When most people move into a new home, they sell their old property. But this isn’t your only option! If you want to skip the stress of marketing your home and negotiating with buyers—especially during the age of social distancing—consider turning it into a rental property. Converting your residence into a rental is a great way to get into the world of real estate investing and earn some passive income. Here are some tips and tricks to help you get set up and find your first tenants!

Make a Few Upgrades

Of course, before you can rent your home out to tenants, you will have to repair anything that needs fixing. One of your responsibilities is to provide a well-maintained property. After this, consider making some upgrades! For example, give the walls a fresh coat of paint, replace your plumbing fixtures, and if you have hardwood floors, get them refinished and polished. Think about lighting that gives the home a welcoming vibe. You might even want to make some home efficiency upgrades to reduce your utility bills. At the very least, Mashvisor explains that adding in-demand features to your property should let you charge higher rental rates!

If you’re going to be doing any major renovations, make sure you come up with the funding first. Cash-out refinancing could be a viable option, especially right now—the coronavirus pandemic has resulted in low mortgage rates! As PMUSA explains, cash-out refinancing involves replacing your existing mortgage loan with a loan of a higher amount and receiving the difference in cash. It’s common for homeowners to use this cash to make home upgrades, and with such tantalizing rates, you might want to strike while the iron is hot.

Protect Your Finances

Renting out property is always somewhat risky, even if you already own the home. Planning ahead will ensure your cash flow is secure. This is especially important given the financial uncertainty surrounding the virus! Start by estimating your monthly expenses and comparing these to your desired rental rate, remembering to account for hidden costs like emergency maintenance, insurance premiums, and vacancies. To get an idea of what you can charge for rent, look at the average rates for other rentals in your area, specifically for properties that are similar to yours.

It’s also important to update your insurance when you become a landlord. Allstate explains that your existing homeowner’s insurance won’t cover accidents, robberies, or disasters that occur in your rental, so be sure to protect yourself with landlord insurance!

Consider Long Term versus Short Term Rentals

Consider whether you want to do a short-term rentals such as  vacation rentals, or a long term rentals for housing. Short term rentals require more work and time on your part but may give you a higher return per night and more flexibility to list your home for sale when the time is right. Short term rentals will like need to be designed and furnished to attract your ideal renters. Long term rentals may be more appealing to renters but offer you less flexibility when you want to sell.

Start Looking for Tenants

When you’re finally ready to look for tenants, start with a good rental listing. Write a catchy headline, include several quality photos, and list any information potential renters might want from you regarding the rental rate, security deposit, amenities, parking situation, move-in date, pet policy, and utilities.

Before signing a lease, make sure you screen your potential tenants thoroughly. Dealing with bad tenants is expensive and incredibly stressful, so you want to take all possible precautions to avoid issues. Some important steps in the screening process include running a background check, verifying the tenant’s income, and calling their previous landlords.

Create a Management Plan

Many first-time landlords don’t realize just how much work it is to manage a rental property. You will have to create lease agreements, collect rent, perform regular maintenance, and deal with all of the financial aspects of renting out a home. On top of all this, you must be prepared to respond to tenant concerns and requests at any hour. If you have the budget for it, hiring a property manager will take a lot of these responsibilities off your plate. Your property manager can even help you set your rental rates and find tenants!

If you’re hesitant to put your home on the market during the coronavirus pandemic, consider renting it out instead! Renting out your home can be an exciting and rewarding endeavor, especially if you want to try real estate investing. Take the right steps to prepare your rental and you’re sure to enjoy success!

Written by guest blogger Suzie Wilson from Happier Home. Suzie is an Interior Designer and author.

Need Help Getting Your Rental Property to Stand Out from the Crowd Online?

Whether you are putting your home on the market, or renting it as a vacation or other rental, home staging and a color consultation can help you. Make sure your property stands out from the crowd and has great photos to attract your ideal renters, guests or your target buyers.

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Purchasing a home with the goal of renting it for extra income requires taking a hard look at the property. Appealing to renters is essential for your success — an investment property provides no return if it sits empty. Chances are, you face stiff competition for renters. If the supply outpaces the demand, you must devote time, energy, and money in order to secure a consistent return on the investment. A little paint and new bathroom fixtures can go a long way to show a renter that you care about the property.

Location, Location, Location

Purchasing an investment property and the odds of renting it greatly depend on the location. For example, a rental property near a college may attract students during fall and spring semesters, but it could remain empty during the summer. A vacation rental home located at a popular beach can sit unused during the winter.

There are several factors for consideration when it comes to the location of a rental property, including:

• The neighborhood
• Schools
• Nearby stores, parks, and attractions
• Crime statistics
• Property taxes

Whether you will ever use the space, like that of a vacation home, can help determine where you buy. If the investment is simply to obtain a financial return, then the location must offer the amenities renters demand.

Green Initiatives and Smart Home Technology

According to the National Multifamily Housing Council, a recent study shows that 78 percent of renters have an interest in recycling options. An additional 65 percent have an interest in sustainability and green initiatives.

Among the most compelling smart home technology for renters is:

• Video monitoring
• Door locks
• Thermostat
• Lighting
• Electrical outlets

Start-up costs for some smart home technologies may limit you to only those features you can afford. It is also important to keep in mind that not all renters will understand how smart home technologies work. Balancing the demands of renters against your budget is most definitely a challenge. It requires researching the best technologies and green initiatives for your specific property. Incorporating a few technologies and initiatives is better than none when it comes to competition for renters. You just might find that you like them enough to incorporate them into your own home!

Spruce, Stage, and Secure

It is important to get your property in great shape by painting, sprucing up curb appeal, and staging it for potential renters. Consider replacing carpet with laminate flooring for a more durable and stain-resistant floor. Replace faucets tarnished with mineral deposits with new, more modern looking ones. In the kitchen, upgrade cabinet knobs and toss any that show wear from years of use.

Once you’ve painted, planted new shrubbery, and staged the home with decorative items, take some photographs. High-quality photography of clean, clutter-free rooms can help you to market the property, while poor-quality photography may do just the opposite, and turn potential renters away.

It might also help to have a home security system installed to help tenants feel more at ease in a new neighborhood. This shows them that you care about your tenants’ safety and that you’ve taken an extra step to ensure they feel safe at home. Some vacation rental management companies will even install digital locks if you partner with them. A property manager may also add an extra layer of security by screening your tenants to prevent fraud and damage to your property.

Investing in the Future

Purchasing a home to convert into a rental property can provide you with a financial nest egg for your future. At the same time, a renovated or upgraded home can do wonders for a neighborhood and create a safe place for a family to call home.

From a complete remodel to simply upgrading fixtures, turning a vacant home into a place for creating memories is a great way to attract renters. By showing the house some love, renters will take note that you value their needs and care about the property. Both are important factors that can result in you soaring above any competition.

Written by guest blogger Suzie Wilson from Happier Home. Suzie is an Interior Designer and author.

Attract renters to your Investment Property

Home staging is key to creating an investment property that attracts renters, whether is is a vacation rental or other rental property. Stage the property to get great photos or try virtual staging to show the possibilities for properties that will be rented without furniture. Learn more about how home staging works and what it costs in this video.

Planning to make your new property a vacation rental or Bed and Breakfast? Try a Vacation Rental Staging Consultation. As a successful Bed and Breakfast owner over the last 18 years, I doubled my income and bookings and attract my ideal customer with home staging, Interior Design and website branding. Learn More.

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Now that your home is ready to sell, you’ll soon be receiving money as opposed to spending it, right? Well, to get your home in tip-top shape and really grab those buyers’ attention, you’ll need to spend a little to impress a lot. Before you start to panic, rest assured that there are many budget-friendly ways to get your home ready to sell that won’t cost you a pretty penny.

Consider Small Renovations

There are definitely several simple ways to get your home ready to sell, but there are a few more extensive renovation projects you can take on first to really add the wow factor, all without spending a ton. For example, you can remodel your kitchen on a small, budget-friendly scale by painting cabinets, adding new hardware, or updating appliances. Another area of your home to look into is something you use every single day – the floor. Many buyers have hardwood floors on their list of things they are looking for in a home, but if your budget isn’t flexible, replace the floors in public areas such as the kitchen and living room. Many major retailers like Home Depot have seasonal sales and promotions that can make flooring installation a definite possibility without your wallet taking a hit. Alternatively, you can seek out niche flooring distributors that offer daily specials and a more customized shopping experience.

 Make It Clean and Clutter-Free

When a buyer views your home, they’ll be looking at everything, so it might be hard for them to imagine the space for what it truly is if the coffee table is covered in trinkets and closets are packed full. De-clutter the home to create the illusion of space and give buyers a chance to picture their life there, not yours. It won’t cost a thing, and it can speed up the sale. You’ll also get a head start on packing.

Once you’ve de-cluttered, you’ll need to complete a thorough house cleaning. That even means getting down to the nitty gritty like wiping down baseboards and giving your blinds a solid dusting. You’ll also want to make vacuuming a daily chore, preferably with a HEPA-filtered vacuum so you’re picking up pet dander and allergens. If you’re in the market for a new vacuum, look for deals on easily stored cordless models to help make this chore a breeze.

Stage on a Smaller Level

Hiring a professional to stage your home can be pricey, but there’s no need to dish out the dough when you can stage on a smaller level. Simple changes, such as adding a ceiling fan, updating window treatments, placing cheap throw pillows on furniture, or replacing your decorative bath towels with ones that are crisp white, can make a huge difference. The best part is that many of the changes can be made for under $100 if you shop around for deals at retailers like Bed Bath & Beyond. Just use Bed Bath & Beyond coupons and promo codes to find discounts online.

If you choose to do the staging yourself, every home can benefit from a home staging consultation with a pro to give you a great checklist of everything you can do yourself to get your home ready for the market.

Welcome Them In

The front door doesn’t seem too important at first glance, but it’s the first thing the buyer will see. Plus, painting the front door is a cheap way to give your home a polished look, and you can do it without the help of a professional painter by following along with a tutorial. Before you go out and buy a gallon of candy apple red paint, take note that the current trends are leaning more toward darker hues of gray and blue, or even black. According to MarketWatch, black doors are becoming popular and can add up to $6,000 in home value. And to save money on paint, make note of sales and coupons from companies like Sherwin Williams.

Channel Your Green Thumb

You’ve seen plenty of homes with beautiful landscaping, and perhaps your thumb even turned green with envy. However, if you live in a climate where the temperature is scorching hot, you might feel as if your landscaping options are limited. The key is to adapt to your climate, and this means using flowers and plants that are drought-tolerant, such as purple coneflower, autumn joy, manzanita, or coyote brush. Rather than revamp your entire yard, add color and greenery in areas that are sparse to save both time and money. Look for sales at nearby nurseries or home improvement stores to help stretch your dollar.

Selling your home doesn’t have to be expensive. There are small ways to get your home ready to sell, such as de-cluttering, upgrading the entryway, adding greenery, staging, and making small renovations. Making these changes will make a huge difference in the eyes of a buyer, not to mention a small one on your wallet.

Written by guest blogger Suzie Wilson from Happier Home. Suzie is an Interior Designer and author.

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Have you dreamed how to flip a house and make a profit? The first step is buying a great property with good potential to make a return on your investment. Then it is important to invest wisely in your repairs and upgrades. Finally, prepare the home for sale by having it professionally staged, create great curb appeal, get professional photos and sell it fast and at the high end of the price range for similar homes before you have any price reductions.

Invest Wisely

We have all heard the real estate rule of thumb about buying the worst house in the best neighborhood. That strategy gives you the greatest opportunity to make the most profit, as long as the investment needed to fix it up is less than the value of similar homes in that neighborhood in great shape. Do your research on market values for similar homes to know what you can reasonably list it for. Prices can fluctuate so consider that in your calculations.

Before making upgrades, consider what is typical for similar homes in the area so you get a good return on your investment. You don’t want to invest a lot of money installing granite counter tops, for example, if similar homes nearby have laminate counter tops. Consider what the typical finishes are for counter tops, flooring etc. Look at local listings on Zillow and the details for homes for sale to find out.

Of course, you want your house to stand out and look better than similar homes to get the highest price. Great design and color choices can make all the difference without having to spend more for higher cost materials. Do a consultation with an Interior Designer or color consultant to come up with a great plan before you purchase anything.

List High and Avoid Mistakes

There is a range of prices for similar homes in your market. You want the home to look in great condition so you can get an appraised value at the high end of that range and sell fast so you don’t have any price reductions. Time is the enemy of the house flipper due to holding costs. Price it competitively. Give yourself the best chance for success by using professional home staging and avoiding mistakes many home sellers make that cause a house not to sell quickly.

Connect with Buyers

The key to selling fast and for the highest price is making an emotional connection with buyers so they can envision themselves living in your for-sale home.

Hire a Professional Home Stager

The best way to connect with buyers is to get a consultation with a professional home stager and have them stage it for you. They are experts at decorating a home to highlight its best features, downplay the flaws and connecting with buyers so they can envision living there. They can give you paint color recommendations, stage it to appeal to your target market and give you tips for living in the home if needed while it is for sale. They can often use your existing furnishings and belongings to stage it and save you money on furniture and other rental fees if you plan to live in the home while it is listed. See my article on what to look for to find a great home stager to help you.

Don’t sell it Vacant

If you are not living in the home, you may be tempted to skip the cost of staging and sell it vacant. It is hard for any buyer to make an emotional connection with an empty house. They look a little sad and lonely! Buyers have a hard time visualizing how big the rooms are (they often look smaller with nothing in them to give a sense of scale), if their belongings will fit, how to arrange furniture and the purpose of different rooms. Without furniture and other things in the rooms, there is nothing to focus on except potential flaws. Vacant homes often stay on the market much longer, leading to price reductions.

Stage for your Target Market

Who is your target market? Is it a young family with children that are interested in your location near schools? A single professional? A retired couple? Look at who lives in your current neighborhood or is moving in. Check on Zillow to see how close the house is to different schools and what ratings they have. Stage your house to appeal to that target market. For example, to appeal to a young family with children, at least one bedroom should be decorated as a child’s room. A professional home stager will do this research and stage it to appeal to that market.

Increase Your Selling Price with Color

Before selling, consider your paint colors, inside and out. Did you know that the right paint colors in the right rooms attract buyers and can increase the sales price? The wrong colors can also reduce the price buyers are willing to pay. To find out more, check out my free report,  Top Paint Colors for a Speedy and Profitable Home Sale.

Great exterior colors and a memorable front door color can also make a big difference in helping your house stand out and be memorable with buyers….in a good way!

Get Professional Photos

The first step to getting buyers to look at your property is to outshine the competition online with great photos. Your home stager or realtor can recommend a professional real estate photographer to take photos of your beautifully staged home to attract buyers online.  Check out my tips on how to prepare for your photoshoot.

Get Buyers in the Door with Curb Appeal

Make sure you have great curb appeal with a neat and clean yard, and a welcoming front door.  Your online photos may get buyers to the property, but without great curb appeal they may just drive by and never make it inside. Here is a handy guide on how to increase your curb appeal. A great front door color, beautiful door mat and pots of flowers or outdoor art can make a big difference. Consider highlighting “outdoor living space”, which is a great selling feature to attract younger buyers.

You can do it!

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When you’re considering buying your first home, the process can seem overwhelming. This is, after all, one of the biggest investments you’ll ever make, and it’s a lengthy and costly one that can lead to stress and anxiety even when you have a good plan. For first-time homebuyers who are looking for a fixer-upper, the success of the project hinges on whether you do your homework in the beginning — and there can be a lot of homework.

Knowing what to look for and having some decisions already made, such as whether you’re going to live in the home yourself or flip it once it’s finished, is imperative. You’ll want to think about the big picture before you tackle house hunting, as it could affect your budget or timeline, two of the major factors in taking on a fixer-upper.

There’s a lot to think about, but with a good plan and a little help from professionals, you can get your first home just right in no time. Keep reading for some great tips on how to get started.

Set a Budget

Figuring out your budget should come first, as it dictates exactly how many repairs you can do, who you can hire to help out, and when the timeline for completion is. Get a good idea of what kind of renovations need to be made, and get a professional opinion from an inspector so you can work out a budget as soon as possible. Pad it, because there are always unexpected expenses when one is dealing with a fixer-upper, and you don’t want to be left with a nasty surprise.

Location Is Key

The location of your first home — and whether you intend to stay there or not — is key. There are many older homes that have good bones and are situated in great neighborhoods; these are the ones you want to keep an eye out for. You don’t want something that will be difficult to sell down the road because of the area it’s in, and the community should be one that will fit your target price range when you do decide to sell. Even if you’re going to live in the home once it’s complete, you may decide at some point to move.

Tackle These Projects First

It can be difficult to decide which home projects to take care of first, especially if there are several things that need to be done. Look for safety issues before you do anything else, and hire pros to help out with these. Flooring, roofing, and structural problems should be a priority. After that, electrical issues and plumbing should be taken care of. Ensuring your home’s safety is imperative and should be done before any aesthetic projects begin. For DIY repairs, make sure you have the right tools for the job, such as sanders and jigsaws.

Create Curb Appeal

One of the most important things you’ll need to do is create some curb appeal. This can be beneficial whether you want to sell the house or stay once the renovations are done because it can boost your property value. Adding a new mailbox, planting flowers or shrubs, and updating the front porch area are great places to start, but you can also create some privacy with a “living fence” made out of evergreen trees or shrubs; click here for more info.

Buying and renovating a fixer-upper is a big job, no doubt about it. However, it doesn’t have to be overwhelming or stressful. Starting with a specific plan and knowing what to expect will go a long way toward keeping things calm and stress-free, and you can simply enjoy the process.

Written by guest blogger Ray Flynn of the DiyGuys.net. When he’s not working as a civil engineer, Ray Flynn spends his time dreaming up new DIY projects that promote green living. He created his own website, where you can visit him at diyguys.net.

Be sure to check out “Selling Your Fixer-Upper: Tips to Sell Fast and For More” by Northern Lights Home Staging and Design.

Make Your Fixer- Upper Look Great with the Perfect Paint Colors

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Thinking of selling your house? Stop by for coffee and learn how to sell quickly and for top dollar in any market with home staging. Potentially increase your selling price up to 20% and sell 79% faster.  Learn what you can do yourself, and how a home stager can help you. Learn how and why home staging works and how to find a great home stager. Find out about the process and what it costs.

Your home is probably your greatest investment. Home selling is a stressful process. Make sure you get the most for your home and learn the tools to sell fast, reduce stress and costs.

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You can sell your house in any market fast and for more with Home Staging. Learn how, why and when home staging works, how much more you can sell your house for, how fast you can expect it to sell, how to find a great home stager and how much it costs. Home staging works and is a great investment!

Lately the market has gotten much slower and Alaska is reported to be facing a recession. If you need to sell your house, you can still outshine the competition. Home staging works in both a buyers and a seller’s marketand really helps you in a slow market.

Find out more information on how and why home staging works in our section on Why Home Stage?

Get more information on how to find a great home stager in my recent video interview on Home Staging Pros.

Find out more about how and why home staging works, how much it costs, what the process is like, how long it takes and what it costs. Check out our FAQs for Home Sellers on Home Staging report.

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Home Stagers Help Real Estate Agents Stop Wasting Their “Free Time

“As a real estate agent, you don’t make any money until a home sells, so it’s important for your clients’ homes to stand apart from competing properties. The longer you carry a listing, the more it costs you in marketing fees. Home staging can help differentiate your clients’ homes from the competition and speed up sales.

According to expert home stager Debra Gould, there’s another reason why staging is so crucial. “Approximately 80% of prospective buyers shop online before ever calling an agent to help them buy a home. Now that the public can access MLS listings and shop from the photos they see online, it’s even more critical for properties to show well in listing photographs. Otherwise, the agent won’t even get a request for a showing.

Staging makes all the difference in how rooms look both online and in the real world, and real estate agents are catching on to that. Many agents have begun offering to stage their clients’ homes themselves at no charge, hoping to attract more listings, which they can then sell faster and for a better price. This practice of staging listings for free just creates more problems for overworked and underpaid agents.

First of all, as a real estate agent, your time is money. While you’re donating your time to help your client rearrange their furniture, sort through their junk, choose the perfect paint color for their den and decide whether or not to move the baby’s crib out of the office, do you realize the significant amount of time and money you are wasting–not to mention the risk of offending your client and losing the listing altogether?

It’s time to do the math. If you list four properties this month and spend an average of four hours staging each of them, you have wasted sixteen hours, or two entire workdays. How many homes can you show in sixteen hours? You could have planned, advertised and attended five open houses in that amount of time.

When you’re in the business of selling real estate, your strengths are presumably finding and selling properties for your clients and negotiating the best deals for them. If you are personally staging your clients’ homes for free, those negotiation skills are being wasted on domestic disagreements over paint chips and furniture placement.

Savvy real estate agents are recommending that their clients consult with home stagers in order to draw attention to their listings and to sell their homes faster. This reduces or even eliminates the need for price reductions, which is a win-win outcome for all involved.”

Internationally recognized home staging expert Debra Gould is president of Six Elements and creator of the Staging Diva Home Staging Business Training Program with over 4,000 students worldwide. Gould is the author of four home staging guides and offers a Directory of Home Stagers to help homeowners and real estate agents locate home stagers who will decorate homes to sell quickly and for top dollar. To learn more, visit www.stagingdivadirectoryofhomestagers.com . Written by internationally recognized home staging expert Debra Gould, The Staging Diva^®, www.stagingdiva.com. © Copyright Six Elements Inc. Used with permission.

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Home staging expert Debra Gould receives countless email messages from real estate agents asking whether they should recommend that their clients hire a home stager.

In Gould’s experience, she has found that real estate agents are hesitant to utilize the services of professional home stagers for three key reasons:

1. They do not fully understand what a stager really does.
2. They feel that they provide adequate advice to their clients regarding improvements needed for the home to sell.
3. They are afraid that by recommending a home stager they will be expected to pay for the services.

A professional home stager will look at your client’s home through the eyes of a highly critical buyer and make recommendations that will create the best first impression for potential buyers. A stager’s services allow a home to stand out from the crowd, and that benefits both the seller and real estate agent. It is a clear win-win situation.

If your listings show well, it reflects well on your professionalism and helps your clients sell more quickly and for a higher dollar.

Keep in mind that it is your name on the sign that is on the front lawn, and people driving by notice whether your listings say “SOLD” or whether they sit for a long period of time.

It’s your reputation on the line.

Wouldn’t it be nice to be known in your market for always having listings that show well? Other agents will more likely show your listings over others, and clients looking for a listing agent will seek to be listed with you.

Turning your listings more quickly results in less hassle and higher profits for you.

You know what it’s like to be stuck with a weak listing. Your clients call you daily to ask why it hasn’t sold, when you’ll be running another ad or when your next open house is scheduled.

You know the issue isn’t how many ads you run, but how badly the house shows. If you have run out of ideas of changes to make, or you simply do not want to discuss other options that you feel might upset your clients, you can have a home stager address issues you may not feel comfortable discussing with your clients. This will relieve the huge drain on your time, energy and pocketbook!

Home stagers, or real estate stagers as they’re also called, tackle sensitive topics like odor problems and ugly decor in a diplomatic way. And if the husband and wife can’t agree on anything, wouldn’t you rather have a stager get in the middle rather than you? After all, you don’t want to jeopardize your listing by taking sides. Home stagers broach these subjects and consult with your client, and you get a better listing without having to face an uncomfortable conversation with your client.

Home stagers free your time to focus on what you do best.

Yes, you might offer de-cluttering or repair suggestions, but do you go into the same level of detail that a stager would? And more importantly, should that be how you’re spending your time when your real money is made getting and turning your listings?

Stagers can take over the worry of getting a home showing-ready, and can do it on time for your photography and agent open house. Imagine how nice it would be to show up for your open house knowing that all you have to do is open the door and everything else will be perfect!

But who pays for it?

Some agents pay for a home staging consultation as part of the service they offer homeowners when they accept a new listing. However, homeowners and home stagers should not necessarily expect real estate agents to pick up the tab for a home staging consultation.

Just because you recommend home staging does not mean you have to pay for it, in the same way that you wouldn’t be expected to pay for a real estate lawyer or home inspector recommended to a client.

Homeowners who pay for the initial consultation themselves are more receptive to what the home stager recommends. Homeowners who only bring in a stager because the agent is paying are less likely to act on many of the stager’s recommendations. They’re just “playing along.” For them, it’s free advice, so they don’t necessarily value it.

Home staging makes a huge difference in the presentation of a home. And for agents, this translates into homes that sell more quickly and for higher amounts. It’s only common sense that more buyers will be attracted to a fabulously presented home and be willing to pay more for it.”

Internationally recognized home staging expert Debra Gould is President of Six Elements and creator of the Staging Diva Home Staging Business Training Program. Gould has staged millions of dollars worth of real estate and uses her expertise to train others worldwide. Visit her at www.stagingdiva.com  and www.sixelements.com  Written by internationally recognized home staging expert Debra Gould, The Staging Diva^®, www.stagingdiva.com. © Copyright Six Elements Inc. Used with permission.

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