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it's not the default rate with DPA's or anything else.  Our banking system and the mortgage industry as a whole continues to mislead our country into believing the mortgage is a debt and should be treated as a debt.  They have programs that take extra money out of the home owners hands and puts it into theirs.  Our job - as financial advisors - is to help our clients understand the benefits of using a loan program that allows them to give less money to the bank and help them establish a savings program by investing the difference.  Intorduce them to a financial planner who understands the concepts and will put them on a monthly bank draft savings program where the money is taken from their account each month.  It's really no different then buy term and invest the difference.  <br><br>Our country has a negative savings rate.  If the mortgage professionals in this country took a proactive stance and educated their borrowers on the mortgage process and helped them understand the mortgage is a financial tool - not a monthly bill or debt and how to save money, we wouldn't be in the mess we are in now.   Instead they took the used car salesman approach and said \"Oh, you want that $500K home but can only afford $1500 a month - I've got just the program for you.\"  They never expained the true reason the option arm and interest only loans were created.  <br><br>Can a homeowner go to their banker and ask them to \"let them slide\" a few months because they have paid in an extra 10 months of payments?  Can they go to the banker and say \"hey, Mr. Banker, can you give me some of the equity I paid into my home because I've lost my job and really need the money to pay my credit cards, car payments etc?\"  Every time they pay extra money to the principal of their home to \"Pay down their debt\" they mights well say to the banker \"Here you go Mr. Banker, don't bother paying me any interest on that $300 and by the way, if I need my money back, you can charge me whatever you want for fees and interest rate.  Hopefully I'll have a job and be able to qualify.\"<br><br>DPA is nothing more then a borrower being able to finance in their closing costs and downpayment that a third party can then give back to them.  If the mortgage professional isn't taking the time to seriously look at the borrowers credit and savings habits and realizes the borrower is a credit risk regardless of whether they are renting or owning, they should be ashamed of themselves.  They are doing nothing more then getting someone in a home to make a buck.  They aren't looking out for the best interests of the clients and helping them do the right things now so when they are ready to own a home, can do so without the worries of default because we have properly educated them and helped them start the right habits.<br><br>I am all for DPA and believe it's in the best interest of the mortgage community and the country.  But we need to do the right things by our buyers and make sure they qualify and are truly capable of repaying the mortgage, not just qualifying them on a number.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-08-23_11:54:21", "killed": false, "user_key": "8081b320cd46006aa6b6c7f6587bff67", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "1 year ago", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "1787841": {"up_voted": false, "ip": "", "has_replies": true, "message": "Mr. David M.,<br><br>I can't believe I'm reading a blog from someone with actual intelligence.  Here, here to you and your wife.  I've been in the Mortgage and R.E. Industry for coming up on 20 years and they're just now outlawing DPA....\"our heroes.\"  HUD has fought DPA for years with the unjust figures that you speak about, but to no avail because their figures aren't accurate.  I hope all the previous bloggers will read you closely and realize how wrong their negative statements really are.  <br><br>To the Mtg. Planner above:  I truly resent your statement that I wasn't looking out for the best interest of my client and that I was only in it for the buck.  I don't know of one of my clients that I helped with their puchase or a refinance that is in foreclosure to date.  Oh.....and I was working in California the whole time of my career.  People like you are hopeless.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-08-23_21:34:04", "killed": false, "user_key": "37c0fd51a6d6a4944c58bf067c2b9185", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "1 year ago", "approved": true, "num_replies": 1, "is_first_child": true, "email": "", "parent_post_id": 1782227, "depth": 1, "points": 0, "author_is_creator": false, "is_realtime": false}, "1828879": {"up_voted": false, "ip": "", "has_replies": true, "message": "My basic question is the following: How is seller-funded downpayment assistance any different some other kickback from the seller that reduces the effective sales price to the buyer? If the only point is to make the sales price look larger than what it is, why should lenders play along with that?<br><br>Put it another way - if the seller was giving the buyer a second mortgage for the remainder of the sales price, a lender would want to know about that (and would factor that into their assessment of the loan). Why should seller-funded downpayment assistance be any different?", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-08-25_14:20:44", "killed": false, "user_key": "f6e92da4fdcee89d4c43213b075b83db", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "1 year ago", "approved": true, "num_replies": 1, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "1803805": {"up_voted": false, "ip": "", "has_replies": false, "message": "IMHO borrowers need \"more\" guidance when working with down payment assistance loans (and programs.)", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-08-24_16:55:47", "killed": false, "user_key": "czar", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": false, "votable": true, "date": "1 year ago", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "1799493": {"up_voted": false, "ip": "", "has_replies": false, "message": "It's difficult to get man to understand when his salary depends on not understanding it. That's about all of you whose compensation is directly impacted by elimination of SF DPA, you are all screaming and kicking at HUD taking punch bowl away.<br><br>Me, on other hand is a Joe Taxpayer who is going to be stuck with the bill, so please spare me YOUR ANECDOTAL evidence and go directly to HUD site pull up national cumulative default statistic and claim rates and see for yourself. Obviously since you don't like direct evidence you are going to claim that the statistic is bogus and your ANECDOTAL EVIDENCE and ANONYMOUS NON-SUBSTANTIATED HEARSAY is substantially better reflects reality. Reminds me about flat earth society. Some friend of mine doing astrophysics research at Cal Tech  told me that all of those pictures and earth being a ball are bogus and because there would be huge upheaval they perpetuate lie. Sounds familiar about \"your friend in FHA\" ? I thought so.", "is_last_child": true, "can_reply": true, "down_voted": false, "real_date": "2008-08-24_09:08:48", "killed": false, "user_key": "0e544accc3d756c627c1b25348d62687", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "1 year ago", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": 1787841, "depth": 2, "points": 0, "author_is_creator": false, "is_realtime": false}, "1767968": {"up_voted": false, "ip": "", "has_replies": false, "message": "The reason we are talking about SFDPA because w/o banning that practice they are the biggest reason FHA would have requested budget appropriations (meaning sticking bill to the taxpayers) for first time in its history in FY2009. HUD Secretary testified that FHA would need 5 something bln for next fiscal year if practice to continue.", "is_last_child": true, "can_reply": true, "down_voted": false, "real_date": "2008-08-23_03:51:44", "killed": false, "user_key": "b00fafa6bda76591ab394e07455db200", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "1 year ago", "approved": true, "num_replies": 0, "is_first_child": true, "email": "", "parent_post_id": 1737559, "depth": 1, "points": 0, "author_is_creator": false, "is_realtime": false}, "1895815": {"up_voted": false, "ip": "", "has_replies": false, "message": "They must do what hey can to help the housing market not make more limitations. I simply don't understand all the undercutting of loan programs. Now kill the DAP's. They already killed ALt-A which was due anyway with ridiculous no doc loans. FHA simply nees more monitoring and verification. I remember those FHA inflated flip scams that happen every 5 or fewer years.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-08-28_11:58:49", "killed": false, "user_key": "7cb82bc36e96c557e3c7417451cb6fee", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "1 year ago", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "1866669": {"up_voted": false, "ip": "", "has_replies": false, "message": "I purchased a home using a DPA program back in 2002 with a 630 credit score and have never been late on a payment.  I'm a single female college grad working at a Fortune 500 company.  With single women making up much of the economy and the historical fact that women still earn less than their male counterparts, DPA is a valuable tool to move them into homeownership which forms the foundation of most people's financial security.<br><br>There is a large segment of the population that does not have a gazillion dollars of \"extra\" income each month, making it easy for them to quickly save the thousands of dollars needed for a DP.  Yes, I could have waited 5 years to save the additional funds above my emergency fund balance, but I would have missed out on over $10k in income tax savings. I would have also missed my the opportunity to realize a modest capital gain as I am now looking to move into a larger home and use the equity to pay off all of my current debt.  <br><br>Anything done without moderation can turn into a 'bad thing'.  I don't think that DPA is the sole culprit.  Even with DPA, if I cannot afford to pay the monthly mortgage I should not be given the loan.  If my credit history shows a failure to pay anyone ontime - I should not be given the loan.  If I can barely pay the loan today at $1000, why would anyone ever think I will be able to handle $1500 in 2 or 3 yrs?<br><br>Support HR 6694", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-08-27_07:59:16", "killed": false, "user_key": "d28bcd943a4eddc0cf424970c092c355", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "1 year ago", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "1735858": {"up_voted": false, "ip": "", "has_replies": false, "message": "I can't understand how anyone would argue for keeping seller funded DPA programs.  FHA loans having seller funded DPA are widely agreed to exhibit far poorer credit performance than other traditional FHA loans with non seller funded down payments.  The FHA recorded a loss this year, which means they'll need to obtain money through the approriations process, which means that taxpayers are covering their shortfall.  What a disgrace to taxpayers to try to resuscitate this practice.  Good riddance seller funded DPA programs, this taxpayer won't miss you one bit.  This practice borders on fraud vs the government.  Worse the housing bill prevents the FHA or places a moratorium on the FHA's ability to apply risk based pricing to these loans.  Effectively, this will raise borrowing costs for all FHA borrowers, as better quality credits will have to subsidize lower quality credits.  Smells like socialism.  Regardless, limiting the ability of the FHA to use risk based pricing is a joke.  Why wouldn't anyone want the FHA to protect taxpayer money and lend prudently.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-08-22_16:20:45", "killed": false, "user_key": "517c93a0825856d5eb7c6f2b81029880", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "1 year ago", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "1734195": {"up_voted": false, "ip": "", "has_replies": true, "message": "How could any taxpayer support this ridiculous practice?  You said yourself loans having seller funded down payments default at 3x the rate of traditional FHA loans.  If the bill can eliminate some of these seller funded DPA programs it would go a long way towards improving the credit quality of the FHAs portolio.  The seller funded DPA program amounts to buyer's being able to capitalize the cost of the down payment onto their loan amount.  Of course this contributed to an unsustainable rise in prices.  There will still be third party down pmt assistance but this bill will reduce those significantly.  Seller funded DPA is borderline fraud vs the government.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-08-22_14:06:21", "killed": false, "user_key": "517c93a0825856d5eb7c6f2b81029880", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "1 year ago", "approved": true, "num_replies": 1, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 1, "author_is_creator": false, "is_realtime": false}, "1730484": {"up_voted": false, "ip": "", "has_replies": true, "message": "A few clarifications:  (1) DAPS have been running about 1/3, not 2/3 of FHA originations; (2) 3rd party, non relative DAPS have performed massively worse not just than \"no gift\" loans, but from loans where the down payment assistance came from relatives.  Here are the cumulative claims rates by origination year from 2002 through 2005, as of the end of FY 2007:<br><br>                  No Gift           Relative     \"Non-Profit, etc,<br>2002         3.53%            4.23%           12.17%<br>2003         2.26                3.04                9.37<br>2004         1.82                2.14                6.65<br>2005         1.03                0.98                3.46<br><br>While the credit performance of loans where relatives provided the down payment has only been a \"scooch\" worse than \"regular\" FHA loans, the credit performance of loans with 3rd-party down payment assistance -- where in essence the down payment came from the seller -- has been MASSIVELY worse.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-08-22_09:13:06", "killed": false, "user_key": "e7f75b6d08e7f3067c6b9de5c06ca525", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "1 year ago", "approved": true, "num_replies": 1, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 1, "author_is_creator": false, "is_realtime": false}, "1827903": {"up_voted": false, "ip": "", "has_replies": false, "message": "Visit <a href=\"http://www.dpagroundswell.org/\" rel=\"nofollow\">http://www.dpagroundswell.org/</a> to express your support for HR 6694.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-08-25_12:57:24", "killed": false, "user_key": "520e4085030b49a1d3f27249795a1322", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "1 year ago", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "1777856": {"up_voted": false, "ip": "", "has_replies": false, "message": "I want you guys to imagine what your lives would be like if the FHA insurance program goes down.<br><br>We should listen to HUD.  Erradicate DPAs like a tumor and let FHA live.  We need to experience the pain of getting rid of this disease so we can begin to rehabilitate the mortgage industry.<br><br>As it is, 3%/3.5% down is not all that much given the projections of FURTHER price declines all across the U.S.<br><br>DPAs along with 100% LTV/seller paid closing costs contributed to massive pressure on appraisers to hit the numbers.  Then appraisers and Realtors doing their CMAs used those closed sales as comps, further inflating prices just a little bit each time.<br><br>Death to DPAs. May you never return.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-08-23_12:16:43", "killed": false, "user_key": "6f513d637358923f398a8af4a8155e8d", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "1 year ago", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "1842080": {"up_voted": false, "ip": "", "has_replies": false, "message": "Some of the logic here is insane.   <br><br>I can't address them all.<br><br>The Lender DOES know about the DPA when it is used, it is IN the purchase contract....so if it is, how is this fraud?  How does the seller carrying a 2nd the same even come up as a comparison in this case?<br>\"Skin\" in the game is nonsense by the way, the embarrasment of losing one's home is way more of a deterant than a few thousand down.  The reason for most foreclosures is loss of job.  Whether you put down 5% or 20% or 50%, if you lose your job and can't pay the payment and don't have the luxury of borrowing from mom and dad, what do you do?  <br><br>Go read my blog on this topic....I am actually in favor of getting rid of DPA, with a huge caveat though....HUD could get rid of DPA and have it nver come back by doing one simple thing:  100% financing like VA. <br><br><a href=\"http://blog.fhainfocenter.com/2008/07/fha-why-raising-down-payment-to-35-and.html\" rel=\"nofollow\">http://blog.fhainfocenter.com/2008/07/fha-why-r...</a>", "is_last_child": true, "can_reply": true, "down_voted": false, "real_date": "2008-08-25_20:06:59", "killed": false, "user_key": "0c24c5d58cce00242a0e520c1c36a156", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "1 year ago", "approved": true, "num_replies": 0, "is_first_child": true, "email": "", "parent_post_id": 1828879, "depth": 1, "points": 0, "author_is_creator": false, "is_realtime": false}, "1733829": {"up_voted": false, "ip": "", "has_replies": false, "message": "mo - this wasn't written by me - it's a guest post.", "is_last_child": true, "can_reply": true, "down_voted": false, "real_date": "2008-08-22_13:36:10", "killed": false, "user_key": "morganb", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": false, "votable": true, "date": "1 year ago", "approved": true, "num_replies": 0, "is_first_child": true, "email": "", "parent_post_id": 1733573, "depth": 1, "points": 0, "author_is_creator": true, "is_realtime": false}, "1733573": {"up_voted": false, "ip": "", "has_replies": true, "message": "Instead of worrying about falling home prices (which is good for all home purchasers - the people you are trying to \"help\") we should worry about the real effects of DAPs. Those that utilize DAPs had a free call option on homes - no skin in the game. They default 3x more than others that utilize FHA loans. That means you and me - taxpayers - have to foot the bill because prices are now falling. This entire bubble was created because we allowed exotic financing to put people in homes they can't afford. If someone can't save up 3.5%, then they have no business owning a home. Morgan, what you're saying is like arguing that lower prices on big screen TVs hurt big screen TV buyers. That is such a load of crap. If prices fall, maybe the average American can save up the 3.5% or even 20% to put a down payment on a home. You're working for the DAPs and the REIC, not the little guy... You're full of it Morgan.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-08-22_13:16:31", "killed": false, "user_key": "d85dd83620cdba47a56d7b885b653e4c", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "1 year ago", "approved": true, "num_replies": 1, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "1769675": {"up_voted": false, "ip": "", "has_replies": false, "message": "Renter,<br><br>It's obvious you have no idea what you're talking about if you can say DPA is borderline fraud.  HUD guidelines currently allows for DPA and has for as long as I can remember.  If a broker somehow inserted DPA without the buyer, seller or HUD knowing it, then that would be fraud.  Explain to me how it's fraud if it's allowed?  <br><br>I'm amazed at all the negative comments from you and all the people on this blog.  If HR 6694 isn't successful at reforming DPA, the effects that the elimination of DPA will have on our economy is going to be enormous.  When the horrible ripple down effects start showing in our economy, in the next several months, who will you blame then?  Congress will then be scrambling for another resolution.  <br><br>HUD has been trying to eliminate DPA, on their own, for many years because of exactly what you're saying.  However, as recently as March of this year a judge ruled that HUD hadn't proved DPA had caused the foreclosures that they were stating.  The result, DPA survived once again remained in place.  Then here we are with all of our wonderful and intelligent Congressmen rushing the bill HR 3221 through for the President's signature for DPA to be eliminated before they go on break.  GIVE ME A BREAK!!<br><br>I would ask HUD to provide to Congress their foreclosure statistics that include DPA and their foreclosure statistics that don't have DPA.  You can't find that information anywhere because they are including it all together in their statistics.  I haven't been able to find these statistics separately anywhere.  Please Mr. Renter provide me with accurate information.<br><br>Lee", "is_last_child": true, "can_reply": true, "down_voted": false, "real_date": "2008-08-23_10:46:12", "killed": false, "user_key": "37c0fd51a6d6a4944c58bf067c2b9185", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "1 year ago", "approved": true, "num_replies": 0, "is_first_child": true, "email": "", "parent_post_id": 1734195, "depth": 1, "points": 0, "author_is_creator": false, "is_realtime": false}, "1782227": {"up_voted": false, "ip": "", "has_replies": true, "message": "Morgan actually had it right.  I do loan portfolio analysis for a living and my wife has been a realtor for 23 years.  Due to our interest in DPA's with the declining availability of other loan products, my wife has been on me to do some analysis on DPA loan performance.  She follows her clients dilligently and she is aware of only one DPA buyer that has been foreclosed, compared to more than a dozen non DPA buyers. As a chapter president of our local Realtor Association, she frequently hears the same from her peers in other parts of the country.  Her Question to me is, if DPA foreclosure was that prevelant, where are they?<br><br>After gathering the needed data, here is what I have found.  HUD uses 400 variables to report their findings, but will only make 12 of those points public.  I checked with all my triued and true resources, they can get the whole thing either.  Hmm, are they hiding something?  Duh!  Without the rest of their data, I can't check their work.  My friend at FHA told me, \"that's the idea\".  When I asked him if the data is bad, he said, \"#1 remember this is a huge political issue and things aren't always what they seem. #2, they are starting out with the end game in mind and manipulating the data to justify it.\"  He said he is so disgusted by the stuff they do behind the scenes that he is looking for work elswhere.<br><br>Two points to consider;  1) HUD frequently quotes default rates instead of foreclosure.  Default rate just means they are over 45 days late on their payment.  A small percentage of defaults end in foreclosure.  2) the skin in the game arguement is philosophical, not statistically signficant.  The data show about a 1% difference between foreclosure of seller-assisted DPA and Gov't DPA and about another 1% difference in Family Assisted DPA.  Does this mean that all downpayment gifting should be banned?  If you think there should be skin in the game, you answer has to be yes.  If HUD believed DPA's 8.7% foreclosure rate (if accurate?) was a danger to the FHA MIIF Fund, they would also think Gov't and Family gifts were a danger.  You mean 8.7% of DPA will cripple the insurance, fund but Gov't 7.5% won't?  My buddy is right; POLITICS!!!!", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-08-23_18:36:59", "killed": false, "user_key": "2dcfad8b08b9d6ccf2171710d1319326", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "1 year ago", "approved": true, "num_replies": 2, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "1737559": {"up_voted": false, "ip": "", "has_replies": true, "message": "There are a lot of statistics out there regarding the default rate of DPA programs. Would we be having this conversation if the sub-prime meltdown never occured? If home values hadn't plummetted across the country? If people hadn't bought outside the city limits and then gas hadn't gone to over $4 a gallon? If the economy hadn't slowed and people hadn't been laid off en mass?<br><br>Hard to say but it does make it apparent that their \"MAY\" be some additional factors to consider for the increase in default rates whether they are supplemented through DPA or not.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-08-22_19:06:40", "killed": false, "user_key": "afc292624f6b813c235e43c801ed93da", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "1 year ago", "approved": true, "num_replies": 1, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "1728994": {"up_voted": false, "ip": "", "has_replies": false, "message": "Here we go again. Would the author of the post mind reading CR blog entry <br><br><a href=\"http://calculatedrisk.blogspot.com/2008/08/default-statistics-or-mortgage-math-is.html\" rel=\"nofollow\">http://calculatedrisk.blogspot.com/2008/08/defa...</a><br><br>Having read it could he please define \"success rate\" ? It's really tiring when Certified Mortgage Planners aka mortgage brokers throw around nicely sounding statistic implying that only 6% of FHA mortgage applicants eventually default. Is this success rate over one month or  10 years and what vintage year we are talking about  ? I bet that recent vintages (2006-2007) will have quite a bit less than 94% \"success rate\". <br><br>HUD site shows that cumulative default rate for FHA loans in double digits (17%). I'm willing to wager a bet that 2007 Seller funded DPA loans will have in excess of 40% cumulative default rate over next 5 year period. I'm not even mentioning \"success rate\" defined as FHA loan borrowers that remain homeowners and didn't return to renting w/o defaulting/foreclosing.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-08-22_03:26:10", "killed": false, "user_key": "b00fafa6bda76591ab394e07455db200", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "1 year ago", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 1, "author_is_creator": false, "is_realtime": false}, "1724923": {"up_voted": false, "ip": "", "has_replies": false, "message": "Who says prices going down is a bad thing?  (Call me biased: I don't own a home, and am waiting until I can own one on sound terms, without any government cheese involved, inside an actual city). <br><br>Further, how can price fixing of mortgage rates too-low, which was the source of the market collapse, also be the solution to it?<br><br>From an activist standpoint the most worrisome revelation of this article is that \"family\"-financed DPA is just as bad, and it will be allowed to stand.<br><br>Looks like housing \"welfare\" is just a bad idea in general.  Which isn't a surprise, since there actually is no shortage of housing in general.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-08-21_17:18:10", "killed": false, "user_key": "8f2581e3128e4eecf2dcddb3fe7e36e3", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "1 year ago", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 1, "author_is_creator": false, "is_realtime": false}, "1732435": {"up_voted": false, "ip": "", "has_replies": false, "message": "I'm guess I'm a little more biased here, but I actually LIKE FHA loans and think that the downpayment assistance can be a good thing.  <br><br>First off, Aaron, this isn't \"welfare\".  The gov't isn't loaning money, private lenders are.  Borrowers are buying insurance from the gov't to guarantee the loans.  And let's get real, the u/w guidelines are pretty strict and maybe if we would have stuck with full doc loans, we as taxpayers wouldn't be having to continually bailout these private banks.  THAT'S welfare!  BTW, as I understand it, FHA actually makes money for the gov't, or at least it did when I was doing these in 2004.<br><br>I just think that their throwing out the baby with the bathwater on this one.   I just think there are some cases where downpayment assistance is a good thing.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-08-22_11:48:52", "killed": false, "user_key": "46d67886d6b3dc299c8a7e64b4eac408", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "1 year ago", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "1769462": {"up_voted": false, "ip": "", "has_replies": false, "message": "Mr. Tom Lawler,<br><br>You are quoting statistics as if you are a professional.  However, it would greatly assist anyone reading your blog entry to provide the source with which you are so negatively quoting.  I've been in the mortgage business for 20 years and have yet to be able to find the source, and I quote from you at the end of your entry \"in essence the down payment came for the seller - - has been massively worse.\"  <br><br>In short, don't quote statistics without your source.  State your opinion, which is obvious, but not statistics.  We're not impressed.<br><br>Lee", "is_last_child": true, "can_reply": true, "down_voted": false, "real_date": "2008-08-23_10:14:42", "killed": false, "user_key": "37c0fd51a6d6a4944c58bf067c2b9185", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "1 year ago", "approved": true, "num_replies": 0, "is_first_child": true, "email": "", "parent_post_id": 1730484, "depth": 1, "points": 0, "author_is_creator": false, "is_realtime": false}, "1781567": {"up_voted": false, "ip": "", "has_replies": false, "message": "The bottom line is that seller funded DPA programs are a shell game.  If FHA thinks that it is OK for their risk parameters they can easily change the guidelines to allow seller funded down payments, getting rid of the cost and paperwork of the middle man.  However, they see this as not an arms-length transaction and therefore ripe for explotation.  THIS is why they don't like it , don't want it.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-08-23_18:15:42", "killed": false, "user_key": "4b5ebaf7cfdff4b0180834c8b9d17ab1", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "1 year ago", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}}, "integration": {"receiver_url": null, "theme": 1, "reply_position": false, "disqus_logo": false}, "timer": {"timer_url": "http://localhost:8005", "thread_id": "3482964", "user_id": "anonymous", "forum_id": "6918", "hash": -2250051274650372608}, "thread": {"days_alive": 0, "slug": "rip_fha_down_payment_assistance_programs_not_so_fast", "paginate": false, "num_pages": 1, "num_posts": 24, "per_page": 0, "total_posts": 0, "realtime_paused": true, "id": 3482964, "queued": false}, "reactions_limit": 10, "context": {"show_reply": true, "use_fb_connect": false, "forum_facebook_key": "", "use_yahoo": false, "subscribed": false, "use_twitter_signin": true, "use_openid": false, "realtime_speed": 5000}, "reactions_start": 0, "settings": {"debug": false, "disqus_url": "http://disqus.com", "media_url": "http://media.disqus.com"}, "media_url": "http://media.disqus.com"};
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		return Dsq.Utils.interpolate('Logged in as %(username)s', {username:username});
	};

	this.LOGOUT_FROM = function(disqus) {
		return Dsq.Utils.interpolate('Logout from %(disqus)s', {disqus:disqus});
	};

	this.SHOWING_COMMENTS_FULL = function(total, num) {
		if (num === 1) {
			return Dsq.Utils.interpolate("Showing <span id='dsq-num-posts'>%(num)s</span> of <span id='dsq-total-posts'>%(total)s</span> comment", {num:num, total:total});
		} else {
			return Dsq.Utils.interpolate("Showing <span id='dsq-num-posts'>%(num)s</span> of <span id='dsq-total-posts'>%(total)s</span> comments", {num:num, total:total});
		}
	};

	this.SHOWING_COMMENTS_WITHOUT_PAGINATION = function(num) {
		if (num === 1) {
			return Dsq.Utils.interpolate("Showing <span id='dsq-num-posts'>%(num)s</span> comment", {num:num});
		} else {
			return Dsq.Utils.interpolate("Showing <span id='dsq-num-posts'>%(num)s</span> comments", {num:num});
		}
	};

	this.NUMBER_OF_COMMENTS = function(num) {
		return Dsq.Utils.interpolate(
			(num == 1
				? '%(num)s comment'
				: '%(num)s comments'
			), {num:num});
	};

	this.NUMBER_OF_LIKES = function(num) {
		return Dsq.Utils.interpolate(
			(num == 1
				? '%(num)s like'
				: '%(num)s likes'
			), {num:num});
	};

	this.NUMBER_OF_POINTS = function(num) {
		return Dsq.Utils.interpolate(
			(num == 1
				? '%(num)s point'
				: '%(num)s points'
			), {num:num});
	};
};
// Dsq.FmtStrings





Dsq.CSRF_TOKEN = '4f0bfca82e06c976a1efdd7c783a5fd0';
Dsq.COMMENTS_RE = /(<li.*?id="?dsq-comment-(\d+)"?.*?>)((?:.|\s)*?)(<\/li>)/gim;
Dsq.POST_RE = /(<div.*?id="?dsq-comment-header-(\d+)"?.*?>)((?:.|\s)*?)(<\/div>)\s*(<div.*?class="?dsq-comment-body"?.*?>)((?:.|\s)*)(<\/div>)/gim;
Dsq.POST_BODY_RE = /\s*(<div.*?id="?dsq-comment-message-(\d+)"?.*?>)((?:.|\s)*)(<\/div>)/gim;
// HACK: Safari ends with "-->" while other browsers end with "--&gt;" as expected.
Dsq.MEDIA_POST_RE = /&lt;!--\[(.*?)\]--(?:>|&gt;)/gim;



// TODO: It might be faster to use string methods to find all <li (...) </li> blocks and pass to Dsq.PostHandler manually.
Dsq.CommentsHandler = function(str, head, post_id, content, tail, offset, s) {
	var prepend_post = Dsq.Templates.prependPost(post_id);
	var append_post = Dsq.Templates.appendPost(post_id);

	content = content.replace(Dsq.POST_RE, Dsq.PostHandler);
	Dsq.Templates.postLoopCounter++;
	head = Dsq.Templates.Filters.commentContainer(post_id, head);
	return prepend_post + head + content + tail + append_post;
};

Dsq.PostHandler = function(str, h_head, post_id, h_content, h_tail, b_head, b_content, b_tail, offset, s) {
	var prepend_header = Dsq.Templates.postPrependHeader(post_id);
	var append_header = Dsq.Templates.postAppendHeader(post_id);
	var prepend_body = Dsq.Templates.preBody(post_id);
	var append_body = Dsq.Templates.postBody(post_id);
	var append_footer = Dsq.Templates.postFooter(post_id);

	b_content = b_content.replace(Dsq.POST_BODY_RE, Dsq.PostBodyHandler);
	return h_head + prepend_header + h_content + append_header + h_tail + b_head + prepend_body + b_content + append_body + b_tail + append_footer;
};

Dsq.PostBodyHandler = function(str, head, post_id, content, tail, offset, s) {
	content = Dsq.Templates.Filters.commentContent(post_id, content);
	return head + content + tail;
};

Dsq.MediaPostHandler = function(str, args, offset, s) {
	args = args.split(' ');
	if(args[0] == 'seesmic') {
		return '<br />' + Dsq.Templates.mediaSeesmic(args[1], args[2]);
	}
	return '';
};


/**
 * Shorcuts
 */
Dsq.$ = function(element) { return document.getElementById(element); };
Dsq.$b = document.body || document.getElementsByTagName('body')[0];


/**
 * Dsq.Debug: Logging functions.
 */

Dsq.Debug = new function() {this.log=function(s){};this.profile=function(f){if(typeof f == 'function')return f();else return eval(f);};};


/**
 * Dsq.Urls: URL paths
 */
Dsq.Urls = new function() {
	this.LOGIN = '/profile/login/';
	this.LOGOUT = '/logout/';
	this.REPLY = 'http://disqus.com/forums/blownmortgage/rip_fha_down_payment_assistance_programs_not_so_fast/reply.html';
	this.REQUEST_USER_PROFILE = '/AnonymousUser/';
	this.REQUEST_USER_AVATAR = 'http://media.disqus.com/images/noavatar92.png';
};
// Dsq.Urls

/**
 * Dsq.Validators: Validation for form fields
 */
Dsq.Validators = new function() {
	this.VALID_EMAIL_RE = /^[a-z0-9\-\_\+]+(\.[a-z0-9\-\_\+]+)*\@(([a-z0-9\-\_\+]+(\.[a-z0-9\-\_\+]+)*)+\.[a-z]{2,}|([0-9]+\.){3}[0-9]+)$/i;
	this.name = function(name) {
		var error = false;

		if(typeof Dsq.Templates.placeholder !== 'undefined' &&
		   name == Dsq.Templates.placeholder.name) {
			error = true;
		}
		if(name.length <= 1) {
			error = true;
		}

		if(error) {
			return "Please enter a name to comment.";
		} else {
			return true;
		}
	};
	this.email = function(addr) {
		if(Dsq.Validators.VALID_EMAIL_RE.test(addr)) {
			return true;
		} else {
			return "Please enter a valid email to comment.";
		}
	};
	this.url = function(addr) {
		if(!addr || addr.indexOf('.') != -1) {
			return true;
		} else {
			return "Please check your website URL (this field is optional).";
		}
	};

	this.validate = function(bulk_validation, failure_callback) {
		failure_callback = failure_callback || function(e){ alert(e); };

		for(var i = 0; i < bulk_validation.length; i++) {
			v = bulk_validation[i];
			ret = v.validator(v.value);
			if(ret !== true) {
				failure_callback(ret);
				return false;
			}
		}
		return true;
	};
};

/**
 * Dsq.Utils: Generic utility functions.
 */
Dsq.Utils = new function() {
	this.ie = /msie/i.test(navigator.userAgent) && !/opera/i.test(navigator.userAgent);
	this.ie7 = (document.all && !window.opera && window.XMLHttpRequest) ? true : false;
	this.ie6 = (!window.XMLHttpRequest) ? true: false;
	this.webkit = navigator.userAgent.indexOf('AppleWebKit/') >= 0;
	this.gebiFromElementCollectionCache = {};
	this._styleSheet = null;

	this.gebiFromElement = function(el, id, tag) {
		// This only method only helps IE.
		if(!this.ie) {
			return Dsq.$(id);
		} else {
			var cacheKey = el.id + '-' + tag;
			tag = tag || 'div';
			if(typeof this.gebiFromElementCollectionCache[cacheKey] != 'undefined') {
				collection = this.gebiFromElementCollectionCache[cacheKey];
			} else {
				collection = el.getElementsByTagName(tag);
				this.gebiFromElementCollectionCache[cacheKey] = collection;
			}

			for(var i = 0; i < collection.length; i++) {
				if(collection[i].id == id) {
					return collection[i];
				}
			}
			return null;
		}
	};

	this.execOnReady = function(func) {
		var node = document.createElement('document:ready');
		try {
			node.doScroll('left');
			func();
			node = null;
		} catch(err) {
			setTimeout(function() { Dsq.Utils.execOnReady(func); }, 10);
		}
	};


	// Courtesy of http://www.quirksmode.org/js/cookies.html
	this.createCookie = function(name,value,days) {
		if (days) {
			var date = new Date();
			date.setTime(date.getTime()+(days*24*60*60*1000));
			var expires = "; expires="+date.toGMTString();
		}
		else var expires = "";
		document.cookie = name+"="+value+expires+"; path=/";
	};

	this.readCookie = function(name) {
		var nameEQ = name + "=";
		var ca = document.cookie.split(';');
		for(var i=0;i < ca.length;i++) {
			var c = ca[i];
			while (c.charAt(0)==' ') c = c.substring(1,c.length);
			if (c.indexOf(nameEQ) == 0) return c.substring(nameEQ.length,c.length);
		}
		return null;
	};

	this.eraseCookie = function(name) {
		Dsq.Utils.createCookie(name,"",-1);
	};

	this.deleteNode = function(node) {
		if(node) {
			this.deleteChildren(node);
			if(typeof node.outerHTML != 'undefined') { node.outerHTML = ''; }
			else if(node.parentNode) { node.parentNode.removeChild(node); }
			delete node;
		}
	};

	this.deleteChildren = function(node) {
		if(node) {
			for(var x = node.childNodes.length-1; x >= 0; x--) {
				var childNode = node.childNodes[x];
				if(childNode.hasChildNodes()) { this.deleteChildren(childNode); }
				if(typeof childNode.outerHTML != 'undefined') { childNode.outerHTML = ''; }
				else node.removeChild(childNode);
				delete childNode;
			}
		}
	};

	this.findPos = function(obj) {
		var curleft = 0;
		var curtop = 0;
		if (obj.offsetParent) {
			do {
				curleft += obj.offsetLeft;
				curtop += obj.offsetTop;
			} while (obj = obj.offsetParent);
		}
		return [curleft,curtop];
	};

	this.getWindowSize = function() {
		var windowWidth = -1;
		var windowHeight = -1;

		if(typeof(window.innerWidth) == 'number') { //Non-IE
			windowWidth = window.innerWidth;
			windowHeight = window.innerHeight;
		} else if(document.documentElement) { // IE 6+ in 'standards compliant mode'
			windowWidth = document.documentElement.clientWidth || document.body.clientWidth;
			windowHeight = document.documentElement.clientHeight || document.body.clientHeight;
		}

		return [windowWidth, windowHeight];
	}

	this.getScrollPos = function() {
		var scrollWidth, scrollTop;

		if(document.documentElement && (document.documentElement.scrollTop || document.documentElement.scrollWidth)) {
			scrollWidth = document.documentElement.scrollWidth;
			// IE is weird here.  If no doctype is provided, document.body.scrollTop is 0,
			// otherwise document.documentElement.scrollTop is 0.
			scrollTop = document.documentElement.scrollTop || document.body.scrollTop;
		} else if(document.body.scrollTop && document.body.scrollWidth) {
			scrollWidth = document.body.scrollWidth;
			scrollTop = document.body.scrollTop;
		}

		return [scrollWidth, scrollTop];
	}

	this.addEventListener = function(instance, eventName, listener) {
		var listenerFn = listener;
		if (instance.addEventListener) {
			instance.addEventListener(eventName, listenerFn, false);
		} else if (instance.attachEvent) {
			listenerFn = function() {
				listener(window.event);
			};
			instance.attachEvent("on" + eventName, listenerFn);
		} else {
			throw new Error("Event registration not supported");
		}
		return {
			instance: instance,
			name: eventName,
			listener: listenerFn
		};
	};

	this.removeEventListener = function(event) {
		var instance = event.instance;
		if (instance.removeEventListener) {
			instance.removeEventListener(event.name, event.listener, false);
		} else if (instance.detachEvent) {
			instance.detachEvent("on" + event.name, event.listener);
		}
	};

	this.fixIframesIE = function(id) {
		var disqusThread = Dsq.$(disqus_container_id);
		var iframes = disqusThread.getElementsByTagName('iframe');

		if(id) {
			var container = Dsq.$(id);
		} else {
			var container = Dsq.$('dsq-content');
		}

		for(i = 0; i < iframes.length; i++) {
			if (container) {
				iframes[i].style.width = container.offsetWidth;
			}
		}
	};

	this.getElementsByClassName = function(oElm, strTagName, strClassName) {
	/* Credit: Jonathan Snook [http://www.snook.ca/jonathan], Robert Nyman [http://www.robertnyman.com] */
		var arrElements = (strTagName == "*" && oElm.all)? oElm.all : oElm.getElementsByTagName(strTagName);
		var arrReturnElements = new Array();
		strClassName = strClassName.replace(/\-/g, "\\-");
		var oRegExp = new RegExp("(^|\\s)" + strClassName + "(\\s|$)");
		var oElement;
		for(var i = 0; i < arrElements.length; i++) {
			oElement = arrElements[i];
			if(oRegExp.test(oElement.className)) {
				arrReturnElements.push(oElement);
			}
		}
		return (arrReturnElements);
	};

	this.postToUrl = function(url, post_data, opt_redirect) {
		var form = document.createElement('form');
		var iframe_container = document.createElement('div');
		var id = 'dsq-temp-iframe-' + (new Date()).getTime();

		form.method = 'POST';
		form.action = url;
		if (!opt_redirect) {
			form.target = id;
		}
		iframe_container.innerHTML = '<iframe style="display:none" name="' + id + '" id="' + id + '"></iframe>';

		for(var key in post_data) {
			if(post_data.hasOwnProperty(key)) {
				var input = document.createElement('input');
				input.name = key;
				input.type = 'hidden';
				input.value = post_data[key];

				form.appendChild(input);
			}
		}

		Dsq.$b.appendChild(iframe_container);
		Dsq.$b.appendChild(form);
		form.submit();
	};

	// Strips integer id from id of element in the form ('some-id-###')
	this.extractId = function(e) {
		var chunks = e.id.split('-');
		if(chunks.length <= 1) {
			return 0;
		} else {
			return parseInt(chunks[chunks.length-1]);
		}
	};

	this.getStyle = function(el, styleProp) {
		if(el.currentStyle) {
			var y = el.currentStyle[styleProp];
		} else if(window.getComputedStyle) {
			var y = document.defaultView.getComputedStyle(el, null).getPropertyValue(styleProp);
		}

		if(y == 'transparent' || y == '') {
			this.getStyle(el.parentNode, styleProp);
		} else {
			return y;
		}
	};

	this.execScript = function(url, append_qs, container) {
		var script = document.createElement('script');
		append_qs = typeof append_qs == 'undefined' ? true : append_qs;
		container = container || Dsq.container;

		if(append_qs) {
			var j = (url.indexOf('?') >= 0) ? '&' : '?';
			url += j + (new Date()).getTime();
		}
		script.type = 'text/javascript';
		script.charset = 'UTF-8';
		script.src = url;
		container.appendChild(script);
		return script;
	};

	this.pluralize = function(num, singular, plural) {
		return (num != 1) ? plural || 's' : singular || '';
	};

	this.getRequestParams = function(queryString /* optional */) {
		var pairs, tuple;
		var params = {};

		queryString = queryString || window.location.search.substring(1);
		pairs = queryString.split('&');

		for (var i = 0, pair; pair = pairs[i]; i++) {
			tuple = pair.split('=');
			params[tuple[0]] = (tuple[1] || true);
		}

		return params;
	};

	this.addCssRule = function(selector, styleText, index) {
		var stylesheet;
		index = index || 0;

		if(!this._styleSheet) {
			var styleEl = document.createElement('style');
			document.getElementsByTagName('head')[0].appendChild(styleEl);
			this._styleSheet = styleEl.sheet;
			if(!this._styleSheet) {
				// IE does not like our newly created stylesheet.
				this._styleSheet = document.styleSheets[document.styleSheets.length-1];
			}
		}
		stylesheet = this._styleSheet;

		if(stylesheet.insertRule) {
			var ruleText = selector + ' { ' + styleText + ' }';
			if(index == -1) {
				index = stylesheet.cssRules.length;
			}
			stylesheet.insertRule(ruleText, index);
		} else if(stylesheet.addRule) {
			stylesheet.addRule(selector, styleText, index);
		}
	};

	this.forEachIn = function(obj, callback) {
		for(var key in obj) {
			if(obj.hasOwnProperty(key)) {
				callback(key, obj[key]);
			}
		}
	};

	this._interpolateGlobalContext = {
		// values that get used a lot and are global to the request
		'profile_url': Dsq.Urls.REQUEST_USER_PROFILE,

		'disqus_url': Dsq.jsonData.settings.disqus_url,
		'media_url': Dsq.jsonData.settings.media_url,
		'request_username': Dsq.jsonData.request.username,
		'request_display_username': Dsq.jsonData.request.display_username,
		'forum_name': Dsq.jsonData.forum.name
	};

	this.renderFromContextStack = function(key, contexts) {
		// Returns the first instance of `key` in the array of objects `contexts` or else ''
		for (var i=0; i<contexts.length; i++) {
			if (contexts[i][key] !== undefined) {
				return String(contexts[i][key]);
			}
		}
		throw new Error('key ' + key + ' not found in context');
	};

	var that = this;
	this.interpolate = function(fmt, opt_localContext) {
		// Interpolate `fmt` named-format string with an assumed global context.
		// Based on `interpolate` in django.views.i18n
		var contextStack = [opt_localContext || {}, that._interpolateGlobalContext];
		return fmt.replace(/%\(\w+\)s/g, function(match){
			return that.renderFromContextStack(match.slice(2,-2), contextStack);
		});
	};

	this.stripTags = function(s) {
		// Removes HTML tags from `s`
		return s.replace(/(<([^>]+)>)/g,"");

	};

	this.assert = function(b) {
		if (!b) {
			throw new Error('Assertion error.');
		}
	};

};
// Dsq.Utils

/**
 * Dsq.Popup: Popup helper functions.
 */
Dsq.Popup = new function() {
	this.timeHide = new Array();
	this.timeShow = new Array();
	this.activePopup = {};
	this.profileCache = {};
	this.statusCache = {};

	this.showTimer = function(post_id) {
		// clear the hide timer
		clearTimeout(this.timeHide[post_id]);

		// start the timer
		if(!Dsq.Popup.profileIsOn && !Dsq.Thread.adminIsOn) {
			this.timeShow[post_id] = setTimeout("Dsq.Popup.popProfile(\"" + post_id + "\")", 400);
		}
	};

	this.hideTimer = function(post_id) {
		// clear the show timer
		clearTimeout(this.timeShow[post_id]);
	};

	this.updateProfile = function(username) {
		// Callback from /embed/profile.js
		if (this.statusCache[username]) {
			var statusEl = Dsq.$('dsq-profile-status-' + username);
			statusEl.innerHTML = this.statusCache[username];
			statusEl.style.display = 'block';
		}

		if (this.profileCache[username]) {
			var _cache = this.profileCache[username];

			var _genhtml = function(text) { return '<span><big>' + text + '</big></span>'; };
			var _no_comments = _genhtml(Dsq.FmtStrings.NUMBER_OF_COMMENTS(_cache.comments_count));
			var _no_likes = _genhtml(Dsq.FmtStrings.NUMBER_OF_LIKES(_cache.likes_count));
			var _no_points = _genhtml(Dsq.FmtStrings.NUMBER_OF_POINTS(_cache.points));

			var statsEl = Dsq.$('dsq-popup-profile-user-stats-' + username);
			statsEl.innerHTML = '';

			if (Dsq.jsonData.users[username].registered) {
				statsEl.innerHTML = _no_comments + _no_likes;
			}
			statsEl.innerHTML += _no_points;

			var activeSites = '';
			for (var i = 0; i < _cache.active_sites.length; i++) {
				var site = _cache.active_sites[i];
				activeSites += '<li><a href="' + site.url + '"> \
					<img src="' + site.favicon + '"/ width="16" height="16"/></a>\
					<a href="' + site.url + '">' + site.name + '</a></li>';
			}
			if (activeSites !== '') {
				Dsq.$('dsq-popup-profile-active-sites-' + username).innerHTML = activeSites;
			} else {
				Dsq.$('dsq-popup-profile-active-sites-' + username).innerHTML = 'This site.';
			}

			var moderatedSites = '';
			for (var i = 0; i < _cache.moderated_sites.length; i++) {
				var site = _cache.moderated_sites[i];
				moderatedSites += '<li><a href="' + site.url + '"> \
					<img src="' + site.favicon + '"/ width="16" height="16"/></a>\
					<a href="' + site.url + '">' + site.name + '</a></li>';
			}
			if (moderatedSites !== '') {
				Dsq.$('dsq-popup-profile-moderated-' + username).innerHTML = moderatedSites;
			} else {
				Dsq.$('dsq-popup-profile-moderated-wrapper-' + username).innerHTML = '';
			}
		}

		// Reposition popup after full HTML is rendered
		if(Dsq.Popup.activePopup && Dsq.Popup.activePopup.el) {
			Dsq.Popup.initPopup(Dsq.Popup.activePopup.el, Dsq.Popup.activePopup.id, Dsq.Popup.activePopup.type);
		}

	};

	this.showCookieMsgs = function() {
		var title = '';
		var message = '';
		var numAlerts = 0;

		Dsq.Utils.forEachIn(Dsq.jsonData.cookie_messages, function(k, v) {
			if (!v) return;

			switch(k) {
				// Cookie: Twitter
				case 'post_twitter':
					if (v === 'error') {
						title = 'Twitter Error!';
						message += '<li id="dsq-msg-twitter-error">Oops, we couldn\'t tweet this comment. Please check your <a href="http://disqus.com/account/services">account settings</a>.</li>';
					} else {
						var _msg = v.split(':');
						title = 'Tweeted!';
						message += '<li id="dsq-msg-twitter-success">Your comment was successfully tweeted. <a href="http://twitter.com/' + _msg[0] + '/status/' + _msg[1] + '">Click here to view the tweet</a>.</li>';
					}
					break;
				// Cookie: Unapproved Post
				case 'post_not_approved':
					title = 'Comment awaiting approval by a moderator';
					message += '<li id="dsq-msg-post-not-approved">Your comment must be approved by a moderator before appearing here.</li>';
					break;
				// Cookie: Profile Found
				case 'post_has_profile':
					title = 'Use your existing commenter profile';
					message += '<li id="dsq-msg-post-has-profile">You have just posted your commment as a <span class="dsq-badge-guest">Guest</span>, but you may already have a <span class="logo-disqus">Disqus</span> Profile.<br /><br /><a href="http://disqus.com/claim">Log in and claim this comment!</a></li>';
					break;
				case 'user_created':
					var _data = v.split(':');
					title = 'Profile created!';
					message += '<li id="dsq-msg-user-created">You have just created a <span class="logo-disqus">Disqus</span> Profile, the best way to claim, manage, and track your comments all over the web. \
					<br /><br />A confirmation is being sent to <strong>' + _data[1] + '</strong>. Please check for this email in order to verify your profile. \
					<ul class="dsq-list-tick"> \
						<li>Your username is <strong>' + _data[0] +'</strong>. <a href="http://disqus.com/people/' + _data[0] + '/" target="_blank">Click here to view your public profile</a>.</li> \
						<li>Be sure to set your profile picture, as well as connect your <span class="dsq-badge-facebook">Facebook</span> and <span class="dsq-badge-twitter">Twitter</span> accounts. <a href="http://disqus.com/account/" target="_blank">Click here for account settings</a>.</li> \
					</ul> \
					</li>'
					break;
				default:
					break;
			}
			numAlerts++;
		});

		if(numAlerts > 1) {
			message = '<ul class="dsq-list-bluebullet">' + message;
			message += '</ul>';
			title = 'Thanks for posting!';
		}
		if(numAlerts > 0) {
			if(typeof(disqus_cookie_msgs) == 'function') {
				disqus_cookie_msgs(message, title);
			} else {
				Dsq.Popup.popModal(message, title);
			}
		}
	};

	this.helpBadges = function(post_id) {
		var html = ' \
			<ul class="dsq-popup-help"> \
				<li><span class="dsq-badge dsq-badge-verified">Verified</span> has a <span class="logo-disqus">Disqus</span> Profile with a confirmed email address.</li> \
				<li><span class="dsq-badge dsq-badge-registered">Registered</span> has a <span class="logo-disqus">Disqus</span> Profile, but has not yet confirmed his or her email address.</li> \
				<li><span class="dsq-badge dsq-badge-guest">Guest</span> is not logged in with any account and has not claimed his or her comments.</li> \
				<li class="dsq-help-otheraccts">Other accounts</li> \
				<li><span class="dsq-badge dsq-badge-facebook">Facebook</span> is using his or her Facebook profile via Facebook Connect.</li> \
				<li><span class="dsq-badge dsq-badge-twitter">Twitter</span> is using his or her Twitter profile via Twitter Sign-in.</li> \
				<li><span class="dsq-badge dsq-badge-openid">OpenID</span> is using his or her OpenID.</li> \
			</ul> \
		';

		this.popModal(html, 'Help: Types of Commenters', post_id);
		return;
	};

	this.permalink = function(post_id) {
		var header = 'Link to this comment';
		var body = '<strong>You are anchored to</strong>:<br />' + document.location.protocol + '//' + document.location.host + document.location.pathname + document.location.search + '#comment-' + post_id;

		this.popModal(body, header, post_id);
	};

	this.login = function(header, body) {
		var h = header || 'Login or Register';
		var b = body || '';
		b += Dsq.Templates.frameLogin({id: 'dsq-popup-login'});
		b += '</iframe>'; // HACK: Sometimes there is something funky with the IFRAME SRC that causes no end tag
		this.popModal(b, h, null, true, 'dsq-popup-login');
	};

	this.blacklist = function(id) {
		var _meta = Dsq.jsonData.posts[id];
		var userData = Dsq.jsonData['users'][_meta.user_key];
		var title = 'Add to Blacklist';
		var message = ' \
		Adding this person to the blacklist will block him or her from commenting on this site. Check the following types that you would like to add to the blacklist:'
		+ (userData['registered'] ?
			'<div class="dsq-blacklist-option"> \
				<input id="dsq-blacklist-username" type="checkbox" checked> \
				<label for="dsq-blacklist-username"><strong>Username</strong>: ' + userData['username'] + '</label> \
			</div>'
			: '')
		+ (_meta.email ?
			'<div class="dsq-blacklist-option"> \
				<input id="dsq-blacklist-email" type="checkbox" checked> \
				<label for="dsq-blacklist-email"><strong>Email address</strong>: ' + _meta.email + '</label> \
			</div>'
			: '')
		+ '<div class="dsq-blacklist-option"> \
			<input id="dsq-blacklist-ip" type="checkbox" onclick="Dsq.$(\'dsq-blacklist-ip-warning\').style.display=\'block\'"> \
			<label for="dsq-blacklist-ip"><strong>IP address</strong>: ' + _meta.ip + '</label> \
		</div> \
		';

		message += ' \
			<p id="dsq-blacklist-ip-warning" style="display:none">	\
				Note: Blocking this person\'s IP address may also unintentionally prevent others, who share his/her IP address, from commenting on this site. \
				This may include people who are sharing the same computer, living in the same house, or using the same Internet provider. Only block an IP address as a last resort. \
			</p> \
		';

		message += ' \
			<p style="text-align:center"><button onclick="Dsq.Post.blockUser(' + id + '); this.disabled=true; this.innerHTML=\'Just one moment...\'">Add to Blacklist</button></p> \
		';

		Dsq.Popup.popModal(message, title);
	};

	this.remoteAccountSettings = function() {
		var body = '';
		// Set up IFrame.
		var params = {};
		var base_url = 'http://disqus.com/forums/blownmortgage/_auth/embed/remote_settings/';
		var attributes = {id: 'dsq-popup-account-settings'};
		if (typeof disqus_frame_theme != 'undefined') {
			params['theme'] = disqus_frame_theme;
		}

		body = Dsq.Templates._frameGeneric(base_url, params, attributes);
		this.popModal(body, 'Account Settings', null, true, 'dsq-popup-account-settings');
	};

	this.popModal = function(message, title, post_id, use_listener, extra_classes) {
		var container = document.createElement('div');
		var header, body;

		Dsq.Popup._closePopup(null, true);

		if(typeof(title) == 'undefined') { title = ''; }
		if(typeof(use_listener) == 'undefined') { use_listener = true; }

		if(post_id) {
			container.id = 'dsq-popup-message-' + post_id;
		} else {
			container.id = 'dsq-popup-message';
		}

		header = title;
		body = message;

		container.innerHTML = Dsq.Templates.popupModal(header, body);
		Dsq.Popup.initPopup(container, post_id, 'message', extra_classes);
		if(use_listener) {
			Dsq.Popup.popupListener = Dsq.Utils.addEventListener(document, 'mouseup', Dsq.Popup._closePopup);
		}
	};

	this.popAlert = this.popModal;

	this.loading = function(post_id) {
		var title = Dsq.Strings.JUST_A_MOMENT;
		var body = '<div style="text-align:center; padding: 5px 0 10px 0"><img src="http://media.disqus.com/images/loading.gif" alt="" /></div>'
		Dsq.Popup.lightbox(body, title, post_id);
	};

	this.lightbox = function(message, title, post_id) {
		// Wraps Dsq.Popup.popModal

		var overlay = document.createElement('div');
		overlay.id = 'dsq-overlay';
		overlay.className = 'dsq-overlay';
		Dsq.$b.appendChild(overlay);
		
		Dsq.Popup.popModal(message, title, post_id, false, 'dsq-lightbox');
	};

	this.popProfile = function(post_id, userKey) {
		var post = Dsq.jsonData['posts'][post_id];
		if (post && post.has_been_anonymized) {
			Dsq.Popup.popModal('This message was anonymized by its previous owner.', 'Anonymized', post_id);
			return;
		}

		if(post_id) {
			userKey = Dsq.jsonData['posts'][post_id].user_key;	
		}
		var userData = Dsq.jsonData['users'][userKey];
		var elId = 'dsq-popup-profile-' + userKey;
		var container = document.createElement('div');

		if(this.activePopup.el) {
			this._closePopup(null, true);
			if(this.activePopup.linkClicked) {
				this.activePopup.linkClicked = false;
				return;
			}
		}

		container.id = elId;
		container.innerHTML = Dsq.Templates.popupProfile(userKey);

		this.initPopup(container, post_id, 'profile');
		this.popupListener = Dsq.Utils.addEventListener(document, 'mouseup', this._closePopup);

		if(!this.profileCache[userKey]) {
			Dsq.Utils.execScript('http://disqus.com/embed/profile.js'
				+ '?username=' + userKey
				+ '&anon=' + (userData['registered'] ? 0 : 1)
				+ '&f=' + Dsq.jsonData['request'].forum);
		} else {
			this.updateProfile(userKey);
		}
	};

	this._closePopup = function(e, force) {
		var activePopup = Dsq.Popup.activePopup.el;
		var id = Dsq.Popup.activePopup.id;
		var link = 'dsq-avatar-' + id; // HACK: Specific to profile toggle target

		// HACK: This event should be gone if there is no active popup.
		if(!activePopup) {
			return;
		}
		if(force || !Dsq.Popup.isClicked(e, activePopup.id)) {
			// TODO: This is breaking iE?
			if(Dsq.Popup.popupListener) {
				Dsq.Utils.removeEventListener(Dsq.Popup.popupListener);
			}
			
			// Kill overlay
			var overlay = Dsq.$('dsq-overlay');
			if(overlay) { Dsq.Utils.deleteNode(overlay); }
			
			try {
				Dsq.Utils.deleteNode(activePopup);
			} catch(e) {
				// HACK: IE6 throws an error when using deleteNode() with a node containing a <table> in the html.
				activePopup.parentNode.removeChild(activePopup);
			}
			Dsq.Popup.activePopup = {};
		}

		if(!force && Dsq.Popup.isClicked(e, link)) {
 			Dsq.Popup.activePopup.linkClicked = true;
		}

	};

	this.initPopup = function(popup, post_id, type, extra_classes) {
		popup.className = 'dsq-popup dsq-popup-' + type + ' ' + (extra_classes ? extra_classes : '');
		if(Dsq.Utils.ie6 || Dsq.Utils.ie7) {
			// HACK: We can't modify the body before it's ready, so we need
			//       to use an IE-safe "DOMReady" workaround before loading
			//       our popup.
			Dsq.Utils.execOnReady(function() {Dsq.$b.appendChild(popup); });
		} else {
			Dsq.$b.appendChild(popup);
		}

		popup.style.display = 'block';

		var xPos = (Dsq.Utils.getWindowSize()[0] - popup.offsetWidth) / 2;
		var yPos = (Dsq.Utils.getWindowSize()[1] - popup.offsetHeight) / 2;

		if(Dsq.Utils.ie6) {
			yPos += Dsq.Utils.getScrollPos()[1];
		}

		popup.style.left = xPos + 'px';
		popup.style.top = yPos + 'px';

		Dsq.Popup.activePopup = {
			'el' : popup,
			'id' : post_id,
			'type': type,
			'linkClicked' : false
		};
	};

	this.isClicked = function(e, id) {
		var t = e.target || e.srcElement;
		while(t && t.parentNode) {
			if(t.id == id) {
				return true;
			}

			t = t.parentNode;
		}
		return false;
	};
};
// Dsq.Popup

/**
 * Dsq.Templates
 */
Dsq.Templates = new function() {
	/*
	 * Counter keeping track of the number of posts iterated over.
	 */
	this.postLoopCounter = 0;
	this.filters = {};
	this.addPostContainer = 'dsq-post-add';
	this.textareaContainer = 'dsq-post-add';

	this.registerTemplate = function(name, func) {
		this['$$_' + name] = func;

		if(typeof DsqLocal.Filters != 'undefined'
		&& typeof DsqLocal.Filters[name] == 'function') {
			// Push filters to this.filters to unify code.
			this.filters[name] = this.filters[name] || [];
			this.filters[name].push(DsqLocal.Filters[name]);
		}

		this[name] = function() {
			var ret;

			if(typeof DsqLocal.Templates != 'undefined'
			&& typeof DsqLocal.Templates[name] == 'function') {
				ret = DsqLocal.Templates[name].apply(this, arguments);
			}

			if(ret === undefined) {
				ret = this['$$_' + name].apply(this, arguments);
			}

			if(this.filters[name]) {
				var args = [ret];

				args.push.apply(args, arguments);
				for(var i = 0; i < this.filters[name].length; i++) {
					ret = this.filters[name][i].apply(this, args);
				}
			}

			return ret;
		};
	};

	this.registerFilter = function(name, func) {
		this.filters[name] = this.filters[name] || [];
		this.filters[name].push(func);
	};

	/**
	 * Dsq.Templates.Filters
	 */
	this.Filters = new function() {
		this.commentContainer = function(post_id, s) {
			var _meta = Dsq.jsonData.posts[post_id];
			var classes = [];
			if(Dsq.jsonData.request.page > 1) {
				classes.push('dsq-append');
			}

			//
			// Extra classes used for custom themes
			//

			if(_meta.depth) {
				classes.push('dsq-comment-child', 'dsq-depth-' + _meta.depth, 'dsq-parent-is-' + _meta.parent_post_id);
			}


			//

			if(_meta.author_is_creator) {
				// TODO: We need to deprecate the "special" class since it is not properly prefixed.
				classes.push('special', 'dsq-special');
			}
			if(_meta.author_is_moderator) {
				classes.push('dsq-moderator');
			}
			classes.push(['dsq-odd', 'dsq-even'][Dsq.Templates.postLoopCounter % 2]);

			s = s.substring(0, s.lastIndexOf('>'));
			return s + ' class="dsq-comment ' + classes.join(' ') + '" style="margin-left:' + _meta.depth*30 + 'px">';
		};

		this.commentContent = function(post_id, s) {
			var _meta = Dsq.jsonData.posts[post_id];
			if (_meta.killed) {
				return '<em>Comment removed.</em>';
			} else if (!_meta.approved) {
				return '<em>This comment was flagged for review.</em>';
			}

			s = s.replace(Dsq.MEDIA_POST_RE, Dsq.MediaPostHandler);
			return s;
		};
	};

	//
	// Thread
	//
	// TODO: These need to be stripped of all Django template tags.

	this.authPost = function() {
		if (!Dsq.jsonData.context.show_reply) {
			return '';
		}
		var result = [];
		result = result.concat([
				'<div id="dsq-auth"',
						Dsq.jsonData.integration.reply_position ? 'class="dsq-auth-bottom"' : '',
						'>',
					'<div class="dsq-by">',
						'<a href="http://disqus.com" target="_blank">',
							(Dsq.jsonData.integration.disqus_logo ?
								Dsq.Utils.interpolate('<img src="%(media_url)s/images/embed/by-disqus.png" alt="discussion by DISQUS">') :
								Dsq.Utils.interpolate('<img src="%(media_url)s/images/embed/dsq-button-120x19.png" alt="discussion by DISQUS">')
							),
						'</a>',
					'</div>',
					'<div class="dsq-auth-header">',
						'<h3 id="dsq-add-new-comment" class="dsq-h3-addcomment">',
								Dsq.Strings.ADD_NEW_COMMENT,
						'</h3>',
						'<div id="dsq-login">',
						(!Dsq.jsonData.request.is_authenticated && Dsq.jsonData.forum.allow_anon_post
								? '<p class="dsq-login-message" id="dsq-login-message">You are commenting as a <a class="dsq-help" title="Click for more information" href="#" onclick="Dsq.Popup.helpBadges(); return false">Guest</a>. You may select one to log into:</p>'
								: '')
		]);
		if (!Dsq.jsonData.request.is_authenticated) {
			result = result.concat([
							Dsq.Utils.interpolate(
								'<a id="dsq-login-toggle" href="%(disqus_url)s%(login_url)s?next=article:%(thread_id)s" onclick="Dsq.Popup.login(); return false"><img class="dsq-login-icon" src="%(media_url)s/images/dsq-profile-btn.png" title="%(log_into)s" alt="%(log_into)s"/></a>',
								{login_url: Dsq.Urls.LOGIN, thread_id: Dsq.jsonData.thread.id, log_into: Dsq.Strings.LOG_INTO_DISQUS}
								),
							'&nbsp; ',
							(Dsq.jsonData.context.use_fb_connect ?
								'<div id="dsq-fbc-login" onlogin="DisqusFbcParentController.onLogin()" size="medium" background="light" length="short" style="display:inline; margin-right:7px"></div>' :
								''
							),
							(Dsq.jsonData.context.use_twitter_signin ?
								Dsq.Utils.interpolate(
									'<div id="dsq-twitter-login" class="dsq-twitter-login" onclick="Dsq.Twitter.startTwitterConnect();" style="display:inline; cursor: pointer"><img src="%(media_url)s/images/twitter-signin-short.png" style="margin-right:7px" /></div>', {}) : ''),
							(Dsq.jsonData.context.use_openid ?
								Dsq.Utils.interpolate(
									'<div id="dsq-openid-login" class="dsq-openid-login" onclick="Dsq.OpenID.requestURL();" style="display:inline; cursor:pointer;"><img src="%(media_url)s/images/openid-login-button.png"/></div>', {}
								) : '')
			]);
		}
		result = result.concat([
						'</div>', // dsq-login
					'</div>', // dsq-auth-header
					'<div id="dsq-authenticated" class="dsq-authenticated" ',
						Dsq.jsonData.request.is_authenticated ? 'style="display:block"' : '',
						'>',
						'<div class="dsq-authenticated-pic">',
								Dsq.Utils.interpolate('<a href="%(url)s" title="%(request_display_username)s">' +
																			'<img class="dsq-post-avatar" src="%(avatar_url)s" alt="" /></a>',
																			{avatar_url: Dsq.Urls.REQUEST_USER_AVATAR,
																			url: (Dsq.jsonData.request.is_remote
																					 ? Dsq.jsonData.request.url
																					 : Dsq.jsonData.settings.disqus_url + Dsq.Urls.REQUEST_USER_PROFILE) }),
						'</div>',
						'<div class="dsq-authenticated-info">',
							'<ul>',
								'<li>',
									(Dsq.jsonData.request.is_remote
										? Dsq.FmtStrings.LOGGED_IN_AS(
												Dsq.Utils.interpolate('<a href="%(url)s" title="%(request_display_username)s">%(request_display_username)s</a>', {url:Dsq.jsonData.request.url})
										  )
										: Dsq.FmtStrings.LOGGED_IN_AS(
												Dsq.Utils.interpolate('<a href="%(disqus_url)s%(profile_url)s" title="%(request_display_username)s">%(request_display_username)s</a>')
											)
									),
								'</li>',
								'<li class="logout">',
									(!Dsq.jsonData.request.is_remote
										? Dsq.Utils.interpolate('<img class="dsq-login-icon" src="%(media_url)s/images/dsqicon12.png" alt="%(logged_in_as)s"/>&nbsp',
											{logged_in_as: Dsq.FmtStrings.LOGGED_IN_AS(Dsq.jsonData.request.display_username)})
										: ''),

									(!Dsq.jsonData.request.is_remote
										? Dsq.Utils.interpolate('<a href="%(disqus_url)s%(logout_url)s?ctkn=%(csrf_token)s" title="%(logout_from_disqus)s">',
											{logout_url: Dsq.Urls.LOGOUT, csrf_token: Dsq.CSRF_TOKEN, logout_from_disqus: Dsq.FmtStrings.LOGOUT_FROM('DISQUS')})
										: ((Dsq.jsonData.request.remote_domain == 'twitter')
												? Dsq.Utils.interpolate('using Twitter (<a href="%(disqus_url)s%(logout_url)s?ctkn=%(csrf_token)s" title="Logout">Logout</a>)',
												 {logout_url: Dsq.Urls.LOGOUT, csrf_token: Dsq.CSRF_TOKEN})
												: ((Dsq.jsonData.request.remote_domain == 'openid')
													 ? Dsq.Utils.interpolate('using OpenID (<a href="%(disqus_url)s%(logout_url)s?ctkn=%(csrf_token)s" title="Logout">Logout</a>)',
													 {logout_url: Dsq.Urls.LOGOUT, csrf_token: Dsq.CSRF_TOKEN})
													 : ''
													)
											)
									),

									(!Dsq.jsonData.request.is_remote ? Dsq.FmtStrings.LOGOUT_FROM('<span class="logo-disqus">DISQUS</span>') : ''),
									'</a>',
								'</li>',
							'</ul>',
						'</div>',
					'</div>'
		]);
		if (Dsq.jsonData.context.use_fb_connect) {
			result = result.concat([
					'<div id="dsq-fbc-authenticated" class="dsq-authenticated">',
						'<div id="dsq-fbc-profilepic" class="dsq-authenticated-pic" uid="loggedinuser" type="FB.XFBML.ProfilePic" size="square" facebook-logo="true"></div>',
						'<div class="dsq-authenticated-info">',
							'<ul>',
								'<li>',
									'Logged in as <span id="dsq-fbc-name" uid="loggedinuser" type="FB.XFBML.Name" linked="true" useyou="false"></span>',
								'</li>',
								'<li class="logout">using Facebook Connect <a href="#" onclick="javascript:DisqusFbcParentController.logout();return false;">(Logout)</a></li>',
							'</ul>',
						'</div>',
					'</div>'
			]);
		}
		result = result.concat([
				'</div>', // dsq-auth
				'<div id="dsq-toolbar-items">',
				'</div>'
		]);
		result = result.concat([
					//
					//
					//
				((!Dsq.jsonData.forum.allow_anon_post && !Dsq.jsonData.request.is_authenticated) ?
					// Needs to be translated:
					('<p id="dsq-no-anon-msg">Required: Please log into <span class="logo-disqus">Disqus</span> ' +
					(Dsq.jsonData.context.use_fb_connect ? 'or connect with Facebook ' : '') +
					(Dsq.jsonData.context.use_twitter_signin ? 'or sign in with Twitter ' : '') +
					(Dsq.jsonData.context.use_openid ? 'or sign in using OpenID ' : '') +
					Dsq.Utils.interpolate('to comment on <strong>%(forum_name)s</strong>.</p>')) :
					''
				),
				'<div id="dsq-post-add"></div>',
				'<div style="margin:10px 0">',
				((Dsq.jsonData.forum.use_media) ?
						'<a href="#" id="dsq-media-link" onclick="Dsq.Post.showMenu(this, false, \'media\'); return false">' + Dsq.Strings.USE_MEDIA + ' <small>&#9660;</small></a>' :
						''),
				'</div>'
		]);
		return result.join('');
	};


	this.header = function() {

		var html = '\<h3 id="dsq-comments-count" class="dsq-h3-commentcount">\
	 <span id="dsq-num-posts">24</span> Comments\
	 &nbsp;\
	 <span class="dsq-item-feed">\
	 <a href="http://disqus.com/forums/blownmortgage/rip_fha_down_payment_assistance_programs_not_so_fast/latest.rss"><img src="http://media.disqus.com/images/embed/bullet-feed.png"></a>\
	 </span>\
	 </h3>\
	 <div id="dsq-options" style="margin:15px 0">\
	 <span class="dsq-item-sort">\
	 Sort by\
	 <select id="dsq-sort-select" onchange="Dsq.Thread.sortBy(this.value);">\
	 <option value="hot" selected="selected">Popular now</option>\
	 <option value="best" >Best Rating</option>\
	 <option value="newest" >Newest first</option>\
	 <option value="oldest" >Oldest first</option>\
	 </select>\
	 &nbsp;\
	 </span>\
	 <span class="dsq-item-cp"><a href="http://disqus.com/forums/blownmortgage/rip_fha_down_payment_assistance_programs_not_so_fast/">Community Page</a>&nbsp;&nbsp;&nbsp;</span>\
	 <span class="dsq-item-subscribe">\
	 <img src="http://media.disqus.com/images/embed/email.png" style="width:12px;height:12px;vertical-align:middle">\
	 <span id="dsq-subscribe">\
	 <a href="#" onclick="Dsq.Thread.subscribe(1); return false">Subscribe by email</a>\
	 </span>\
	 </span>\
	 </div>\
	 <div id="dsq-alerts">\
	 </div>\
		';

		
			html = Dsq.Templates.authPost() + html;
		

		
		if (Dsq.jsonData.request.is_moderator) { 
			html = ' \
			<div class="dsq-alert-message dsq-upgrade-message"> \
				<strong>Disqus upgrade available.</strong> Hi ' + Dsq.jsonData.request.display_username + ', this message is being displayed to you because you are a moderator of this site. <a href="#" onclick="Dsq.$(\'dsq-upgrade-message\').style.display=\'block\';this.style.display=\'none\';return false">Click here for details.</a> \
				<div style="display:none; margin-top:10px;" id="dsq-upgrade-message"> \
					A new theme is available with added features. <a href="http://disqus.com/comments/settings/' + Dsq.jsonData.forum.url + '/?p=customize">To change your theme, click here</a> and choose the theme Narcissus. \
					If you do not upgrade, you are missing out on features such as: real-time commenting, new sign-in integrations, and an upgrade interface. \
					<strong>This message will automatically go away in one week.</strong> \
				</div> \
			</div> \
			' + html; 
		}
		return html;
	};

	this.footer = function() {
		var html = Dsq.Templates.pagination();

		

		html += Dsq.Templates.reactions();

		
			html += Dsq.Templates.trackbacks();
		

		return html;
	};

	this.pagination = function() {
		var html = '';
		
		if (Dsq.$('dsq-pagination')) { Dsq.$('dsq-pagination').innerHTML = ''; }
		if (!Dsq.jsonData.thread.paginate) { return ''; }

		//
		// TODO: num_paginator still uses the template tag for pagination, 
		// 		while append_paginator does it all in JavaScript.
		//		This should all be in JavaScript.
		//

		if (Dsq.jsonData.thread.num_pages > 1 && Dsq.jsonData.request.page < Dsq.jsonData.thread.num_pages) {
			html = ' \<a class="dsq-paginate-append-text" href="#" onclick="Dsq.Thread.paginate(Dsq.jsonData.request.page + 1, this); return false">Show more comments...</a>\
	 <button class="dsq-button-small dsq-paginate-append-button" onclick="Dsq.Thread.paginate(Dsq.jsonData.request.page + 1, this);">Load more comments</button>\
			';
		}
		
		if (Dsq.$('dsq-pagination')) {
			Dsq.$('dsq-pagination').innerHTML = html;
			return '';
		} else {
			return '<div id="dsq-pagination" class="dsq-pagination">' + html + '</div>';
		}
	};

	this.trackbacks = function() {
		var html = '';

		if(typeof DsqLocal != 'undefined' && DsqLocal.trackback_url && DsqLocal.trackbacks) {
			var trackbacks = DsqLocal.trackbacks;
			var trackback_url = DsqLocal.trackback_url;
		} else {
			var trackbacks = [
			
			
			];
			var trackback_url = 'http://disqus.com/forums/blownmortgage/rip_fha_down_payment_assistance_programs_not_so_fast/trackback/';
		}

		html += '<div class="dsq-item-trackback">Trackback URL&nbsp;&nbsp;<input class="dsq-trackback-url" onclick="this.select()" readonly="true" value="' + trackback_url + '"></div>';

		if(trackbacks.length) {
			html += '<ul id="dsq-references">'
			for(var i = 0; i < trackbacks.length; i++) {
				var trackback = trackbacks[i];
				html += '<li><cite><a href="' + trackback.author_url + '" rel="nofollow">' + trackback.author_name + '</a></cite> \
						<p class="dsq-meta">' + trackback.date + '</p> \
						<p class="dsq-content">' + trackback.excerpt + '</p></li>';
			}
			html += '</ul>';
			html = '<h3 class="dsq-h3-trackbacks">Trackbacks</h3>' + html;
		}

		return html;
	}

	this.showRetweets = function(id, limit, element_id /* Optional */) {
		var source, html = '';

		for (var i = 0, reaction; reaction = Dsq.jsonData.reactions[i]; i++) {
			if (reaction.id === id) {
				source = reaction.retweets;
			}
		}

		if (source) {
			if (limit === 0) {
				limit = source.length;
			}

			for (var j = 0; j < limit; j++) {
				var rt = source[j];
				html += '<a href="' + rt.url + '">' + rt.author_name + '</a>'	+ ((j === (limit - 1)) ? '.' : ', ');
			}
		}

		if (element_id === undefined) {
			return html;
		}

		var element = document.getElementById(element_id);
		element.innerHTML = html;
		return element;
	};

	this.showMoreReactions = function(reactions, has_more, start, limit) {
		var link = document.getElementById('dsq-show-more-reactions');
		var container = link.parentNode;
		container.removeChild(link);

		for (var i = 0, reaction; reaction = reactions[i]; i++) {
			var el = Dsq.Templates.generateReactionHTML(reaction);
			if (el) {
				container.innerHTML += el;
			}
		}

		if (has_more) {
			var d = Dsq.jsonData.settings.disqus_url;
			var f = Dsq.jsonData.forum.url;
			var t = Dsq.jsonData.thread.id;
			var s = start;
			var l = limit;

			var handler = 'Dsq.Utils.execScript(\'' + d + '/forums/' + f + '/more_reactions.js?t=' + t + '&s=' + s + '&l=' + l + '\', true); return false;';
			container.innerHTML += '<li id="dsq-show-more-reactions"><a href="#" onclick="' + handler + '">Show more reactions</a></li>';
		}
	};

	this.generateReactionHTML = function(reaction) {
		if (reaction.body === null || reaction.body == '') {
			return;
		}

		if (reaction.author_name === '') {
			reaction.author_name = '&nbsp;';
		}

		if (reaction.url === '') {
			reaction.url = reaction.get_service_url;
		}

		/* Reaction HTML begins */
		var item = '<li class="dsq-reaction" id="dsq-reaction-' + reaction.id + '">'
			+ '<div class="dsq-reaction-header">'
			+ '<div class="dsq-header-avatar">';

		if (reaction.author_url && reaction.author_url !== '') {
			item += '<a target="_blank" href="' + reaction.author_url +'">';
		} else {
			item += '<a target="_blank" href="#" onclick="return false;">';
		}

		if (reaction.avatar_url && reaction.avatar_url !== '') {
			item += '<img src="' + reaction.avatar_url + '"/>';
		} else {
			item += '<img src="' + Dsq.jsonData.media_url + '/images/noavatar32.png"/>';
		}

		var service_icon = (reaction.get_service_name == 'trackback' || reaction.get_service_name == 'pingback' ? 'rss' : reaction.get_service_name.replace(' ', ''));
		item += '<img class="dsq-service-icon" src="' + Dsq.jsonData.media_url + '/images/reactions/services/' + service_icon + '.png"/>'
			+ '</a></div>'
			+ '<cite><span>' + reaction.author_name + '</span></cite>'
			+ '<span class="dsq-header-meta"><a class="dsq-header-time">' + reaction.date_created + '</a></span>'
			+ '</div><div class="dsq-reaction-body">'
			+ '<div class="dsq-reaction-message">' + reaction.body + '</div>'
			+ '<div class="dsq-reaction-footer">From <a class="dsq-service-name" target="_blank" href="' + reaction.url + '">' + reaction.get_service_name + '</a> '
			+ 'via ' + (reaction.source == 'backtype' ? '<a href="http://backtype.com/">BackType</a>' : '<a href="' + reaction.source_url + '">UberVU</a>')
			+ (Dsq.jsonData.request.is_moderator || Dsq.jsonData.request.is_global_moderator ? '&nbsp;&bull;&nbsp;<a class="dsq-hide-reaction" href="#" onclick="Dsq.Reaction.hide(' + reaction.id + '); return false;">Hide</a>' : '') + '</div></div>';

		if(reaction.retweets) {
			var num_retweets = reaction.retweets.length;
			if (num_retweets > 0) {
				item += '<div class="dsq-reaction-retweets">';
				if (num_retweets == 1) {
					item += 'One more retweet from <a href="' + reaction.retweets[0].url + '">'  + reaction.retweets[0].author_name + '</a>';
				} else {
					item += (num_retweets + ' more retweets from ');

					item += '<span id="dsq-reaction-retweets-' + reaction.id + '">';
					var n_tweets = (num_retweets > 15) ? 15 : num_retweets;
					item += Dsq.Templates.showRetweets(reaction.id, n_tweets);

					if (n_tweets != num_retweets) {
						item += '</span> <a onclick="Dsq.Templates.showRetweets(' + reaction.id + ', 0, \'dsq-reaction-retweets-' + reaction.id + '\');'
							+ 'this.parentNode.removeChild(this); return false;" href="#">Show all</a>';
					}
				}
				item += '</div>';
			}
		}

		item += '</li>'; /* Reaction HTML ends */
		return item;
	};

	this.reactions = function() {
		var html, reaction;

		if (Dsq.jsonData.reactions === undefined || Dsq.jsonData.reactions.length === 0) {
			return '';
		}

		html = '';
		for (var i = 0; reaction = Dsq.jsonData.reactions[i]; i++) {
			var item = Dsq.Templates.generateReactionHTML(reaction);
			if (item) {
				html += item;
			}
		}

		if (Dsq.jsonData.has_more_reactions) {
			var d = Dsq.jsonData.settings.disqus_url;
			var f = Dsq.jsonData.forum.url;
			var t = Dsq.jsonData.thread.id;
			var s = Dsq.jsonData.reactions_start;
			var l = Dsq.jsonData.reactions_limit;

			var handler = 'Dsq.Utils.execScript(\'' + d + '/forums/' + f + '/more_reactions.js?t=' + t + '&s=' + s + '&l=' + l + '\', true); return false;';
			html += '<li id="dsq-show-more-reactions"><a href="#" onclick="' + handler + '">Show more reactions</a></li>';
		}

		return '<h3 class="dsq-h3-reactions">Reactions</h3><ul id="dsq-reactions" class="dsq-reactions">' + html + '</ul>';
	};
	
	this.missingPermissions = function() {
		return '';
	};

	//
	// Post
	//

	this.prependPost = function(post_id) {
		var html = '<div id="comment-' + post_id + '"></div>';
		return html;
	};

	this.appendPost = function(post_id) {
		var html = '<div id="dsq-comment-reply-' + post_id + '"></div>';
		return html;
	};

	this.postPrependHeader = function(post_id) {
		var _meta = Dsq.jsonData.posts[post_id];
		var userData = Dsq.jsonData['users'][_meta.user_key];

		var _includeServices = function() {
			var userServices = Dsq.Post.getUserServices(null, post_id);
			var html = '';
			var hiddenThreshold = 3; // Define # of services to show before stuffing them in hidden div

			for(var i = 0; i < userServices.length; i++) {
				html +=
				(i == hiddenThreshold
					? '<li id="dsq-drop-hidden-' + post_id +'" class="dsq-drop-hidden"><ul>'
					: '')
				+ '<li class="dsq-drop-services"> \
					<a class="dsq-service-' + userServices[i].name.toLowerCase() + '" href="' + userServices[i].url + '" target="_blank"> \
						<img src="' + Dsq.jsonData.media_url + '/images/embed/services/' + userServices[i].name.toLowerCase() + '.png" alt="' + userServices[i].name.toLowerCase() + '">'
					+ userServices[i].name
					+ '</a> \
				</li>';
			}

			if(i >= hiddenThreshold) {
				html += '</ul></li> \
				<li id="dsq-drop-more-' + post_id + '" class="dsq-drop-more"><a href="#" onclick="Dsq.Post.dropProfileMore(this, '+ post_id + '); return false"><small>&#9660;</small></a></li> \
				';
			}
			return html;
		};

		return ' \
			<div class="dsq-header-avatar" id="dsq-header-avatar-' + post_id + '" onmouseover="Dsq.Post.dropProfile(' + post_id + ')"> \
				<a id="dsq-avatar-' + post_id + '" class="dsq-avatar" href="' + userData.url + '" onclick="Dsq.Popup.popProfile(' + post_id + '); return false;">'
			+ (Dsq.jsonData.forum.show_avatar
				? '<img src="' + Dsq.jsonData.users[_meta.user_key].avatar + '" alt="" />'
				: '')
			+ '</a>'
			+ '</div> \
		';
	};

	this.postAppendHeader = function(post_id) {
		var _meta = Dsq.jsonData.posts[post_id];

		return ''
			+ (_meta.author_is_moderator
				? '<img class="dsq-mod-star" src="http://media.disqus.com/images/bullet-star.png" title="Moderator" alt="" />'
				: '')
			+ '<span class="dsq-header-meta"> \
				<a id="dsq-time-' + post_id + '" class="dsq-header-time" href="#comment-' + post_id + '" title="Permalink">' + _meta.date + '</a> \
			</span>';
	};

	this.preBody = function(post_id) {
		return '';
	}

	this.postBody = function(post_id) {
		// TODO: Deprecate flagging conditional
		var _meta = Dsq.jsonData.posts[post_id];
		return ''
			+ (_meta.edited
				? '<p class="dsq-editedtxt">(Edited by a moderator)</p>'
				: '')
			;
	};

	this.postFooter = function(post_id) {
		// TODO: Use media should be conditional
		var _meta = Dsq.jsonData.posts[post_id];
		if(_meta.killed) { return ''; }

		return ' \
			<div class="dsq-comment-footer" id="dsq-comment-footer-' + post_id + '"> \
				<div id="dsq-points-' + post_id + '" class="dsq-likedtxt">'
				+ (_meta.points
					? _meta.points + Dsq.Utils.pluralize(_meta.points, ' person', ' people') + ' liked this comment.'
					: '')
				+ '</div>'
				+ '<ul class="dsq-comment-options dsq-list-style">'
				+ (_meta.votable
					? '<li class="dsq-list-first dsq-rate" id="dsq-rate-cont-' + post_id + '">'
					+ (!_meta.up_voted
						? '<a href="#" onclick="Dsq.Post.rate(this, ' + post_id + ', 1); return false;">Like</a>'
						: 'You liked this.') + '</li>'
					: '')
				+ '<li class="dsq-report' + (!_meta.votable ? ' dsq-list-first' : '') + '" id="dsq-post-report-' + post_id + '"><a href="#" class="dsq-post-report" onclick="Dsq.Post.report(' + post_id + ', false); return false;">Report</a></li> \
				</ul> \
				<ul class="dsq-list-style">'
				+ (_meta.can_reply
					? '<li class="dsq-list-first"><a href="#" id="dsq-reply-link-' + post_id +'" onclick="Dsq.Post.toggleReply(this, ' + post_id +'); return false;">Reply</a></li>'
					: '')
				+ (_meta.can_reply && !_meta.has_replies && _meta.from_request_user
					? '<li id="dsq-edit-el-' + post_id + '"><a id="dsq-edit-link-' + post_id + '" href="#" onclick="Dsq.Post.edit(this, ' + post_id + '); return false;">Edit</a></li>'
					: '')
				+ '<li class="' + (!_meta.can_reply ? 'dsq-list-first' : '') + '" id="dsq-more-el-' + post_id + '"><a id="dsq-more-link-' + post_id + '" href="#" onclick="Dsq.Post.showMenu(this, ' + post_id + ', \'more\'); return false">More <small>&#9660;</small></a></li>'
				+ (Dsq.jsonData.forum.use_media
					? '<li id="dsq-media-el-' + post_id +'" style="display:none"><a id="dsq-media-link-' + post_id + '" href="#" onclick="Dsq.Post.showMenu(this, ' + post_id + ', \'media\'); return false">Use Media <small>&#9660;</small></a></li>'
					: '')
				+ '</ul>'
				+ '<div id="dsq-reply-bar-' + post_id + '" class="dsq-reply-bar" style="display:none"> \
						<div id="dsq-reply-bar-items-' + post_id + '" class="dsq-reply-bar-items"> \
						</div> \
						<div id="dsq-reply-bar-auth-' + post_id + '" class="dsq-reply-bar-auth"> \
							 \
								 \
								 	<a href="#" class="dsq-help dsq-reply-req-opt" title="You are commenting as a Guest. You may choose to log into an existing DISQUS Profile, your Facebook, Twitter or OpenID account to comment on Blown Mortgage" onclick="Dsq.Popup.helpBadges(); return false">Optional:</a> \
								 \
								<img class="dsq-login-icon" src="http://media.disqus.com/images/dsq-favicon-16x16.png" alt="" /> \
								<a id="dsq-reply-login-' + post_id + '" href="http://disqus.com/profile/login/?next=article:3482964" onclick="Dsq.Popup.login(); return false">Login</a> \
								 \
								&nbsp;or&nbsp; \
									<img src="http://media.disqus.com/images/twitter-signin-icon.png" alt="" /> \
									<a href="#" onclick="Dsq.Twitter.startTwitterConnect(); return false">Sign-in</a> \
								 \
								 \
							 \
						</div> \
					</div> \
					<div id="dsq-reply-' + post_id + '"></div> \
			</div> \
		';
	};

	//
	// Iframes
	//

	this._makeAttributes = function(attributes) {
		// Makes a tag attributes string out of an object.
		// Caller is responsible for making sure nothing needs to be escaped.
		var result = [];
		for (key in attributes) {
			result.push(' ' + key + '="' + attributes[key] + '"');
		}
		result = result.join('');
		return result;
	};

	this._frameGeneric = function(base_url, params, attributes) {
		if(typeof(disqus_callback_params) == 'undefined') {
			disqus_callback_params = '';
		}

		var default_params = {
			// TODO: These should be moved to Dsq.jsonData.
			'f'				: 'blownmortgage',
			't'				: 'rip_fha_down_payment_assistance_programs_not_so_fast',
			// Do we need encodeURIComponent here?
			'ifrs'			: encodeURIComponent(disqus_iframe_css),
			'to_redirect'	: encodeURIComponent(window.location),
			'cbp'			: disqus_callback_params,
			'ff'			: Dsq.Thread.ff,
			'fc'			: Dsq.Thread.fc,
			'ac'			: Dsq.Thread.ac,
			'default_text'	: disqus_default_text
		};

		base_url += '?' + (new Date()).getTime();
		// Add params to default_params.
		if(params) {
			for(var key in params) {
				if(params.hasOwnProperty(key)) {
					default_params[key] = encodeURIComponent(params[key]);
				}
			}
		}
		// Build querystring.
		for(var key in default_params) {
			if(default_params[key] && default_params.hasOwnProperty(key)) {
				base_url += '&' + key + '=' + default_params[key];
			}
		}

		return [
			'<iframe marginwidth="0" marginheight="0" hspace="0" vspace="0" frameborder="0"',
			(' allowtransparency="true" src="' + base_url + '"'),
			this._makeAttributes(attributes),
			'</iframe>'].join('');
	};

	this.frameLogin = function(opt_attributes) {
		var params = {};
		var base_url = 'http://disqus.com/embed/login.html';
		var attributes = opt_attributes || {};
		attributes['class'] = 'dsq-post-login';

		if(typeof disqus_frame_theme != 'undefined') {
			params['theme'] = disqus_frame_theme;
		}
		return this._frameGeneric(base_url, params, attributes);
	};

	this.frameReply = function(post_id, extra_params, attributes) {
		// Returns the HTML for a reply iframe. Called by Dsq.Iframes.setReplyIframeToContainer
		var _meta = (typeof post_id != 'undefined') ? Dsq.jsonData.posts[post_id] : false;
		var base_url = Dsq.Urls.REPLY;
		var params = {
			'def_email'		: disqus_def_email,
			'def_name'		: disqus_def_name
		};
		if(extra_params) {
			for(var key in extra_params) {
				if(extra_params.hasOwnProperty(key)) {
					params[key] = extra_params[key];
				}
			}
		}
		if(_meta) {
			params['parent_post'] = post_id;
		}
		if(typeof disqus_per_page != 'undefined') {
			params['per_page'] = disqus_per_page;
		}
		if(typeof disqus_frame_theme != 'undefined') {
			params['theme'] = disqus_frame_theme;
		}
		if(Dsq.jsonData.request.is_authenticated) {
			attributes['class'] += '-authenticated';
		}
		return this._frameGeneric(base_url, params, attributes);
	};

	this.frameEdit = function(post_id) {
		var _meta = (typeof post_id != 'undefined') ? Dsq.jsonData.posts[post_id] : false;
		var base_url = 'http://disqus.com/embed/edit.html';
		var params = {
			'p' : post_id
		};
		return this._frameGeneric(base_url, params, {'class': 'dsq-post-edit', 'name': 'dsq-edit_' + post_id + '-frame'});
	};

	//
	// Menus
	//

	this.menuMore = function(post_id) {
		// TODO: "Remove post" button should hide menu.
		var _meta = Dsq.jsonData.posts[post_id];
		var userData = Dsq.jsonData['users'][_meta.user_key];
		return ' \
			<li><a href="#comment-' + post_id + '" onclick="Dsq.Popup.permalink(' + post_id + ')">Link</a></li> \
			<li><a href="#" onclick="Dsq.Popup.popProfile(' + post_id + '); return false;">Profile</a></li>'
	+ (Dsq.jsonData.request.is_moderator || Dsq.jsonData.request.is_global_moderator
		? '	<li class="dsq-menu-sep"></li>' + (_meta.email ? '<li class="dsq-admin-email">' + _meta.email + '</li>' : '')
		+ '	<li class="dsq-admin-ip">' + _meta.ip + '</li> \
			<li class="dsq-menu-sep"></li>'
		+ (Dsq.jsonData.request.moderator_can_edit
			? ' <li class="dsq-admin-edit"><a href="#" onclick="Dsq.Post.edit(this, ' + post_id + '); return false;">Edit Comment</a></li>'
			: '')
		+ ' <li class="dsq-remove"><a href="#" onclick="Dsq.Post.removePost(' + post_id + ', 1); return false;">Remove Comment</a></li> \
			<li class="dsq-report-spam"><a href="#" onclick="Dsq.Post.reportSpam(' + post_id + '); return false;">Mark Spam</a></li> \
			<li class="dsq-block-user"><a href="#" onclick="Dsq.Popup.blacklist(' + post_id + '); return false">Block User</a></li>'
		: '');
	};

	this.menuMedia = function(post_id) {
		return ' \
			<li><a href="#" onclick="Dsq.Post.toggleMediaReply(this, ' + post_id + ', \'seesmic\'); return false;">Record video</a></li> \
		';
	};

	this.dropProfile = function(post_id) {
		var _meta = Dsq.jsonData.posts[post_id];
		var userData = Dsq.jsonData['users'][_meta.user_key];

		var _includeServices = function() {
			var userServices = Dsq.Post.getUserServices(null, post_id);
			var html = '';
			var hiddenThreshold = 3; // Define # of services to show before stuffing them in hidden div

			for(var i = 0; i < userServices.length; i++) {
				html +=
				(i == hiddenThreshold
					? '<li id="dsq-drop-hidden-' + post_id +'" class="dsq-drop-hidden"><ul>'
					: '')
				+ '<li class="dsq-drop-services"> \
					<a class="dsq-service-' + userServices[i].name.toLowerCase() + '" href="' + userServices[i].url + '" target="_blank"> \
						<img src="' + Dsq.jsonData.media_url + '/images/embed/services/' + userServices[i].name.toLowerCase() + '.png" alt="' + userServices[i].name.toLowerCase() + '">'
					+ userServices[i].name
					+ '</a> \
				</li>';
			}

			if(i >= hiddenThreshold) {
				html += '</ul></li> \
				<li id="dsq-drop-more-' + post_id + '" class="dsq-drop-more"><a href="#" onclick="Dsq.Post.dropProfileMore(this, '+ post_id + '); return false"><small>&#9660;</small></a></li> \
				';
			}
			return html;
		};


		var menu = '<li class="dsq-drop-showlnk"><a href="#" onclick="Dsq.Popup.popProfile(' + post_id + '); return false;">Expand &#8663;</a></li>';
		var pointsMessage = '';
		if (userData['registered']) {
			pointsMessage = 'with ' + userData['points'] + ' points (more points are better).';
		}

		if (userData['is_remote']) {
			var domain = userData['remote_domain_name'];
			menu += '<li class="dsq-drop-badge" title="' + userData['display_name'] + ' is a ' + domain + ' user ' + pointsMessage + '" onclick="Dsq.Popup.helpBadges()">';
			menu += '<span class="dsq-badge-' + domain.toLowerCase() + '">' + domain + '</span></li>';
		} else if (userData['registered']) {
			if (userData['verified']) {
				menu += '<li class="dsq-drop-badge" title="' + userData['display_name'] + ' has a verified commenter profile ' + pointsMessage + '" onclick="Dsq.Popup.helpBadges()">';
				menu += '<span class="dsq-badge-verified">Verified</span></li>';
			} else {
				menu += '<li class="dsq-drop-badge" title="' + userData['display_name'] + ' has a registered, but unverified, commenter profile ' + pointsMessage + '" onclick="Dsq.Popup.helpBadges()">';
				menu += '<span class="dsq-badge-registered">Registered</span></li>';
			}
		} else {
			menu += '<li class="dsq-drop-badge" title="' + userData['display_name'] + ' has not claimed this commenter profile." onclick="Dsq.Popup.helpBadges()"><span class="dsq-badge-guest">Guest</span></li>';
		}

		menu += _includeServices();
		return menu;
	};

	//
	// Popups
	//

	this._popupGeneric = function(content) {
		return ' \
		<div class="dsq-popup-content"> \
			<div class="dsq-popup-top"></div> \
			<div class="dsq-popup-body" class="clearfix"> \
				<div class="dsq-popup-body-padding"> \
					<div class="dsq-popup-header"> \
						<a class="dsq-close-link" href="#" onclick="Dsq.Popup._closePopup(null, true); return false"><img src="http://media.disqus.com/images/modal-close.png" alt="" /></a>'
						+ content['header']
					+ '</div>'
					+ content['body']
					+ '<div class="powered-by"><a href="http://disqus.com/comments/">Powered by <img src="http://media.disqus.com/images/embed/disqus-logo.png" alt="Disqus Comments" style="margin-bottom:-5px" /></a></div> \
				</div> <!-- padding --> \
			</div> <!-- body --> \
			<div class="dsq-popup-bottom"></div> \
		</div> \
		';
	};

	this.popupProfile = function(user_key) {
		var userServices = Dsq.Post.getUserServices(user_key, null);
		var userData = Dsq.jsonData['users'][user_key];
		var headerHtml = '';
		var bodyHtml = '';
		var content = {};

		var _includeServices = function() {
			var html = '';
			for(var i = 0; i < userServices.length; i++) {
				html +=
				(i == 0
					? '<h4>Connections</h4><ul>'
					: '')
				+ '<li> \
					<img src="' + Dsq.jsonData.media_url + '/images/embed/services/' + userServices[i].name.toLowerCase() + '.png" alt="' + userServices[i].name.toLowerCase() + '" title="' + userServices[i].name.toLowerCase() + '" /> \
					<a class="dsq-service-' + userServices[i].name.toLowerCase() + '" href="' + userServices[i].url + '" target="_blank">'
					+ userServices[i].name
					+ '</a> \
				</li>'
				+ (i+1 == userServices.length ? '</ul>' : '');
			}
			return html;
		};

		headerHtml = ' \
			<table> \
				<tr> \
					<td> \
						<a class="dsq-profile-userurl" href="' + userData.url + '"><img class="dsq-popup-profile-avatar" src="' + userData['avatar'] + '" alt="" /></a> \
					</td> \
					<td> \
						<div class="dsq-popup-profile-user"> \
							<h3>' + userData['display_name'] + '</h3> \
							<div class="dsq-popup-profile-user-stats" id="dsq-popup-profile-user-stats-' + user_key + '">Loading...</div> \
						</div> \
					</td> \
				</tr> \
			</table> \
		';

		bodyHtml = ' \
			<div class="dsq-popup-profile-state"> \
				This is a&nbsp;<span class="'
					+ (userData['registered']
						? (userData['verified']
							? ' dsq-badge-verified'
							: (userData['is_remote']
								? ' dsq-badge-' + userData['remote_domain_name'].toLowerCase()
								: ' dsq-badge-registered')
							)
							: ' dsq-badge-guest') + '">'
			+ (userData['registered']
				? (userData['verified']
					? 'Verified'
					: (userData['is_remote']
						 ? userData['remote_domain_name']
						 : 'Registered')
					)
				: 'Guest')
			+ '</span>&nbsp;commenter profile.'
			+ '&nbsp;<a class="dsq-profile-userurl" href="' + userData.url + '"><strong>View more comments </strong></a>'
			+ (!userData['points']
				? '<p class="dsq-popup-notice">If this is you, <a href="http://disqus.com/profile" target="_blank">claim it now</a> to manage your comments.</p>'
				: '')
			+ ((userData['registered'] && !userData['verified'] && (Dsq.jsonData.request.username && (Dsq.jsonData.request.username == userData['username'])) && !userData['is_remote'])
				? '<p class="dsq-popup-notice"><strong>Alert</strong>: You have not verified this account. <a href="http://disqus.com/verify">Verify it now.</a></p>'
				: '')
			+ '</div> \
			<div id="dsq-profile-status-' + user_key + '" class="dsq-popup-profile-status" style="display:none"></div> \
			<div class="dsq-popup-profile-snapshot"> \
				<table> \
					<tr> \
						<td> \
							<div id="dsq-popup-profile-active-sites-wrapper-' + user_key + '"> \
								<h4>Most active sites</h4> \
								<ul id="dsq-popup-profile-active-sites-' + user_key + '"> \
									<li>Loading...</li> \
								</ul> \
							</div> \
						</td> \
						<td>'
							+ _includeServices()
							+ '<div id="dsq-popup-profile-moderated-wrapper-' + user_key + '"> \
								<h4>Moderator of</h4> \
								<ul id="dsq-popup-profile-moderated-' + user_key + '"> \
									<li>Loading...</li> \
								</ul> \
							</div> \
						</td> \
					</tr> \
				</table> \
			</div> \
			';

		content = {
			'header': headerHtml,
			'body': bodyHtml
		};

		return this._popupGeneric(content);
	};

	this.popupReblog = function() {
		var headerHtml = '';
		var bodyHtml = '';
		var content = {};

		headerHtml = ' \
			<cite><span>Reblog this comment</span></cite> \
		';

		bodyHtml = ' \
			<div id="dsq-reblog-form" class="dsq-reblog-form"> \
			</div> \
		';

		content = {
			'header': headerHtml,
			'body': bodyHtml
		};

		return this._popupGeneric(content);
	};

	this.popupModal = function(title, message) {
		var headerHtml = '';
		var bodyHtml = '';
		var content = {};

		headerHtml = ' \
			<h3>' + title + '</h3> \
		';

		bodyHtml = message;

		content = {
			'header': headerHtml,
			'body': bodyHtml
		};

		return this._popupGeneric(content);
	};

	this.alertContent = function(name, post_id) {
		var alert = {
			'post_not_approved': {
				'title': 'Comment awaiting approval by a moderator',
				'message': 'Thanks for posting. Your comment must be approved by a moderator before appearing here.'
			},
			'post_has_profile': {
				'title': 'Use your existing commenter profile',
				'message': 'You have just posted your commment as a <span class="dsq-badge dsq-badge-guest">Guest</span>, but you may already have a <span class="dsq-badge dsq-badge-registered">Registered</span> commenter profile.<br /><br /><a href="http://disqus.com/claim">Log in and claim this comment!</a>'
			}
		};
		return alert[name] || false;
	};

	//
	// Actions
	//

	this.voted = function(post_id, points, vote) {
		// Update number of points
		Dsq.$('dsq-points-' + post_id).innerHTML = points + Dsq.Utils.pluralize(points, ' person', ' people') + ' liked this comment.';

		// Update link text
		if(vote) {
			Dsq.$('dsq-rate-cont-' + post_id).innerHTML = 'You liked this.';
		}
	};

	this.subscribed = function(status) {
		var title, message;

		if(status) {
			title = 'Subscribed!';
			message = 'You have subscribed to this comment thread. New comments will be sent directly to your email inbox, where you may read and respond by email.';
			Dsq.$('dsq-subscribe').innerHTML = ' \
				<a href="#" onclick="Dsq.Thread.subscribe(0); return false">Unsubscribe</a> \
			';
		} else {
			title = 'Unsubscribed';
			message = 'You have unsubscribed to this comment thread. New comments will no longer be sent to your email inbox.';
			Dsq.$('dsq-subscribe').innerHTML = ' \
				<a href="#" onclick="Dsq.Thread.subscribe(1); return false">Subscribe by email</a> \
			';
		}

		Dsq.Popup.popModal(message, title);

	};
	
	this.highlighted = function() {
		Dsq.Popup.popModal('This comment has been highlighted.', 'Highlighted comment');
	};

	//
	// Media
	//

	this.mediaSeesmic = function(id, thumb) {
		return ' \
			<div id="dsq-seesmic-' + id + '_preview" class="dsq-seesmic-preview"><a href="http://www.seesmic.com/video/' + id + '" target="_blank" class="see_link">&nbsp;</a> \
				<div style="display:block;width:160px; height:120px; border:none; background-image:url(http://t.seesmic.com/thumbnail/' + thumb + ')"> \
					<div id="dsq-seesmic-' + id + '_hide" class="seePlayOverlay" style="display:none;"><img onclick="see_play_video(\'' + id + '\',false)" src="http://media.disqus.com/images/seesmic/stopOverlay.png" width="50" height="50" style="cursor:pointer; cursor:hand; padding-top: 30px; padding-left: 50px" alt="" /></div> \
					<div id="dsq-seesmic-' + id + '_show" class="seePlayOverlay"><img onclick="see_play_video(\'' + id + '\',true)" src="http://media.disqus.com/images/seesmic/playOverlay.png" width="50" height="50" style="cursor:pointer; cursor:hand; border:none; padding-top: 30px; padding-left: 50px" alt="" /></div> \
				</div> \
			</div> \
			<div id="' + id + '_content" style="display:block; width:100%; padding-top:5px"></div> \
		';
	};

	//
	// Callbacks
	//

	this.postComment_onSuccess = function(parent_post_id) {
		// Increment post count
		var num_posts = Dsq.$('dsq-num-posts');
		var total_posts = Dsq.$('dsq-total-posts');
		
		if (num_posts) { 
			num_posts.innerHTML = parseInt(num_posts.innerHTML) + 1;
		}
		if (total_posts) { 
			total_posts.innerHTML = parseInt(total_posts.innerHTML) + 1;
		}
	};
};
// Dsq.Templates


/**
 * Dsq.Post
 */
Dsq.Post = new function() {
	this.openedMenu = {};
	this.menuEventListener = null;
	this.stateReplyToggled = {};
	this.stateEditToggled = {};
	this.stateRecordLink = {};

	/**
	 * Inserts a new post into the document.
	 *
	 * @param after_id {Number}	Insert a post before specified id.  If after_id
	 *							evaluates to false, then post in the front.  If
	 *							after_id is -1, post at the end.
	 */
	this.insert = function(after_id, id, message, author) {
		// Skeleton template from thread_posts.html.
		var skeleton = ' \
			<li id="dsq-comment-%(id)s"> \
				<div id="dsq-comment-header-%(id)s" class="dsq-comment-header"> \
					<cite id="dsq-cite-%(id)s" class="dsq-comment-cite"> \
						<a id="dsq-author-user-%(id)s" href="%(author_url)s" target="_blank" rel="nofollow">%(author_name)s</a> \
					</cite> \
				</div> \
				<div id="dsq-comment-body-%(id)s" class="dsq-comment-body"> \
					<div id="dsq-comment-message-%(id)s" class="dsq-comment-message">%(message)s</div> \
				</div> \
			</li> \
		';
		var _meta = Dsq.jsonData.posts[id];
		var _user_meta = Dsq.jsonData.users[_meta.user_key];
		var markup = Dsq.Utils.interpolate(skeleton, {
			id: id,
			message: message,
			author_url: _user_meta.blog,
			author_name: _user_meta.display_name
		});
		var div = document.createElement('div');
		markup = markup.replace(Dsq.COMMENTS_RE, Dsq.CommentsHandler);
		div.innerHTML = markup;

		if (after_id === -1) {
			Dsq.$('dsq-comments').appendChild(div);
		} else if (!after_id) {
			Dsq.$('dsq-comments').insertBefore(div, Dsq.$('dsq-comments').firstChild);
		} else if (Dsq.$('dsq-comment-' + after_id)) {
			// Get next node after "after_id", so we can insert before it.
			// If "after_id" is the last comment, the target node is the
			// last node.
			
			// var append_post_id = Dsq.Templates.appendPost(after_id).replace('<div id="','').replace('"></div>', '');
			var append_post_id = 'dsq-append-post-' + after_id;
			var node = Dsq.$(append_post_id);
			while (node = node.nextSibling) {
				if (!node || node.nodeType == 1) { // 1 == Node.ELEMENT_NODE
					break;
				}
			}
			if (!node) {
				node = Dsq.$(append_post_id);
			}
			node.parentNode.insertBefore(div, node);
		}
	};

	this.incrementPostCount = function() {
		
		var num_posts = Dsq.$('dsq-num-posts');
		var total_posts = Dsq.$('dsq-total-posts');

		if (num_posts) {
			num_posts.innerHTML = parseInt(num_posts.innerHTML, 10) + 1;
		}
		if (total_posts) {
			total_posts.innerHTML = parseInt(total_posts.innerHTML, 10) + 1;
		}
	}
	
	this.outlineComment = function(post_id) {
		Dsq.$('dsq-comment-' + post_id).className += ' dsq-comment-outline';
		setTimeout("(function () { Dsq.Post.clearOutlineComment(" + post_id + ") })()", 3000);
	};
	
	this.clearOutlineComment = function(post_id) {
		Dsq.$('dsq-comment-' + post_id).className = Dsq.$('dsq-comment-' + post_id).className.replace('dsq-comment-outline', '');
	};

	this.showMenu = function(el, id, name) {
		var anchorPos = Dsq.Utils.findPos(el);
		var menu = document.createElement('ul');

		if(this.openedMenu) {
			if(this.openedMenu.linkClicked) {
				this.openedMenu.linkClicked = false;
				return;
			}
		}

		switch(name) {
			case 'more':
				menu.innerHTML = Dsq.Templates.menuMore(id);
				break;
			case 'media':
				menu.innerHTML = Dsq.Templates.menuMedia(id);
				break;
			default:
				break;
		}

		// Add menu to document body
		menu.id = 'dsq-menu-' + id;
		menu.className = 'dsq-menu';
		Dsq.$b.appendChild(menu);

		// Position and show
		anchorPos[1] += 15;
		menu.style.left = anchorPos[0] + 'px';
		menu.style.top = anchorPos[1] + 'px';
		menu.style.display = 'block';

		// Set global reference
		this.openedMenu = {
			'el' : menu,
			'id' : id,
			'name' : name,
			'linkClicked' : false
		};

		// Set listener
		this.menuEventListener = Dsq.Utils.addEventListener(document, 'mouseup', this._hideMenu);
	};

	this._hideMenu = function(e) {
		var el = e.target || e.srcElement;
		var openedMenu = Dsq.Post.openedMenu.el;
		var id = Dsq.Post.openedMenu.id;

		if(!id) {
			var link = 'dsq-' + Dsq.Post.openedMenu.name + '-link';
		} else {
			var link = 'dsq-' + Dsq.Post.openedMenu.name + '-link-' + id;
		}

		if(!openedMenu) {
			return;
		}

		if(!Dsq.Popup.isClicked(e, openedMenu.id)) {
			openedMenu.style.display = 'none';
			Dsq.Utils.removeEventListener(Dsq.Post.menuEventListener);
			Dsq.Utils.deleteNode(openedMenu);

		} else {
			// Hide the menu if a link was clicked inside the menu.  We can't
			// completely remove the menu until the onclick event on the link
			// fires, but the menuEventListener will prevent multiple menus
			// from polluting the DOM.
			if(el && typeof el.href != 'undefined') {
				openedMenu.style.display = 'none';
				Dsq.Post.openedMenu.el = null;
			}
		}

		if(Dsq.Popup.isClicked(e, link)) {
 			Dsq.Post.openedMenu.linkClicked = true;
		}
	};


	this.getUserServices = function(user_key, id) {
		if(!user_key && id) {
			var _meta = Dsq.jsonData.posts[id];
			user_key = _meta.user_key;
		}
		var userData = Dsq.jsonData['users'][user_key];
		var userServices = [];

		// Keep a full list of supported services. This is the order they will display in the drop-profile.
		// Each service must have a corresponding case in _buildServiceUrl()
		var supportedServices = ['blog', 'twitter', 'facebook', 'tumblr'];

		function _buildServiceUrl(serviceName) {
			var data = userData[serviceName];
			var services = {
				blog:		function(d) { return d; },
				twitter:	function(d) { return d; },
				facebook:	function(d) { return d; },
				tumblr:		function(d) { return 'http://' + d + '.tumblr.com'; }
			};
			return services[serviceName](data);
		}

		for(var i = 0; i < supportedServices.length; i++) {
			if(userData[supportedServices[i]]) {
				var serviceUrl = _buildServiceUrl(supportedServices[i]);
				userServices.push({'name' : supportedServices[i], 'url' : serviceUrl});
			}
		}
		return userServices;
	}

	this.dropProfile = function(id) {
		var dp = Dsq.$('dsq-drop-profile-' + id);

		// IE6 needs JS to display/hide. All other browsers use CSS.
		if(dp) {
			if(Dsq.Utils.ie6) dp.style.display = (dp.style.display == 'inline') ? 'none' : 'inline';
			return false;
		} else {
			dp = document.createElement('ul');
		}

		dp.id = 'dsq-drop-profile-' + id;
		dp.className = 'dsq-drop-profile';

		if(Dsq.Utils.ie6) { dp.style.display = 'inline'; }

		var container = Dsq.$('dsq-header-avatar-' + id);
		dp.innerHTML = Dsq.Templates.dropProfile(id);
		container.appendChild(dp);
	};

	this.dropProfileMore = function(el, id) {
		var hiddenItems = Dsq.$('dsq-drop-hidden-' + id);

		hiddenItems.style.display = 'inline';
		el.parentNode.style.display = 'none';
	};

	this._updateReplyLinks = function(el, id) {
		// Update "reply / cancel" links based on state.
		var displayDict = {};

		if(id) {
			if(this.stateReplyToggled[id]) {
				el.innerHTML = 'Cancel';
				displayDict['media'] = 'inline';
				displayDict['edit'] = 'none';
			} else {
				el.innerHTML = 'Reply';
				displayDict['media'] = 'none';
				displayDict['edit'] = 'inline';
			}
		}

		for(var key in displayDict) {
			if(displayDict.hasOwnProperty(key)) {
				var	linkEl = Dsq.$('dsq-' + key + '-el-' + id),
					spacer = Dsq.$('dsq-' + key + '-spacer-' + id);

				if(linkEl) {
					linkEl.style.display = displayDict[key];
					if(spacer) spacer.style.display = displayDict[key];
				}
			}
		}
	};

	this._updateMediaLinks = function(el, id) {
		// Update "use media / cancel" links based on state.
		var appendId = (id) ? ('-' + id) : '';
		var link = Dsq.$('dsq-media-link' + appendId);

		if(this.stateRecordLink[id]) {
			link.innerHTML = 'Cancel Media';
			link.onclick = function() { Dsq.Post.toggleMediaReply(link, id); return false; };
		} else {
			link.innerHTML = 'Use Media <small>&#9660;</small>';
			link.onclick = function() { Dsq.Post.showMenu(link, id, 'media'); return false; };
		}
	};

	this.toggleReply = function(el, id) {
		// Create reply IFrame
		if (window.disqus_use_postmessage) {
			if (!this.stateReplyToggled[id]) {
				Dsq.$('dsq-reply-' + id).style.display = 'block';
				Dsq.$('dsq-reply-bar-' + id).style.display = 'block';
				// Create IFrame if it doesn't exist.
				if (!Dsq.frames['reply_' + id]) {
					var _meta = Dsq.jsonData.posts[id];
					Dsq.frames['reply_' + id] = new Dsq.ReplyFrame(Dsq.$('dsq-reply-frame-' + id), id);
					Dsq.frames['reply_' + id].init();
					Dsq.frames['reply_' + id].setState(id, _meta.depth);
				}
			} else {
				Dsq.$('dsq-reply-' + id).style.display = 'none';
				Dsq.$('dsq-reply-bar-' + id).style.display = 'none';
			}
		} else {
			// DEPRECATED
			if(!this.stateReplyToggled[id]) {
				// Reply toolbar
				Dsq.$('dsq-reply-bar-' + id).style.display = 'block';
				Dsq.Iframes.showReplyIframeInContainerIfAllowed(Dsq.$('dsq-reply-' + id), id);
			} else {
				Dsq.$('dsq-reply-bar-' + id).style.display = 'none';
				Dsq.Iframes.hideAllInContainer(Dsq.$('dsq-reply-' + id));
				if(this.stateRecordLink[id]) {
					// HACK: Cancel media before canceling self.
					this.toggleMediaReply(Dsq.$('dsq-media-link-' + id), id);
				}
			}
		}

		this.stateReplyToggled[id] = !this.stateReplyToggled[id];
		this._updateReplyLinks(el, id);

		if(Dsq.Utils.ie) { Dsq.Utils.fixIframesIE('dsq-reply-' + id); }

		Dsq.Events.fire(Dsq.Events.REPLY_IFRAME_TOGGLED, {
			postId: id,
			opened: this.stateReplyToggled[id]
		});
	};

	this.toggleMediaReply = function(el, id, xtype) {
		id = id || 0;
		if(id) {
			var container = Dsq.$('dsq-reply-' + id);
		} else {
			var container = Dsq.$('dsq-post-add');
		}

		if(!this.stateRecordLink[id]) {
			Dsq.Iframes.showReplyIframeInContainer(container, id, {xtype:xtype}, 'dsq-post-video');
		} else {
			Dsq.Iframes.showReplyIframeInContainer(container, id);
		}
		this.stateRecordLink[id] = !this.stateRecordLink[id];
		this._updateMediaLinks(el, id);

		if(Dsq.Utils.ie) { Dsq.Utils.fixIframesIE(); }
	};

	this.edit = function(el, id) {
		Dsq.$('dsq-comment-message-' + id).innerHTML = Dsq.Templates.frameEdit(id);
		el.parentNode.style.display = 'none';
		if(Dsq.Utils.ie) { Dsq.Utils.fixIframesIE('dsq-comment-message-' + id); }
	};

    this.rate = function(el, id, vote) {
		if(Dsq.jsonData.request.is_authenticated || Dsq.jsonData.forum.allow_anon_votes) {
			if(vote == 1) {
                Dsq.$('dsq-rate-cont-' + id).innerHTML = '<img src="http://media.disqus.com/images/loading-small.gif">';
            }

            Dsq.Utils.execScript('http://disqus.com/forums/blownmortgage/vote.js'
                + '?post_id='    + id
                + '&vote='        + vote);

		} else {
			Dsq.Popup.login(Dsq.Strings.TO_RATE_PLEASE_LOG_IN);
		}
    };

	this.report = function(id, confirmed) {
		if(confirmed) {
			Dsq.Utils.postToUrl('http://disqus.com/forums/blownmortgage/rip_fha_down_payment_assistance_programs_not_so_fast/post_report/', {'post_id': id});
			Dsq.Popup.popModal('Thank you. This comment has been flagged for moderator attention.', 'Successfully flagged');
			Dsq.Utils.deleteNode(Dsq.$('dsq-post-report-' + id));
		} else {
			var title = Dsq.Strings.FLAG_INAPPROPRIATE_COMMENT;
			var message = Dsq.Strings.ARE_YOU_SURE_YOU_WOULD_LIKE_TO_REPORT_THIS_COMMENT_TO_A_MODERATOR + '? \
			<br /><br /> \
			<button onclick="Dsq.Popup._closePopup(null, true)"><strong>' + Dsq.Strings.NO + '</strong>, ' + Dsq.Strings.NEVER_MIND + '</button>&nbsp;&nbsp;&nbsp;<button onclick="Dsq.Post.report(' + id + ', true);"><strong>' + Dsq.Strings.YES + '</strong>, ' + Dsq.Strings.FLAG_INAPPROPRIATE_COMMENT + '</button><br /><br />'
			+ Dsq.Strings.THIS_WILL_FLAG_COMMENTS_FOR_MODERATORS_TO_TAKE_ACTION + '. \
			';

			Dsq.Popup.popModal(message, title, id);
		}
	};



	this.showAlert = function(id, msg) {
		var msgEl = Dsq.$('dsq-comment-message-' + id);
		var alert = '<div class="dsq-comment-alert">' + msg + '</div>';

		msgEl.innerHTML = alert + msgEl.innerHTML;
	};

};
// Dsq.Post


/**
 * Dsq.Thread
 */
Dsq.Thread = new function() {
	this.fc = null;
	this.ff = null;
	this.ac = null;

	
	this.adminIsOn = false;

	
	
	

	this.hlComment = null;
	this.hlCommentClass = null;

	this.getNextComment = function(el) {
		var start_id = el.id;
		while(el = el.nextSibling) {
			if(el.id && el.id.indexOf('dsq-comment-') != -1 && el.id != start_id) {
				return el;
			}
		}
		return null;
	};

	this.getActiveCommentId = function() {
		if (document.URL.indexOf('#comment-') >= 0) {
			var anchor = document.URL.slice(document.URL.indexOf('#') + 1);
			return anchor.replace('comment-', '');
		}
		return null;
	};

	this.highlightAnchor = function() {
		var i = this.getActiveCommentId();
		if (i == null) return false;
		var id = 'dsq-comment-' + i;
		var hash = window.location.hash;

		// Toggle the hash incase the comment isn't available when the page loads
		// for WebKit-based browsers.
		if (Dsq.Utils.webkit) {
			window.location.hash = '';
			window.location.hash = hash;
		}

		this.hlComment = Dsq.$(id);
		// Adding this conditional guard pending #289
		if (!this.hlComment) {
			return;
		}
		this.hlCommentClass = this.hlComment.className;
		this.hlComment.className += ' dsq-hl-anchor';

		setTimeout("Dsq.Thread.highlightClear()", 3000);
	};

	this.highlightClear = function() {
		if (!this.hlComment) {
			return;
		}
		this.hlComment.className = this.hlCommentClass;
	};

	this.login = function(toggle) {
		// toggle id is #dsq-reply-login-[id]
		var postId;
		if(toggle.id.indexOf('dsq-reply-login') != -1) {
			postId = toggle.id.slice(16);
			var container = Dsq.$('dsq-reply-' + postId);
		} else {
			var container = Dsq.$('dsq-post-add');
		}

		if(toggle) {
			if(toggle.className == 'dsq-login-active') {
				Dsq.Iframes.showReplyIframeInContainerIfAllowed(container, postId);
				toggle.className = '';
			} else {
				Dsq.Iframes.showLoginIframeInContainer(container, postId);
				toggle.className = 'dsq-login-active';
			}
		} else {
			Dsq.Iframes.showLoginIframeInContainer(container, postId);
		}

		if(Dsq.Utils.ie) { Dsq.Utils.fixIframesIE(); }
	};


	this.paginate = function(page, el_clicked, per_page) {
		// Use extra_params to pass any override parameters that we need to persist.
		var extra_params = '';

		// "Per page" can either be overriden by providing it as an argument
		// (per-call) or setting the disqus_per_page override variable (global).
		if(typeof per_page == 'undefined') {
			per_page = null;
		}
		if(typeof disqus_per_page != 'undefined' && per_page === null) {
			per_page = disqus_per_page;
		}

		if(typeof disqus_sort != 'undefined') {
			extra_params += '&sort=' + disqus_sort;
		}
		if(per_page !== null) {
			extra_params += '&per_page=' + per_page;
		}

		Dsq.$('dsq-pagination').innerHTML += '<img src="http://media.disqus.com/images/loading-small.gif">';
		
		if(el_clicked) {
			el_clicked.style.display = 'none';
		}
		
		Dsq.Utils.execScript('http://disqus.com/forums/blownmortgage/thread.js'
			+ '?slug='	+ 'rip_fha_down_payment_assistance_programs_not_so_fast'
			+ '&p='		+ page
			+ extra_params);
	};

	this.sortBy = function(sort) {
		var disqus_script = document.createElement('script');
		var disqus_date = new Date();

		if (location.hash != '') {
			location.hash = '#disqus_thread';
		}

		if(typeof(disqus_url) == 'undefined') {
			disqus_url = disqus_href;
		}
		disqus_script.type = 'text/javascript';
		disqus_script.src = 'http://disqus.com/forums/blownmortgage/thread.js'
			+ '?slug='	+ 'rip_fha_down_payment_assistance_programs_not_so_fast'
			+ '&sort='	+ sort
			+ '&title='
			+ '&'		+ disqus_date.getTime();

		Dsq.$('dsq-comments').innerHTML = '<img src="http://media.disqus.com/images/loading.gif">';
		Dsq.container.appendChild(disqus_script);
	};

	this.subscribe = function(status, email) {
		// `status` is an int -- 1 to subscribe, 0 to unsubscribe
		if(Dsq.jsonData.request.is_authenticated || email) {
			// If authenticated user OR anonymous email provided

			if(email) {
				Dsq.Popup._closePopup(null, true);
			}

			Dsq.Utils.execScript('http://disqus.com/forums/blownmortgage/subscribe.js'
				+'?status=' 	+ status
				+ '&slug='		+ 'rip_fha_down_payment_assistance_programs_not_so_fast'
				+ '&email=' 	+ encodeURIComponent(email));

		} else if(!email) {
			// If anonymous user and no email has been provided yet, prompt for email

			var title = 'Subscribe to this comment thread';
			var message = ' \
				New comments will be sent directly to your email inbox! \
				<div class="dsq-subscribe-submit"> \
					<p><strong>Enter your email address below.</strong></p> \
					<input type="text" id="dsq-subscribe-email"> \
					<button onclick="Dsq.Thread.subscribe(1, Dsq.$(\'dsq-subscribe-email\').value)">Subscribe</button> \
				</div> \
			';

			Dsq.Popup.popModal(message, title);
		}
	};

	this.showSettings = function() {
		if (!Dsq.jsonData.request.is_moderator) {
			return;
		}

		/* The form has to be re-designed when more options will come out. */
		var html = 'Automatically close comments after <input size="3" id="dsq-thread-days-alive" value="' + Dsq.jsonData.thread.days_alive + '" type="text" /> days. Existing comments will still be displayed.<br /><br />(Using 0 days will disable this feature)<br /><br />'
								 + '<button onclick="Dsq.Thread.updateDaysAlive();" class="dsq-button-small"><span>Save</span></button>'
								 + '<span id="dsq-thread-settings-status" class="dsq-options-status"></span>';
		Dsq.Popup.popModal(html, 'Settings');
	};

	this.updateDaysAlive = function() {
		var days = Dsq.$('dsq-thread-days-alive').value;
		var status = Dsq.$('dsq-thread-settings-status');
		Dsq.Utils.postToUrl('http://disqus.com/forums/blownmortgage/update_days_alive.js', {days:days,thread:Dsq.jsonData.thread.id});
		status.innerHTML = 'Saved!';
		window.setTimeout(function() { status.innerHTML = ''; }, 1000);
	};
};
// Dsq.Thread

Dsq.Events = function() {
	var obj = {};

	// Private
	var handlers = {};
	var getHandlers = function(event) {
		if (handlers[event] === undefined) {
			handlers[event] = [];
		}
		return handlers[event];
	};

	// Public
	// Value keys : postId, node, xtype
	obj.REPLY_IFRAME_CREATED = 1;
	// Value keys : postId, opened
	obj.REPLY_IFRAME_TOGGLED = 2;
	obj.fire = function(event, opt_value) {
		if (!event) {
			throw new Error('Unknown event');
		}
		var value = opt_value || {};
		for (var i=0; i<getHandlers(event).length; i++) {
			getHandlers(event)[i](value);
		}
	};
	obj.addHandler = function(event, callback) {
		getHandlers(event).push(callback);
	};

	return obj;
}();

/**
 * Dsq.Realtime
 */
Dsq.Realtime = new function() {
	var initialized = false;
	var interval = null;
	var last_checked = Dsq.jsonData.request.timestamp;
	var new_posts = [];
	var ongoing_request = false;
	var prev_script = null;

	function updateNewPostCount() {
		Dsq.$('dsq-realtime-alert').style.display = new_posts.length ? 'block' : 'none';

		Dsq.$('dsq-realtime-queued').innerHTML = new_posts.length
		+ ' new '
		+ Dsq.Utils.pluralize(new_posts.length, 'comment', 'comments')
		+ Dsq.Utils.pluralize(new_posts.length, ' was', ' were')
		+ ' just posted.';

		Dsq.$('dsq-realtime-show').innerHTML = '(' + Dsq.Strings.SHOW + ')';
	}

	function insertNewPosts() {
		var post_id = null;
		var after_id = Dsq.$('dsq-sort-select').value === 'oldest' ? -1 : null;

		for (var i=0; i<new_posts.length; i++) {
			post_id = new_posts[i];
			Dsq.Post.insert(after_id, post_id, Dsq.jsonData.posts[post_id].message);
			Dsq.Post.incrementPostCount();
			Dsq.Post.outlineComment(post_id);
		}
		new_posts = [];
	}

	this.enableInterval = function() {
		interval = setInterval(Dsq.Realtime.check, Dsq.jsonData.context.realtime_speed);
		Dsq.$('dsq-realtime-status').innerHTML = Dsq.Strings.ENABLED;
		Dsq.$('dsq-realtime-toggle').innerHTML = '(' + Dsq.Strings.PAUSE + ')';
	}

	this.disableInterval = function() {
		if (interval) {
			clearInterval(interval);
			interval = null;
		}
		Dsq.$('dsq-realtime-status').innerHTML = Dsq.Strings.PAUSED;
		Dsq.$('dsq-realtime-toggle').innerHTML = '(' + Dsq.Strings.RESUME + ')';
	}

	this.toggleInterval = function() {
		if (!interval) {
			Dsq.Realtime.enableInterval();
		} else {
			Dsq.Realtime.disableInterval();
		}
		return false;
	}

	this.initialize = function() {
		if (!initialized) {
			initialized = true;
			Dsq.$('dsq-realtime-toggle').onclick = this.toggleInterval;
			if (!Dsq.jsonData.forum.streaming_realtime) {
				Dsq.$('dsq-realtime-show').onclick = this.show;
				updateNewPostCount();
			}
			if (Dsq.jsonData.thread.realtime_paused) {
				Dsq.Realtime.disableInterval();
			} else {
				Dsq.Realtime.enableInterval();
			}
		}
	}

	this.show = function() {
		insertNewPosts();
		updateNewPostCount();
		return false;
	}

	this.check = function() {
		if (!ongoing_request && Dsq.jsonData.realtime_enabled) {
			if (prev_script) {
				prev_script.parentNode.removeChild(prev_script);
			}
			ongoing_request = true;
			prev_script = Dsq.Utils.execScript('http://disqus.com/forums/3482964/realtime.js?timestamp=' + last_checked);
		}
	};

	this.update = function(timestamp, posts, users) {
		ongoing_request = false;
		last_checked = timestamp;

		if (users) {
			for (var user_id in users) {
				if (users.hasOwnProperty(user_id)) {
					if (!Dsq.jsonData.users[user_id]) {
						Dsq.jsonData.users[user_id] = users[user_id];
					}
				}
			}
		}

		if (posts) {
			for (var post_id in posts) {
				if (posts.hasOwnProperty(post_id)) {
					if (!Dsq.jsonData.posts[post_id]) {
						Dsq.jsonData.posts[post_id] = posts[post_id];
						new_posts.push(post_id);
					}
				}
			}

			if (Dsq.jsonData.forum.streaming_realtime) {
				insertNewPosts();
			} else {
				updateNewPostCount();
			}
		}
	};

}();

// DEPRECATED
Dsq.Iframes = function() {
	// Different style of object from the above. Hoping to switch to this for some reason.
	var obj = {};

	// Private
	var showIframeInContainer = function(container, id, markup) {
		// Look through container for iframes, hiding them, except show one that matches id
		// If none of them matched id, create a new iframe using markup and insert it.
		// Returns the iframe node if and only if it was newly created.
		var found = false;
		for (var i=0; i<container.childNodes.length; i++) {
			var child = container.childNodes[i];
			if (child.nodeName == 'IFRAME') {
				if (child.id == id) {
					child.style.display = 'block';
					found = true;
				} else {
					child.style.display = 'none';
				}
			}
		}
		if (found) {
			return;
		}
		// The iframe wasn't found, so construct it and add it to the container.
		// Don't use innerHTML because it might reload iframes
		var div = document.createElement('div');
		div.innerHTML = markup;
		var iframe = div.childNodes[0];
		div.removeChild(iframe);
		container.appendChild(iframe);
		return iframe;
	};

	// Public
	obj.makeReplyIframeId = function(opt_postId, opt_xtype) {
		var id = 'dsq-post-add-iframe';
		if (opt_xtype) {
			id += '-' + opt_xtype;
		}
		if (opt_postId) {
			id += '-' + opt_postId;
		}
		return id;
	};
	obj.makeLoginIframeId = function(opt_postId) {
		if (!opt_postId) {
			return 'dsq-login-iframe';
		}
		return 'dsq-login-iframe-' + opt_postId;
	};
	obj.makeReplyIframeName = function(opt_postId, opt_xtype) {
		var name = 'dsq-reply-frame';
		if (opt_xtype) {
			name += '-' + opt_xtype;
		}
		if (opt_postId) {
			name += '-' + opt_postId;
		}
		return name;
	};
	obj.showReplyIframeInContainer = function(container, opt_postId, opt_extraParams, opt_className) {
		// Construct the id so we can check if it's already present.
		// Hide any other iframes we find, and show this one if it's found.
		var params = opt_extraParams || {};
		// use xtype in the id and name so we can distinguish media replies from text replies:
		var id = Dsq.Iframes.makeReplyIframeId(opt_postId, params.xtype);
		var name = Dsq.Iframes.makeReplyIframeName(opt_postId, params.xtype);
		var attributes = {
			'id': id,
			'name': name,
			'class': opt_className || 'dsq-post-reply'
			};
		var markup = Dsq.Templates.frameReply(opt_postId, opt_extraParams, attributes);
		var iframe = showIframeInContainer(container, id, markup);
		// It was newly created
		if (iframe) {
			Dsq.Events.fire(Dsq.Events.REPLY_IFRAME_CREATED, {
				postId: opt_postId,
				node: iframe,
				xtype: params.xtype
			});
		}
	};
	obj.showLoginIframeInContainer = function(container, opt_postId) {
		var id = Dsq.Iframes.makeLoginIframeId(opt_postId);
		var markup = Dsq.Templates.frameLogin({id: id});
		showIframeInContainer(container, id, markup);
	};
	obj.showReplyIframeInContainerIfAllowed = function(container, opt_postId) {
		if (Dsq.jsonData.context.show_reply) {
			obj.showReplyIframeInContainer(container, opt_postId);
		} else {
			obj.hideAllInContainer(container);
		}
	};
	obj.hideAllInContainer = function(container) {
		for (var i=0; i<container.childNodes.length; i++) {
			var child = container.childNodes[i];
			if (child.nodeName == 'IFRAME') {
				child.style.display = 'none';
			}
		}
	};

	return obj;
}();

Dsq.Twitter = new function() {
	var that = this;

	this.startTwitterConnect = function() {
		var popupParams = 'location=0,status=0,width=800,height=400';
		that._twitterWindow = window.open(Dsq.jsonData.settings.disqus_url + '/_ax/twitter/begin/', 'twitterWindow', popupParams);
		that._twitterInterval = window.setInterval(that.completeTwitterConnect, 1000);
	};

	this.completeTwitterConnect = function() {
		if (that._twitterWindow.closed) {
			window.clearInterval(that._twitterInterval);
			window.location.reload();
		}
	};
};

Dsq.Yahoo = new function() {
	var that = this;

	this.startYahooConnect = function() {
		var popupParams = 'location=0,status=0,width=800,height=400';
		that._yahooWindow = window.open(Dsq.jsonData.settings.disqus_url + '/_ax/yahoo/begin/', 'yahooWindow', popupParams);
		that._yahooInterval = window.setInterval(that.completeYahooConnect, 1000);
	};

	this.completeYahooConnect = function() {
		if (that._yahooWindow.closed) {
			window.clearInterval(that._yahooInterval);
			window.location.reload();
		}
	};
};

Dsq.OpenID = new function() {
	var that = this;

	this.requestURL = function() {
		var message = '<table class="dsq-openid-form"><tr><td style="vertical-align:top;" rowspan="2"><img src="' + Dsq.jsonData.settings.media_url + '/images/openid-icon-100x100.png" /></td>';
		message += '<td><label for="dsq-openid-url">OpenID URL:</label></td><td><input type="text" id="dsq-openid-url" /></td></tr>';
		message += '<tr><td><label for="dsq-openid-username">Display name:</label></td><td><input type="text" id="dsq-openid-username" /></td></tr>';
		message += '<tr><td class="dsq-openid-submit" colspan="3"><input type="button" value="Sign in" onclick="Dsq.OpenID.startConnect();" /></td></tr>';
		message += "</table>";

		Dsq.Popup.popModal(message, 'Sign in using OpenID');
	};

	this.startConnect = function() {
		var isblank = function(str) {
			return /^\s*$/.test(str);
		};

		var openid_url = Dsq.$('dsq-openid-url').value;
		var username = Dsq.$('dsq-openid-username').value;

		if (isblank(openid_url)) {
			return;
		}

		var popupParams = 'location=0,status=0,width=800,height=500';
		var url = Dsq.jsonData.settings.disqus_url + '/_ax/openid/begin/' + '?url=' + encodeURIComponent(openid_url) + '&username=' + encodeURIComponent(username);
		that._openidWindow = window.open(url, 'openidWindow', popupParams);
		that._openidInterval = window.setInterval(that.completeConnect, 1000);
	};

	this.completeConnect = function() {
		if (that._openidWindow.closed) {
			window.clearInterval(that._openidInterval);
			window.location.reload();
		}
	};
};

Dsq.Reaction = new function() {
	var that = this;

	this.hide = function(id) {
		Dsq.Utils.execScript('http://disqus.com/forums/blownmortgage/hidereaction.js?' + 'reaction_id=' + id);
	};

	this.reportMissingReactions = function() {
		if (!Dsq.jsonData.request.is_moderator || !Dsq.jsonData.forum.reactions_enabled) {
			return;
		}

		if (Dsq.jsonData.thread.queued) {
			Dsq.Popup.popModal('Your report has been received. The system will automatically search for new reactions; if any are found, they will be displayed on this comment thread.<br/><br/>Thank&nbsp;you.',
												 'Reported missing reactions');
			return;
		}

		Dsq.Utils.execScript(Dsq.jsonData.settings.disqus_url + '/forums/blownmortgage/queueurl.js');
	};
};

Dsq.CNN = function() {
	var obj = {};

	obj.authenticate = function() {
		var url = Dsq.jsonData.settings.disqus_url + "/saml/cnn/try/";
		Dsq.Utils.postToUrl(url, {'target': document.location}, true);
	};

	return obj;
}();


if(Dsq.Utils.ie6) {
	(function() {
		DSQ_HEADER_AVATAR_RE = /<div class="dsq-header-avatar"(.*?)>/gim;
		Dsq.Templates.registerFilter('postPrependHeader', function(html, post_id) {
			// Add "onmouseout" for dsq-header-avatar for dropProfile
			// functionality since IE6 cannot use :hover.
			function _headerAvatarReplace(content, inner, _unused, html) {
				return '<div class="dsq-header-avatar" '
					+ inner
					+ ' onmouseout="Dsq.Post.dropProfile(' + post_id + ')">';
			}
			html = html.replace(DSQ_HEADER_AVATAR_RE, _headerAvatarReplace);
			return html;
		});
	})();
}





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Dsq.container.className = "clearfix";
Dsq.container.innerHTML = ' \
<ul id="dsq-comments">\
	 <li id="dsq-comment-1734195">\
	 <div id="dsq-comment-header-1734195" class="dsq-comment-header">\
	 <cite id="dsq-cite-1734195" class="dsq-comment-cite">\
	 <span id="dsq-author-user-1734195">Renter</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-1734195" class="dsq-comment-body">\
	 <div id="dsq-comment-message-1734195" class="dsq-comment-message">How could any taxpayer support this ridiculous practice?  You said yourself loans having seller funded down payments default at 3x the rate of traditional FHA loans.  If the bill can eliminate some of these seller funded DPA programs it would go a long way towards improving the credit quality of the FHAs portolio.  The seller funded DPA program amounts to buyer\'s being able to capitalize the cost of the down payment onto their loan amount.  Of course this contributed to an unsustainable rise in prices.  There will still be third party down pmt assistance but this bill will reduce those significantly.  Seller funded DPA is borderline fraud vs the government.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-1769675">\
	 <div id="dsq-comment-header-1769675" class="dsq-comment-header">\
	 <cite id="dsq-cite-1769675" class="dsq-comment-cite">\
	 <span id="dsq-author-user-1769675">Lee</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-1769675" class="dsq-comment-body">\
	 <div id="dsq-comment-message-1769675" class="dsq-comment-message">Renter,<br><br>It\'s obvious you have no idea what you\'re talking about if you can say DPA is borderline fraud.  HUD guidelines currently allows for DPA and has for as long as I can remember.  If a broker somehow inserted DPA without the buyer, seller or HUD knowing it, then that would be fraud.  Explain to me how it\'s fraud if it\'s allowed?  <br><br>I\'m amazed at all the negative comments from you and all the people on this blog.  If HR 6694 isn\'t successful at reforming DPA, the effects that the elimination of DPA will have on our economy is going to be enormous.  When the horrible ripple down effects start showing in our economy, in the next several months, who will you blame then?  Congress will then be scrambling for another resolution.  <br><br>HUD has been trying to eliminate DPA, on their own, for many years because of exactly what you\'re saying.  However, as recently as March of this year a judge ruled that HUD hadn\'t proved DPA had caused the foreclosures that they were stating.  The result, DPA survived once again remained in place.  Then here we are with all of our wonderful and intelligent Congressmen rushing the bill HR 3221 through for the President\'s signature for DPA to be eliminated before they go on break.  GIVE ME A BREAK!!<br><br>I would ask HUD to provide to Congress their foreclosure statistics that include DPA and their foreclosure statistics that don\'t have DPA.  You can\'t find that information anywhere because they are including it all together in their statistics.  I haven\'t been able to find these statistics separately anywhere.  Please Mr. Renter provide me with accurate information.<br><br>Lee</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-1730484">\
	 <div id="dsq-comment-header-1730484" class="dsq-comment-header">\
	 <cite id="dsq-cite-1730484" class="dsq-comment-cite">\
	 <span id="dsq-author-user-1730484">Tom Lawler</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-1730484" class="dsq-comment-body">\
	 <div id="dsq-comment-message-1730484" class="dsq-comment-message">A few clarifications:  (1) DAPS have been running about 1/3, not 2/3 of FHA originations; (2) 3rd party, non relative DAPS have performed massively worse not just than "no gift" loans, but from loans where the down payment assistance came from relatives.  Here are the cumulative claims rates by origination year from 2002 through 2005, as of the end of FY 2007:<br><br>                  No Gift           Relative     "Non-Profit, etc,<br>2002         3.53%            4.23%           12.17%<br>2003         2.26                3.04                9.37<br>2004         1.82                2.14                6.65<br>2005         1.03                0.98                3.46<br><br>While the credit performance of loans where relatives provided the down payment has only been a "scooch" worse than "regular" FHA loans, the credit performance of loans with 3rd-party down payment assistance -- where in essence the down payment came from the seller -- has been MASSIVELY worse.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-1769462">\
	 <div id="dsq-comment-header-1769462" class="dsq-comment-header">\
	 <cite id="dsq-cite-1769462" class="dsq-comment-cite">\
	 <span id="dsq-author-user-1769462">Lee</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-1769462" class="dsq-comment-body">\
	 <div id="dsq-comment-message-1769462" class="dsq-comment-message">Mr. Tom Lawler,<br><br>You are quoting statistics as if you are a professional.  However, it would greatly assist anyone reading your blog entry to provide the source with which you are so negatively quoting.  I\'ve been in the mortgage business for 20 years and have yet to be able to find the source, and I quote from you at the end of your entry "in essence the down payment came for the seller - - has been massively worse."  <br><br>In short, don\'t quote statistics without your source.  State your opinion, which is obvious, but not statistics.  We\'re not impressed.<br><br>Lee</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-1728994">\
	 <div id="dsq-comment-header-1728994" class="dsq-comment-header">\
	 <cite id="dsq-cite-1728994" class="dsq-comment-cite">\
	 <span id="dsq-author-user-1728994">Gook</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-1728994" class="dsq-comment-body">\
	 <div id="dsq-comment-message-1728994" class="dsq-comment-message">Here we go again. Would the author of the post mind reading CR blog entry <br><br><a href="http://calculatedrisk.blogspot.com/2008/08/default-statistics-or-mortgage-math-is.html" rel="nofollow">http://calculatedrisk.blogspot.com/2008/08/defa...</a><br><br>Having read it could he please define "success rate" ? It\'s really tiring when Certified Mortgage Planners aka mortgage brokers throw around nicely sounding statistic implying that only 6% of FHA mortgage applicants eventually default. Is this success rate over one month or  10 years and what vintage year we are talking about  ? I bet that recent vintages (2006-2007) will have quite a bit less than 94% "success rate". <br><br>HUD site shows that cumulative default rate for FHA loans in double digits (17%). I\'m willing to wager a bet that 2007 Seller funded DPA loans will have in excess of 40% cumulative default rate over next 5 year period. I\'m not even mentioning "success rate" defined as FHA loan borrowers that remain homeowners and didn\'t return to renting w/o defaulting/foreclosing.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-1724923">\
	 <div id="dsq-comment-header-1724923" class="dsq-comment-header">\
	 <cite id="dsq-cite-1724923" class="dsq-comment-cite">\
	 <a id="dsq-author-user-1724923" href="http://ml-implode.com" target="_blank" rel="nofollow">Aaron Krowne</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-1724923" class="dsq-comment-body">\
	 <div id="dsq-comment-message-1724923" class="dsq-comment-message">Who says prices going down is a bad thing?  (Call me biased: I don\'t own a home, and am waiting until I can own one on sound terms, without any government cheese involved, inside an actual city). <br><br>Further, how can price fixing of mortgage rates too-low, which was the source of the market collapse, also be the solution to it?<br><br>From an activist standpoint the most worrisome revelation of this article is that "family"-financed DPA is just as bad, and it will be allowed to stand.<br><br>Looks like housing "welfare" is just a bad idea in general.  Which isn\'t a surprise, since there actually is no shortage of housing in general.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-1732435">\
	 <div id="dsq-comment-header-1732435" class="dsq-comment-header">\
	 <cite id="dsq-cite-1732435" class="dsq-comment-cite">\
	 <span id="dsq-author-user-1732435">Don</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-1732435" class="dsq-comment-body">\
	 <div id="dsq-comment-message-1732435" class="dsq-comment-message">I\'m guess I\'m a little more biased here, but I actually LIKE FHA loans and think that the downpayment assistance can be a good thing.  <br><br>First off, Aaron, this isn\'t "welfare".  The gov\'t isn\'t loaning money, private lenders are.  Borrowers are buying insurance from the gov\'t to guarantee the loans.  And let\'s get real, the u/w guidelines are pretty strict and maybe if we would have stuck with full doc loans, we as taxpayers wouldn\'t be having to continually bailout these private banks.  THAT\'S welfare!  BTW, as I understand it, FHA actually makes money for the gov\'t, or at least it did when I was doing these in 2004.<br><br>I just think that their throwing out the baby with the bathwater on this one.   I just think there are some cases where downpayment assistance is a good thing.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-1733573">\
	 <div id="dsq-comment-header-1733573" class="dsq-comment-header">\
	 <cite id="dsq-cite-1733573" class="dsq-comment-cite">\
	 <a id="dsq-author-user-1733573" href="http://www.miamicondoforum.com" target="_blank" rel="nofollow">Mo</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-1733573" class="dsq-comment-body">\
	 <div id="dsq-comment-message-1733573" class="dsq-comment-message">Instead of worrying about falling home prices (which is good for all home purchasers - the people you are trying to "help") we should worry about the real effects of DAPs. Those that utilize DAPs had a free call option on homes - no skin in the game. They default 3x more than others that utilize FHA loans. That means you and me - taxpayers - have to foot the bill because prices are now falling. This entire bubble was created because we allowed exotic financing to put people in homes they can\'t afford. If someone can\'t save up 3.5%, then they have no business owning a home. Morgan, what you\'re saying is like arguing that lower prices on big screen TVs hurt big screen TV buyers. That is such a load of crap. If prices fall, maybe the average American can save up the 3.5% or even 20% to put a down payment on a home. You\'re working for the DAPs and the REIC, not the little guy... You\'re full of it Morgan.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-1733829">\
	 <div id="dsq-comment-header-1733829" class="dsq-comment-header">\
	 <cite id="dsq-cite-1733829" class="dsq-comment-cite">\
	 <a id="dsq-author-user-1733829" href="http://blownmortgage.com" target="_blank" rel="nofollow">morganb</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-1733829" class="dsq-comment-body">\
	 <div id="dsq-comment-message-1733829" class="dsq-comment-message">mo - this wasn\'t written by me - it\'s a guest post.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-1735858">\
	 <div id="dsq-comment-header-1735858" class="dsq-comment-header">\
	 <cite id="dsq-cite-1735858" class="dsq-comment-cite">\
	 <span id="dsq-author-user-1735858">Renter</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-1735858" class="dsq-comment-body">\
	 <div id="dsq-comment-message-1735858" class="dsq-comment-message">I can\'t understand how anyone would argue for keeping seller funded DPA programs.  FHA loans having seller funded DPA are widely agreed to exhibit far poorer credit performance than other traditional FHA loans with non seller funded down payments.  The FHA recorded a loss this year, which means they\'ll need to obtain money through the approriations process, which means that taxpayers are covering their shortfall.  What a disgrace to taxpayers to try to resuscitate this practice.  Good riddance seller funded DPA programs, this taxpayer won\'t miss you one bit.  This practice borders on fraud vs the government.  Worse the housing bill prevents the FHA or places a moratorium on the FHA\'s ability to apply risk based pricing to these loans.  Effectively, this will raise borrowing costs for all FHA borrowers, as better quality credits will have to subsidize lower quality credits.  Smells like socialism.  Regardless, limiting the ability of the FHA to use risk based pricing is a joke.  Why wouldn\'t anyone want the FHA to protect taxpayer money and lend prudently.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-1737559">\
	 <div id="dsq-comment-header-1737559" class="dsq-comment-header">\
	 <cite id="dsq-cite-1737559" class="dsq-comment-cite">\
	 <span id="dsq-author-user-1737559">Curtis</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-1737559" class="dsq-comment-body">\
	 <div id="dsq-comment-message-1737559" class="dsq-comment-message">There are a lot of statistics out there regarding the default rate of DPA programs. Would we be having this conversation if the sub-prime meltdown never occured? If home values hadn\'t plummetted across the country? If people hadn\'t bought outside the city limits and then gas hadn\'t gone to over $4 a gallon? If the economy hadn\'t slowed and people hadn\'t been laid off en mass?<br><br>Hard to say but it does make it apparent that their "MAY" be some additional factors to consider for the increase in default rates whether they are supplemented through DPA or not.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-1767968">\
	 <div id="dsq-comment-header-1767968" class="dsq-comment-header">\
	 <cite id="dsq-cite-1767968" class="dsq-comment-cite">\
	 <span id="dsq-author-user-1767968">Gook</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-1767968" class="dsq-comment-body">\
	 <div id="dsq-comment-message-1767968" class="dsq-comment-message">The reason we are talking about SFDPA because w/o banning that practice they are the biggest reason FHA would have requested budget appropriations (meaning sticking bill to the taxpayers) for first time in its history in FY2009. HUD Secretary testified that FHA would need 5 something bln for next fiscal year if practice to continue.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-1774596">\
	 <div id="dsq-comment-header-1774596" class="dsq-comment-header">\
	 <cite id="dsq-cite-1774596" class="dsq-comment-cite">\
	 <span id="dsq-author-user-1774596">Mtg Planner</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-1774596" class="dsq-comment-body">\
	 <div id="dsq-comment-message-1774596" class="dsq-comment-message">The problem is very simple, it\'s not the default rate with DPA\'s or anything else.  Our banking system and the mortgage industry as a whole continues to mislead our country into believing the mortgage is a debt and should be treated as a debt.  They have programs that take extra money out of the home owners hands and puts it into theirs.  Our job - as financial advisors - is to help our clients understand the benefits of using a loan program that allows them to give less money to the bank and help them establish a savings program by investing the difference.  Intorduce them to a financial planner who understands the concepts and will put them on a monthly bank draft savings program where the money is taken from their account each month.  It\'s really no different then buy term and invest the difference.  <br><br>Our country has a negative savings rate.  If the mortgage professionals in this country took a proactive stance and educated their borrowers on the mortgage process and helped them understand the mortgage is a financial tool - not a monthly bill or debt and how to save money, we wouldn\'t be in the mess we are in now.   Instead they took the used car salesman approach and said "Oh, you want that $500K home but can only afford $1500 a month - I\'ve got just the program for you."  They never expained the true reason the option arm and interest only loans were created.  <br><br>Can a homeowner go to their banker and ask them to "let them slide" a few months because they have paid in an extra 10 months of payments?  Can they go to the banker and say "hey, Mr. Banker, can you give me some of the equity I paid into my home because I\'ve lost my job and really need the money to pay my credit cards, car payments etc?"  Every time they pay extra money to the principal of their home to "Pay down their debt" they mights well say to the banker "Here you go Mr. Banker, don\'t bother paying me any interest on that $300 and by the way, if I need my money back, you can charge me whatever you want for fees and interest rate.  Hopefully I\'ll have a job and be able to qualify."<br><br>DPA is nothing more then a borrower being able to finance in their closing costs and downpayment that a third party can then give back to them.  If the mortgage professional isn\'t taking the time to seriously look at the borrowers credit and savings habits and realizes the borrower is a credit risk regardless of whether they are renting or owning, they should be ashamed of themselves.  They are doing nothing more then getting someone in a home to make a buck.  They aren\'t looking out for the best interests of the clients and helping them do the right things now so when they are ready to own a home, can do so without the worries of default because we have properly educated them and helped them start the right habits.<br><br>I am all for DPA and believe it\'s in the best interest of the mortgage community and the country.  But we need to do the right things by our buyers and make sure they qualify and are truly capable of repaying the mortgage, not just qualifying them on a number.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-1777856">\
	 <div id="dsq-comment-header-1777856" class="dsq-comment-header">\
	 <cite id="dsq-cite-1777856" class="dsq-comment-cite">\
	 <a id="dsq-author-user-1777856" href="http://www.ceforward.com" target="_blank" rel="nofollow">Jillayne Schlicke</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-1777856" class="dsq-comment-body">\
	 <div id="dsq-comment-message-1777856" class="dsq-comment-message">I want you guys to imagine what your lives would be like if the FHA insurance program goes down.<br><br>We should listen to HUD.  Erradicate DPAs like a tumor and let FHA live.  We need to experience the pain of getting rid of this disease so we can begin to rehabilitate the mortgage industry.<br><br>As it is, 3%/3.5% down is not all that much given the projections of FURTHER price declines all across the U.S.<br><br>DPAs along with 100% LTV/seller paid closing costs contributed to massive pressure on appraisers to hit the numbers.  Then appraisers and Realtors doing their CMAs used those closed sales as comps, further inflating prices just a little bit each time.<br><br>Death to DPAs. May you never return.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-1781567">\
	 <div id="dsq-comment-header-1781567" class="dsq-comment-header">\
	 <cite id="dsq-cite-1781567" class="dsq-comment-cite">\
	 <span id="dsq-author-user-1781567">Bill Phillips</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-1781567" class="dsq-comment-body">\
	 <div id="dsq-comment-message-1781567" class="dsq-comment-message">The bottom line is that seller funded DPA programs are a shell game.  If FHA thinks that it is OK for their risk parameters they can easily change the guidelines to allow seller funded down payments, getting rid of the cost and paperwork of the middle man.  However, they see this as not an arms-length transaction and therefore ripe for explotation.  THIS is why they don\'t like it , don\'t want it.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-1782227">\
	 <div id="dsq-comment-header-1782227" class="dsq-comment-header">\
	 <cite id="dsq-cite-1782227" class="dsq-comment-cite">\
	 <span id="dsq-author-user-1782227">David M.</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-1782227" class="dsq-comment-body">\
	 <div id="dsq-comment-message-1782227" class="dsq-comment-message">Morgan actually had it right.  I do loan portfolio analysis for a living and my wife has been a realtor for 23 years.  Due to our interest in DPA\'s with the declining availability of other loan products, my wife has been on me to do some analysis on DPA loan performance.  She follows her clients dilligently and she is aware of only one DPA buyer that has been foreclosed, compared to more than a dozen non DPA buyers. As a chapter president of our local Realtor Association, she frequently hears the same from her peers in other parts of the country.  Her Question to me is, if DPA foreclosure was that prevelant, where are they?<br><br>After gathering the needed data, here is what I have found.  HUD uses 400 variables to report their findings, but will only make 12 of those points public.  I checked with all my triued and true resources, they can get the whole thing either.  Hmm, are they hiding something?  Duh!  Without the rest of their data, I can\'t check their work.  My friend at FHA told me, "that\'s the idea".  When I asked him if the data is bad, he said, "#1 remember this is a huge political issue and things aren\'t always what they seem. #2, they are starting out with the end game in mind and manipulating the data to justify it."  He said he is so disgusted by the stuff they do behind the scenes that he is looking for work elswhere.<br><br>Two points to consider;  1) HUD frequently quotes default rates instead of foreclosure.  Default rate just means they are over 45 days late on their payment.  A small percentage of defaults end in foreclosure.  2) the skin in the game arguement is philosophical, not statistically signficant.  The data show about a 1% difference between foreclosure of seller-assisted DPA and Gov\'t DPA and about another 1% difference in Family Assisted DPA.  Does this mean that all downpayment gifting should be banned?  If you think there should be skin in the game, you answer has to be yes.  If HUD believed DPA\'s 8.7% foreclosure rate (if accurate?) was a danger to the FHA MIIF Fund, they would also think Gov\'t and Family gifts were a danger.  You mean 8.7% of DPA will cripple the insurance, fund but Gov\'t 7.5% won\'t?  My buddy is right; POLITICS!!!!</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-1787841">\
	 <div id="dsq-comment-header-1787841" class="dsq-comment-header">\
	 <cite id="dsq-cite-1787841" class="dsq-comment-cite">\
	 <span id="dsq-author-user-1787841">Lee</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-1787841" class="dsq-comment-body">\
	 <div id="dsq-comment-message-1787841" class="dsq-comment-message">Mr. David M.,<br><br>I can\'t believe I\'m reading a blog from someone with actual intelligence.  Here, here to you and your wife.  I\'ve been in the Mortgage and R.E. Industry for coming up on 20 years and they\'re just now outlawing DPA...."our heroes."  HUD has fought DPA for years with the unjust figures that you speak about, but to no avail because their figures aren\'t accurate.  I hope all the previous bloggers will read you closely and realize how wrong their negative statements really are.  <br><br>To the Mtg. Planner above:  I truly resent your statement that I wasn\'t looking out for the best interest of my client and that I was only in it for the buck.  I don\'t know of one of my clients that I helped with their puchase or a refinance that is in foreclosure to date.  Oh.....and I was working in California the whole time of my career.  People like you are hopeless.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-1799493">\
	 <div id="dsq-comment-header-1799493" class="dsq-comment-header">\
	 <cite id="dsq-cite-1799493" class="dsq-comment-cite">\
	 <span id="dsq-author-user-1799493">Gook</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-1799493" class="dsq-comment-body">\
	 <div id="dsq-comment-message-1799493" class="dsq-comment-message">It\'s difficult to get man to understand when his salary depends on not understanding it. That\'s about all of you whose compensation is directly impacted by elimination of SF DPA, you are all screaming and kicking at HUD taking punch bowl away.<br><br>Me, on other hand is a Joe Taxpayer who is going to be stuck with the bill, so please spare me YOUR ANECDOTAL evidence and go directly to HUD site pull up national cumulative default statistic and claim rates and see for yourself. Obviously since you don\'t like direct evidence you are going to claim that the statistic is bogus and your ANECDOTAL EVIDENCE and ANONYMOUS NON-SUBSTANTIATED HEARSAY is substantially better reflects reality. Reminds me about flat earth society. Some friend of mine doing astrophysics research at Cal Tech  told me that all of those pictures and earth being a ball are bogus and because there would be huge upheaval they perpetuate lie. Sounds familiar about "your friend in FHA" ? I thought so.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-1803805">\
	 <div id="dsq-comment-header-1803805" class="dsq-comment-header">\
	 <cite id="dsq-cite-1803805" class="dsq-comment-cite">\
	 <a id="dsq-author-user-1803805" href="http://czarism.com" target="_blank" rel="nofollow">Czar</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-1803805" class="dsq-comment-body">\
	 <div id="dsq-comment-message-1803805" class="dsq-comment-message">IMHO borrowers need "more" guidance when working with down payment assistance loans (and programs.)</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-1827903">\
	 <div id="dsq-comment-header-1827903" class="dsq-comment-header">\
	 <cite id="dsq-cite-1827903" class="dsq-comment-cite">\
	 <span id="dsq-author-user-1827903">Peggy</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-1827903" class="dsq-comment-body">\
	 <div id="dsq-comment-message-1827903" class="dsq-comment-message">Visit <a href="http://www.dpagroundswell.org/" rel="nofollow">http://www.dpagroundswell.org/</a> to express your support for HR 6694.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-1828879">\
	 <div id="dsq-comment-header-1828879" class="dsq-comment-header">\
	 <cite id="dsq-cite-1828879" class="dsq-comment-cite">\
	 <span id="dsq-author-user-1828879">Ravi</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-1828879" class="dsq-comment-body">\
	 <div id="dsq-comment-message-1828879" class="dsq-comment-message">My basic question is the following: How is seller-funded downpayment assistance any different some other kickback from the seller that reduces the effective sales price to the buyer? If the only point is to make the sales price look larger than what it is, why should lenders play along with that?<br><br>Put it another way - if the seller was giving the buyer a second mortgage for the remainder of the sales price, a lender would want to know about that (and would factor that into their assessment of the loan). Why should seller-funded downpayment assistance be any different?</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-1842080">\
	 <div id="dsq-comment-header-1842080" class="dsq-comment-header">\
	 <cite id="dsq-cite-1842080" class="dsq-comment-cite">\
	 <a id="dsq-author-user-1842080" href="http://www.fhainfocenter.com" target="_blank" rel="nofollow">Dimitrios Gikas</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-1842080" class="dsq-comment-body">\
	 <div id="dsq-comment-message-1842080" class="dsq-comment-message">Some of the logic here is insane.   <br><br>I can\'t address them all.<br><br>The Lender DOES know about the DPA when it is used, it is IN the purchase contract....so if it is, how is this fraud?  How does the seller carrying a 2nd the same even come up as a comparison in this case?<br>"Skin" in the game is nonsense by the way, the embarrasment of losing one\'s home is way more of a deterant than a few thousand down.  The reason for most foreclosures is loss of job.  Whether you put down 5% or 20% or 50%, if you lose your job and can\'t pay the payment and don\'t have the luxury of borrowing from mom and dad, what do you do?  <br><br>Go read my blog on this topic....I am actually in favor of getting rid of DPA, with a huge caveat though....HUD could get rid of DPA and have it nver come back by doing one simple thing:  100% financing like VA. <br><br><a href="http://blog.fhainfocenter.com/2008/07/fha-why-raising-down-payment-to-35-and.html" rel="nofollow">http://blog.fhainfocenter.com/2008/07/fha-why-r...</a></div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-1866669">\
	 <div id="dsq-comment-header-1866669" class="dsq-comment-header">\
	 <cite id="dsq-cite-1866669" class="dsq-comment-cite">\
	 <span id="dsq-author-user-1866669">TonyaMemphis</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-1866669" class="dsq-comment-body">\
	 <div id="dsq-comment-message-1866669" class="dsq-comment-message">I purchased a home using a DPA program back in 2002 with a 630 credit score and have never been late on a payment.  I\'m a single female college grad working at a Fortune 500 company.  With single women making up much of the economy and the historical fact that women still earn less than their male counterparts, DPA is a valuable tool to move them into homeownership which forms the foundation of most people\'s financial security.<br><br>There is a large segment of the population that does not have a gazillion dollars of "extra" income each month, making it easy for them to quickly save the thousands of dollars needed for a DP.  Yes, I could have waited 5 years to save the additional funds above my emergency fund balance, but I would have missed out on over $10k in income tax savings. I would have also missed my the opportunity to realize a modest capital gain as I am now looking to move into a larger home and use the equity to pay off all of my current debt.  <br><br>Anything done without moderation can turn into a \'bad thing\'.  I don\'t think that DPA is the sole culprit.  Even with DPA, if I cannot afford to pay the monthly mortgage I should not be given the loan.  If my credit history shows a failure to pay anyone ontime - I should not be given the loan.  If I can barely pay the loan today at $1000, why would anyone ever think I will be able to handle $1500 in 2 or 3 yrs?<br><br>Support HR 6694</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-1895815">\
	 <div id="dsq-comment-header-1895815" class="dsq-comment-header">\
	 <cite id="dsq-cite-1895815" class="dsq-comment-cite">\
	 <a id="dsq-author-user-1895815" href="http://www.mortgageloanshop.net" target="_blank" rel="nofollow">Adam</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-1895815" class="dsq-comment-body">\
	 <div id="dsq-comment-message-1895815" class="dsq-comment-message">They must do what hey can to help the housing market not make more limitations. I simply don\'t understand all the undercutting of loan programs. Now kill the DAP\'s. They already killed ALt-A which was due anyway with ridiculous no doc loans. FHA simply nees more monitoring and verification. I remember those FHA inflated flip scams that happen every 5 or fewer years.</div>\
	 </div>\
	 </li>\
	 </ul>\
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