13K is a great number @kenny-crane. I see your internal debate about selling the house is still ongoing. Making a pros and cons list is a good way to see your thoughts in a logical manner. Such a big decision! It's obvious though that you are taking your time and will eventually come to the correct conclusion that will benefit you the most. I'm sending positive vibes your way! And I remember the Addams Family well. Gomez and Morticia, speak French to me baby, lol.