at least one month's mortgage payment amount, ideally two to three months' worth.
- Maintaining a buffer reserve fund reduces if not eliminates stress related to meeting monthly mortgage payments.
- You will be able to make monthly payments early, regardless of timing of rent payments received.
- You will reduce if not eliminate related late payment fees and penalties.
- With at least two months' worth of reserve you reduce stress related to addressing larger unforeseen repair costs or short-term vacancies.
- How long it takes to build the reserve fund depends upon the amount of your mortgage payment(s) and what other income you possess outside of rents.
- If you are working with a property manager, you have the option of applying/stockpiling all of a portion of your monthly owner residual for this purpose.
What Investors Need to Know about Home Owners Associations and HOA Management Teams
When it comes to making choices about residential property investments, it is wise to have knowledge of any Home Owner Association (HOA) and HOA management teams before you decide to invest in a particular subdivision. You should have all the related facts at your disposal before you make your final purchase decision--because even when you are only buying property for investment purposes, you can wind up dealing with HOA-related headaches. Yes, this takes some research effort, but you don't want to find yourself without redress to issues that can arise.
HOA CONSIDERATIONS REFERENCE
WHY YOU NEED TO KNOW
You could wind up paying higher and higher HOA fees with no recourse, no substantiation of the increases. If you are an out-of-state investor you could have little to no leverage to have your concerns addressed, little if any visibility to the legitimacy of violation claims. If an HOA is not rental property-friendly or has a track record of penalizing rental properties more often than others, you stand to alienate and lose good renters, which in turn adversely impacts your revenue stream.
HOA CONSIDERATIONS REFERENCE
- Ask for a copy of the CC&Rs and review them before you decide to purchase a property; make it a stipulation for making a purchase.
- Are the CC&Rs clear, logical, and manageable? Are there any obtuse or unreasonable rules and regulations? Is there too much room for interpretation? Do the CC&Rs allow or circumvent self-appointed vigilance committees?
- Learn about the HOA board.
- Are they accessible or a stealth organization?
- Interview the board. Find out if their collective HOA philosophy meshes with yours.
- Does the board represent the owners and act in their collective best interest (including financial) or does the board demonstrate it operates on behalf of a select core group?
- Does the board have a track record of penalizing rental properties more often than other home owners?
- Are owners included in the decision making with HOA fee increases?
- Find out how often board meetings are held, when, how the board alerts owners to the meetings, if/when meeting minutes are distributed and with what regularity. Regarding the latter, have the board provide proof of said distribution.
- Ask for the names and contact information of a few owners outside of the board and interview them about the board.
- Ask if there is a HOA management firm in place and if so, get the company contact information and key point-of-contact name.
- Conduct interviews and determine if the firm provides quantifiable ROI for their fees.
- Do they recognize owners as their customers and appreciate who pays their fees, or do they answer only to the board?
- Do they/are they able to field more complex concerns like inter-owner issues like property damage and fencing conflicts, or do they simply issue written warnings and fee violation notices about lawn or lighting infractions?
- Do they field landscape maintenance requests in a timely manner or require additional contact?
- If you only receive contact information for a management team and not an HOA board, make sure there actually is an HOA board to which the management ream reports.
- Find out generally how often HOA fee increases occur and ask for proof that the increases are approved by/substantiated by the HOA board.
- Conduct interviews and determine if the firm provides quantifiable ROI for their fees.
WHY YOU NEED TO KNOW
You could wind up paying higher and higher HOA fees with no recourse, no substantiation of the increases. If you are an out-of-state investor you could have little to no leverage to have your concerns addressed, little if any visibility to the legitimacy of violation claims. If an HOA is not rental property-friendly or has a track record of penalizing rental properties more often than others, you stand to alienate and lose good renters, which in turn adversely impacts your revenue stream.
The Glamorous Life of a Property Manager
Contrary to what you may believe, property management is not all glamour, fame, globetrotting, and fine cars. While travel is definitely part of the package, one doesn't normally hop a lear jet to fly to exotic destinations. Dining out is more about catching fast food on the fly than a three-hour gastronomic extravaganza at a five-star restaurant. Instead of having an iPhone filled with celebrity names and numbers, those of repair and maintenance vendors predominate.
We know. You're shocked to learn the truth. You're shocked to learn that property management is not a career that everyone aspires to. Property managers tend to exist under the radar, like most entertainment agents.
Probably no one cliche/catch phrase sums up what property management is really about than "the devil is in the details." This business revolves around details. It absolutely demands strong organizational skills. The ability to problem solve, to think fast on one's feet is called upon daily. Verbal grace, if not an imperative, is certainly a key to ongoing success. Tireless follow through/follow up is the glue that binds it all together.
So why do it? What drives some to pursue a career or business in property management, if it isn't the glitz and high profile thrill of a Hollywood-like lifestyle? Perhaps it's making things happen behind the scene that some relish. Others may enjoy meeting the variety of challenges that can arise. Still others glory in the ability to wrangle seemingly countless details into a cohesive whole. Working daily with numbers and/or people can be a driving force. Winning new business and establishing long term relationships with investors and owners is a very compelling pursuit.
Whatever the reasons or combination thereof that drives property managers to do what they do, the best ones demonstrate a passion for it. They appreciate what it really takes to do it well. They make things happen. A resulting prosperous and growing business with a great reputation makes it all very worthwhile.
We know. You're shocked to learn the truth. You're shocked to learn that property management is not a career that everyone aspires to. Property managers tend to exist under the radar, like most entertainment agents.
Probably no one cliche/catch phrase sums up what property management is really about than "the devil is in the details." This business revolves around details. It absolutely demands strong organizational skills. The ability to problem solve, to think fast on one's feet is called upon daily. Verbal grace, if not an imperative, is certainly a key to ongoing success. Tireless follow through/follow up is the glue that binds it all together.
So why do it? What drives some to pursue a career or business in property management, if it isn't the glitz and high profile thrill of a Hollywood-like lifestyle? Perhaps it's making things happen behind the scene that some relish. Others may enjoy meeting the variety of challenges that can arise. Still others glory in the ability to wrangle seemingly countless details into a cohesive whole. Working daily with numbers and/or people can be a driving force. Winning new business and establishing long term relationships with investors and owners is a very compelling pursuit.
Whatever the reasons or combination thereof that drives property managers to do what they do, the best ones demonstrate a passion for it. They appreciate what it really takes to do it well. They make things happen. A resulting prosperous and growing business with a great reputation makes it all very worthwhile.
Evaluating Property Management Claims, Part III
Welcome to Take III of UPM's series on evaluating property management claims. As we've mentioned before, there's been a real rash of direct mail (mind you, not digital marketing) firms are sending.
Direct mail can be expensive. Canvasing blindly is even more so. Without follow up, like phone calls, these mailings will produce little in the way of sales. Such expenditure impacts the bottom line. Meanwhile, we see more PM firms scouting around for new business, at lower and lower rates while touting more and more services.
This begs a couple of related questions. First, if these companies are so good, reliable, and cost-efficient why are they resorting to direct mail to pursue new business? Don't they have a wide network and strong word-of-mouth reputations? Secondly, even if they can actually deliver a high level of service at increasingly lower rates...can they/will they sustain them?
We see a great deal of promises made for even 7 percent or less for management fees--including from firms from which some of our clients departed. If, as the direct mail would indicate, these companies' client base isn't already large enough to offset very low rates, how long will it take them to build it?
Of the possibly many services and types of data access marketed, how many do you really get for say that 7 percent? How many of these attractive features are extra? 24/7 online access to data, online payments, etc., all cost management firms money to run/offer. So do extra or different types of reports. If such expenses are not offset with property management fees, how are they financed?
Two outcomes of very low rates versus high services/costs, and certainly without high volume business, are possible if not probable. One is these firms will be unable to sustain them both without risking stability. Two, these firms find ways to subsidize their level of services through fees other than the monthly management versions.
For investors like you, the question comes back to what you will really receive from any firm. Claims are just that. Quantifiable and consistent service, proven return for the fees charged is always a great place to start when evaluating assertions that come your way. Determining any hidden costs is another.
An absolutely essential attribute of a reliable and successful management firm is follow through. Do these firms canvasing for new business return calls from owners, renters? Do they respond quickly and cost-effectively to repair requests? Can they sign on new tenants in a timely manner? All the bells and whistles won't matter without follow through.
Direct mail can be expensive. Canvasing blindly is even more so. Without follow up, like phone calls, these mailings will produce little in the way of sales. Such expenditure impacts the bottom line. Meanwhile, we see more PM firms scouting around for new business, at lower and lower rates while touting more and more services.
This begs a couple of related questions. First, if these companies are so good, reliable, and cost-efficient why are they resorting to direct mail to pursue new business? Don't they have a wide network and strong word-of-mouth reputations? Secondly, even if they can actually deliver a high level of service at increasingly lower rates...can they/will they sustain them?
We see a great deal of promises made for even 7 percent or less for management fees--including from firms from which some of our clients departed. If, as the direct mail would indicate, these companies' client base isn't already large enough to offset very low rates, how long will it take them to build it?
Of the possibly many services and types of data access marketed, how many do you really get for say that 7 percent? How many of these attractive features are extra? 24/7 online access to data, online payments, etc., all cost management firms money to run/offer. So do extra or different types of reports. If such expenses are not offset with property management fees, how are they financed?
Two outcomes of very low rates versus high services/costs, and certainly without high volume business, are possible if not probable. One is these firms will be unable to sustain them both without risking stability. Two, these firms find ways to subsidize their level of services through fees other than the monthly management versions.
For investors like you, the question comes back to what you will really receive from any firm. Claims are just that. Quantifiable and consistent service, proven return for the fees charged is always a great place to start when evaluating assertions that come your way. Determining any hidden costs is another.
An absolutely essential attribute of a reliable and successful management firm is follow through. Do these firms canvasing for new business return calls from owners, renters? Do they respond quickly and cost-effectively to repair requests? Can they sign on new tenants in a timely manner? All the bells and whistles won't matter without follow through.
Evaluating Property Management Company Claims, Part II
As promised from a prior blog entry, here is installment part II of our series on evaluating property management claims.
MORE HEADCOUNT VERSUS PRODUCTIVITY AND COST
The most recent marketing claim we've seen is a comparison of "most companies" having a 2/100 ratio of headcount to units served. This particular company claims they have a 5/100 ratio and that this means quicker response to client needs.
Sound good to you as an investor/owner?
Perhaps, but what does it really mean? Are you getting higher quality service? Are your properties being rented more quickly and repair and maintenance issues addressed more efficiently and related costs reduced? Below are some questions that come to mind when evaluating the real value or cost behind additional headcount.
More headcount = additional overhead cost?
· How many people are full time? Part time? Freelance?
o The answer to these questions tells you what overhead the firm may be incurring and how much that may impact costs and to what degree to you.
· Are all these people centrally located?
o Again the answer to this question gives you an idea of the overhead cost and how that translates to fees for you.
· How many are onsite resident managers? Is there a rotation schedule in the mix?
· What type of properties is the firm handling with this increased headcount? Large complexes? Small complexes? Single-family houses? Is it a mix and if so, how is it divided up?
· Who manages the personnel? Is this in turn additional headcount, and at what cost?
More headcount = higher productivity?
· Does increased headcount automatically translate into higher productivity?
o Are all these people busy 100 percent of the time?
o Are they well trained, organized, good at reporting and follow through? What is the personnel turnover rate?
o Is the firm able to quantify/provide proof that additional headcount adds value by a) filling vacancies faster, by x amount of time, b) reducing marketing and repair/maintenance costs by x amount, and c)adding additional value to investors/owners in very specifically identified means?
o Is the firm able to articulate the value generally and specifically to owners with quantifiable data? Are they able to demonstrate a reasonable trade-off between the increased headcount versus overhead? Does it really take more headcount to better manage 100 units? Does the firm have standardized processes and policies in place to streamline operations and headcount productivity? Are these closely managed?
o Would reliable software solutions make more sense than adding headcount? If not, why not? If part of the rationale for more headcount is higher frequency of property inspections, are these additional inspections necessary? What is the trade-off in terms of cost?
There are more questions that could be asked, but these are a good place to start. As with any other decision making process, gathering and then interpreting data and information is a wise investment of time and energy.
What's the Future of Coffee Houses in Treasure Valley?
It's Sunday morning and time for that mug of aromatic and deeply satisfying caramel macchiatto. Perhaps a pastry or two. It's time for some atmospheric socializing. There's only one problem. The options for local coffee houses has dwindled considerably. Two normal haunts have disappeared, while the third's quality of hot drinks and pastries has dropped precipitously. When did they begin substituting syrup for caramel sauce (and like we wouldn't notice)?
Is this situation simply a sign of economic times or is there more to it? Has the idea of the coffee house run its course for now? In either case, where will we buy boutique bags of coffee for our homes? Etsy? Where will we informally gather together in the future?
Coffee houses or cafes have played a integral role in many people's lives for some time now. Individuals pop in for their favorite brew on the way to work. Friends gather to catch up on each other's lives. Groups hold regular member meetings. Sales people meet with prospects. Musicians and visual artists gain visibility and a local following.
So where do we all go from here? It's a question we wish we could answer. Can you?
Is this situation simply a sign of economic times or is there more to it? Has the idea of the coffee house run its course for now? In either case, where will we buy boutique bags of coffee for our homes? Etsy? Where will we informally gather together in the future?
Coffee houses or cafes have played a integral role in many people's lives for some time now. Individuals pop in for their favorite brew on the way to work. Friends gather to catch up on each other's lives. Groups hold regular member meetings. Sales people meet with prospects. Musicians and visual artists gain visibility and a local following.
So where do we all go from here? It's a question we wish we could answer. Can you?
Evaluating Property Management Company Claims, Part I
We've been seeing an up tick in direct marketing for property management companies recently and it is interesting to read the claims made. As real estate property investors we know you take it all in with a grain of salt. That said, it got us thinking about such claims and what investors think when they see them.
Each property management firm will have its own unique mix of attributes, personality, skills sets, technology, and resources. It is the specific mix of company traits that investors consider before making a decision about which company will best suit their needs. We'd be highly interested to learn your thoughts on claims made and how they do or don't affect your decision making process.
Over the course of the next few blog entries we will address a few of the claims UPM has seen and the questions we ourselves have about them, how they relate to us.
GREEN/ECO-FRIENDLY CLAIMS
We just read a claim by one company that they are 99% paper free/green, with electronic everything including digital leases. Sounds fantastic, yes? But with regard to the leases, what is the back up plan for any unforeseen loss of data, for the leases and across all other related information and documentation? Lack of a back up plan and processes can severely affect a completely digitally-based company's ability to operate at all, let alone efficiently.
Another related question is, do tenants not receive printed leases for their files? How many property management firms can assume tenants will have access to computers for archival and communications purposes? The percentage in California and New York is probably high, but is it so in other states like Idaho?
Also, does this green figure take into account any printed property flyers? Does this company not use them at all? If not, does the practice help or hinder acquiring prospective renters? Does this figure take into account the printed brochures the company mailed out to make their claim they are 99% paper free...on new versus recycled paper, perhaps without using eco-friendly ink, and using paper envelopes and postage stamps? Wouldn't the company have made their case better via email promotions and web advertising?
What we at UPM do is incorporate printed materials very judiciously. Outside of our business cards, we have no physical UPM self-promotion materials. We do print property flyers, but in small numbers and based upon the demographics of the specific area. We always utilize web-based advertising, but know that lawn signs are highly effective and flyers are necessary in a number of cases. We know that when renters are conducting a search for their next home they may see a lot of properties and so having flyers in hand helps remind them which they preferred and related property information. When affordable recycled paper resources are available, UPM chooses those options for its printing needs.
Streamlining operations is smart and greener business, and technology can definitely make a big contribution to it. In this case, intelligent decisions about when and how to apply it counts. UPM uses technology like most other firms. As we replace or add equipment we buy more energy-efficient models. When it comes to software solutions, we seek affordable solutions that don't come with application overkill or require huge investments that in turn affect our pricing. We use mobile solutions. When deciding which documentation to digitize, we consider a number of factors before moving forward. UPM incorporates data back up technology and processes, and other means to assure our operations continue as normally as possible at all times.
The bottom line to being a green and eco-friendly operation is planning and smart implementation. We don't claim to be expert or thoroughly green as yet. We do promise intelligent decisions about evolving our company as quickly as possible.
NEXT UP ON THE UPM'S THE SMART PROPERTY INVESTOR
Part II: Headcount Versus Productivity and Cost
Each property management firm will have its own unique mix of attributes, personality, skills sets, technology, and resources. It is the specific mix of company traits that investors consider before making a decision about which company will best suit their needs. We'd be highly interested to learn your thoughts on claims made and how they do or don't affect your decision making process.
Over the course of the next few blog entries we will address a few of the claims UPM has seen and the questions we ourselves have about them, how they relate to us.
GREEN/ECO-FRIENDLY CLAIMS
We just read a claim by one company that they are 99% paper free/green, with electronic everything including digital leases. Sounds fantastic, yes? But with regard to the leases, what is the back up plan for any unforeseen loss of data, for the leases and across all other related information and documentation? Lack of a back up plan and processes can severely affect a completely digitally-based company's ability to operate at all, let alone efficiently.
Another related question is, do tenants not receive printed leases for their files? How many property management firms can assume tenants will have access to computers for archival and communications purposes? The percentage in California and New York is probably high, but is it so in other states like Idaho?
Also, does this green figure take into account any printed property flyers? Does this company not use them at all? If not, does the practice help or hinder acquiring prospective renters? Does this figure take into account the printed brochures the company mailed out to make their claim they are 99% paper free...on new versus recycled paper, perhaps without using eco-friendly ink, and using paper envelopes and postage stamps? Wouldn't the company have made their case better via email promotions and web advertising?
What we at UPM do is incorporate printed materials very judiciously. Outside of our business cards, we have no physical UPM self-promotion materials. We do print property flyers, but in small numbers and based upon the demographics of the specific area. We always utilize web-based advertising, but know that lawn signs are highly effective and flyers are necessary in a number of cases. We know that when renters are conducting a search for their next home they may see a lot of properties and so having flyers in hand helps remind them which they preferred and related property information. When affordable recycled paper resources are available, UPM chooses those options for its printing needs.
Streamlining operations is smart and greener business, and technology can definitely make a big contribution to it. In this case, intelligent decisions about when and how to apply it counts. UPM uses technology like most other firms. As we replace or add equipment we buy more energy-efficient models. When it comes to software solutions, we seek affordable solutions that don't come with application overkill or require huge investments that in turn affect our pricing. We use mobile solutions. When deciding which documentation to digitize, we consider a number of factors before moving forward. UPM incorporates data back up technology and processes, and other means to assure our operations continue as normally as possible at all times.
The bottom line to being a green and eco-friendly operation is planning and smart implementation. We don't claim to be expert or thoroughly green as yet. We do promise intelligent decisions about evolving our company as quickly as possible.
NEXT UP ON THE UPM'S THE SMART PROPERTY INVESTOR
Part II: Headcount Versus Productivity and Cost
Important Tips on Buying and Managing Residential Income Property
Income property investments are not about simple arithmetic. Owners need to understand not only the tax benefits and implications; they need to identify a realistic timeline for establishing a revenue stream. In fact, forethought and planning are essential to short- and long-term success with such investments. Below are some key considerations every investor should contemplate with regard to their income property purchases.
Here are UPM's Tips on Buying and Managing Residential Income Property
Here are UPM's Tips on Buying and Managing Residential Income Property
- Buying Rental Property
- Location and Features
- Where a rental property is located and its demographics will influence rent levels and renter interest, number of competitive properties.
- You need to consider features that will attract renters in a given location.
- Number of bedrooms and baths
- Yards, particularly fenced backyards
- Garage and/or other parking
- Proximity to shopping, freeways, schools, etc.
- A/C and heating (aka central or other)
- Unique features that can be leveraged vis-a-vis competitive rentals
- You need to consider some basics related to multiple unit properties
- Who's responsible for utilities like trash?
- Will you need to purchase a trash bin? Centralized recycling center?
- How is parking to be managed?
- Who will manage/pay for maintenance of common areas/landscaping and lawncare?
- Is there a Home Owners Association?
- You need to know the related costs.
- If so, you need to acquire a copy of the CC&Rs to understand the parameters of that responsibility.
- Who's responsible for utilities like trash?
- While a prospective property may look like a great deal on the surface (i.e. foreclosed properties), you need to conduct an in-depth inspection in order to assess if it will require an additional investment in repair/replacements in order make it move-in ready.
- You will need to consider not only the cost of any required repairs/replacements, but the time it will take to prepare the unit(s) for move in.
- You will need to account for and afford the time delay repairs will require; you need to understand the impact repairs will have on your timetable for acquiring tenants.
- Location and Features
- Managing Rental Property
- In contemplating how much involvement you want to have in the management aspect of income property ownership, consider the following:
- In the event you hire a third-party to manage your asset(s), and assuming they are responsible, you are wise to remain anonymous to renters.
- If you make a unilateral decision to advertise your rentals because you believe you have more flexibility with regard to background checks, including credit rating, consider the following:
- You may be sending mixed messages about your property and its management.
- You could live to regret accepting renters that don't meet certain minimum requirements.
- Once renters have your name and contact information, believe us they will use it. When property issues arise, the tenants will call you. Are you prepared to take 4 am emergency phone calls?
- If you make a unilateral decision to advertise your rentals because you believe you have more flexibility with regard to background checks, including credit rating, consider the following:
- In the event you hire a third-party to manage your asset(s), and assuming they are responsible, you are wise to remain anonymous to renters.
- Rental Property Appliances
- Buying used major appliances has an appeal to many income property owners, but this approach has potential flaws. You need to consider how much your time is worth relative to such logistical requirements.
- It takes time to peruse sites like craigslist to find what you're looking for.
- Contrast this to buying new from reputable and competitively priced retailers.
- You will likely be responsible for pick up, delivery, and installation of the appliances.
- Most retailers offer free delivery and even pick up of your broken appliance.
- Used appliances normally don't come with a warranty and you may find yourself replacing something sooner than later and starting the cycle again.
- New products come with a warranty, so in the event there is a problem with an appliance, you can have the repair or replacement handled by the store, thereby saving you the time and energy it would have cost if you had to address it yourself.
- We had one client who had to replace a refrigerator bought online in less than a month. They thereafter had a new version delivered and two years later the unit is running perfectly. Had the owner gone with a new one in the first place they would have saved the cost of the used unit as well as the time invested in finding it and then ultimately removing it.
- New products come with a warranty, so in the event there is a problem with an appliance, you can have the repair or replacement handled by the store, thereby saving you the time and energy it would have cost if you had to address it yourself.
- It takes time to peruse sites like craigslist to find what you're looking for.
- Buying used major appliances has an appeal to many income property owners, but this approach has potential flaws. You need to consider how much your time is worth relative to such logistical requirements.
- In contemplating how much involvement you want to have in the management aspect of income property ownership, consider the following:
The single most important recommendation UPM can make to owners/investors of income property is to do your homework. Learn all that you can about the location of a target property. Learn all you can about the property itself. Understand your limits with regard to prepping the rental and maintaining it. Plan forward for expected expenses.
Find more information and related PDF files on our website at http://upm-idaho.com/Investors.html
