Smart Taxpayer Newsletter #26
Written by John Fazzio on 5/27/19
I hope you are ready for the warmer weather... keep up on your tax and foreclosure news as you plan your summer getaways!  The New Jersey government has declared war on the foreclosure crisis with significant new changes that benefit borrowers.  Given this news, now is a good time to revisit the 6 Keys to Getting a Loan Modification in 2019.  On the tax and consumer debt side of the aisle, student loan dischargeability in Bankruptcy and other student loan reforms have come to the forefront as the election cycle has motivated challengers to find ways to address problems important to the millennial

John's Smart Taxpayer News For Week of May 27th, 2019

1. Governor Signs Legislation to Combat NJ Worst-in-Nation Foreclosure Crisis... On April 29, 2019, legislation was passed through which the Governor vowed to end the New Jersey foreclosure crisis. 

“The foreclosure crisis has hurt our economy and jeopardized economic security of too many New Jersey families,” said Governor Murphy. “Our communities cannot succeed while vacant or foreclosed homes sit empty or while families live in limbo. I am proud to sign these bills into law today and get New Jersey closer to ending the foreclosure crisis.”

New Jersey leads the nation in active foreclosures. New Jersey has the double the national average of active foreclosures. RealtyTrac reported in March that 1 in every 1,006 homes is in foreclosure.

One new law (S3411) requires serving a Notice of Intent to Foreclose 180 days before filing a foreclosure. The required notice must include information about the Foreclosure Mediation Program. This is designed to give more time for homeowners to correct course and work with their servicer to modify loans before they end up in court. For homeowners who have had a foreclosure initiated, the foreclosure mediation program is available, which has become permanent. Importantly, servicers need to have a person with settlement authority present during mediation sessions and servicers are now required to be licensed and are subject to oversight from the Commissioner of Banking and Insurance. Similarly, all servicers must have a local in-State representative to handle issues with code violations or active foreclosures. The Act also contains many provisions aimed at speeding up the foreclosure process, from shortening the available number of adjournments to permitting Special Masters to handles sales. But, homeowners facing sheriff’s sales going forward will have two 30-day adjournments totaling 60-days before having to go before a judge to put off a sale.
S3411 180 Day Notice of Intent to Foreclose requires lenders to serve a Notice of Intent to Foreclose at least 180 days before commencing a foreclosure action.

Limits reinstatements of an action dismissed without prejudice for lack of prosecution to 3. Fee to reinstate is 2x the amount of the filing of a foreclosure complaint. No portion of a reinstatement fee may be passed on to a debtor

A664 – Foreclosure Mediation Program codifies the New Jersey Foreclosure Mediation Program. To get into Foreclosure Mediation, you must submit the paperwork within 60 days of being served with a Summons and Complaint. The Foreclosure Mediation program is now permanent.

New Jersey Housing and Mortgage Finance Agency (NJHMFA) Executive Director Charles A. Richman stated, "We know housing counseling works. Counseled homeowners are nearly three times as likely to have their loans modified, and 70 percent more likely to remain current after modification. That's why we have heavily invested our efforts on working to get families the counseling help they need.”

Mediation now available to multi-family homes and 2nd homes where immediate family members of the borrower reside.

Mediation now requires that a person with settlement authority be present at all mediation sessions.

There is now a civil penalty of $1,000 for a bank’s failure to appear.

A4997 – Mortgage Servicing Licensing Act requires mortgage servicers to register and provide financial disclosures. The “Act” requires the servicer to operate “honestly, fairly and efficiently.” The state banking commissioner has the power under Sec. 16 to enter an Order for a violation the Act (including financially harming consumers). Such a violation can be charged as a 3rd degree crime, carries a civil penalty of $25,000 per violation. The enforcement of the Act can be carried out by the Attorney General’s Office, Division of Consumer Affairs, in the Department of Public Safety.

Each mortgage servicer now must obtain a license from the Commissioner of Banking & Insurance. Initial application fee is $1K per Servicer and annual renewals are $3K per Servicer.

Under the legislation, the state banking commissioner would be empowered to investigate mortgage servicers and suspend, revoke, or refuse to renew a servicer’s license.

A4999 – Creditor Representative Contact requires mortgage servicers to designate an in-person creditor representative contact for any lender/servicer filing a summons and complaint in foreclosure in New Jersey. This contact is designated to receive property maintenance and code violations, to interface with municipal authorities. For every summons and complaint the Servicer must designate such an individual with the filing.

A5001 – 6-Year Statute of Limitations the statute of limitations in residential foreclosure actions is now 6-years from the date of default instead of 20-years from the date of default.
One wrinkle here is that the new SOL only applies to mortgages executed on or after the effective date of 4/29/19.

A5002 – Condominium Assessment Priorities the six-month priority for Condominium Assessments is codified with particularity, but certain limitations are included, such as the prohibition of using only late fees & attorney’s fess to qualify.

S3413 – Vacant and Abandoned Properties provides a summary procedure to expeditiously handle foreclosures of abandoned properties.

S3416 – Out-of-State New Jersey Residential Mortgage Lending Act out-of-state mortgage lenders have to comply with the licensure requirements of the Act.

S3464 – Limitation on Sheriff’s Sale Adjournments The number of Sheriff’s Sale adjournments is limited to two (2) on behalf of borrower, two (2) on behalf of the lender, and one (1) by consent, and no more! Any further adjournments need to be made by Order of a trial court judge.

Requires sheriff to conduct sale within 150 days of receiving Writ of Execution (permits special master application if sheriff is not able to do so).

Limits adjournments to no more than 30 calendar days whether imposed by sheriff or by court order. The problem with this is banks could take this to preclude review under the conflicting 37-day loss mitigation rule of 12 CFR 1024.41.

Increases borrower adjournments from 28 days (2 two-week adjournments) to 60 days (2 30-day adjournments). Foreseeably, this is the one and only opportunity to force full modification/loss mitigation review in compliance with 12 CFR 1024.41.

Future Foreclosure Changes

Legislators have indicated that the work is not done and there will be more legislative changes to follow. “Sadly, for too long our state has led the nation in foreclosures, with 70,000 properties going through the process in 2017 alone. Recognizing this problem, Chief Justice Rabner impaneled a blue-ribbon committee encompassing the public, private and non-profit sectors to craft solutions, both legislative and regulatory, that were both fair and responsible to our state's residents and housing economy. I was privileged to serve and be a part of the solution,” said Assembly Speaker Craig Coughlin. “The nine bills signed into law today are the first of many steps we’ll take to address foreclosure process concerns in the state. More efficiency and ensuring fairness in the current system protects the interests of our homeowners, our neighborhoods and communities.”

#NJForeclosureChanges, #SOL, #ForeclosureMediation, #60-DaySheriffAdjournment, #ServicingReform

If you have questions or need help with foreclosure or have a foreclosure you'd like to discuss with us call (201) 529-8024 or e-mail me at
2. 6 Keys to Getting a Loan Modification in 2019... 

1) You Have to Apply to Be Considered – Sisyphus Never Got to Underwriting.

The most important thing you need to know is that you cannot get a loan modification unless you get a complete loan modification application “under review.” This is no easy task as the call center operators you deal with are expert at shuffling papers, asking for missing documents, claiming signatures are illegible, and changing “Point[s] of Contact”—(“POC”) just when things are coming together, without accomplishing anything.

As attorneys, we know the rules that govern servicers like Wells Fargo, JP Morgan Chase, Bank of America, CitiMortgage, Mr. Cooper (formerly Nationstar), Ocwen Loan Servicing, Caliber Home Loans, Carrington Mortgage, M&T Mortgage, Ditech Financial, PHH Mortgage, and Specialized Loan Servicing. We can hold their feet to the fire, where you have failed.

While you may be doing everything you are asked by your POC, you still may be stuck at the “document gathering” stage. Like Sisyphus pushing a rock up a hill, you send the same documents over-and-over again, only to be told that the documents are “outdated” b/c they are more than 30-days old, and therefore need to be resubmitted

One 2010 report by ProPublica describes the loan modification process as a black hole of lost time where, on average, homeowners: (a) submit the same documents 6 times; (b) go an average of 14 months without being “under review,”; and (c) are frequently given incorrect information that is contradictory of what other servicer representatives told them in the past.

The image these statistics paint is a grizzly picture of how banks engage in dual-tracking and lead you down the garden path, making matters worse while you await “loss mitigation assistance” which never comes. 82% of respondents in a 2010 ProPublica survey felt that they “didn’t trust their servicers to make a good-faith effort” on their files. The situation has improved, but not by much. Some other disturbing findings were: (a) most denials resulted from servicer error; (b) the reasons for a denial were often unclear; and (c) homeowners were repeatedly asked to provide documents that had become “outdated” even when prior submissions were complete.

Please call one of our foreclosure paralegals at (201) 529-8024 if you have questions about how to make sure your servicer reviews you and actually puts you “under review” for all the loss mitigation options you qualify for.

2) Make the Servicer an Offer They “Can’t Refuse?”

You would be surprised how often the people processing your loan modification simply cannot figure out what your income and expenses are. They are hung up on your DTI ratio, NPV ratio, and a slew of other nomenclature in their data entry programs that they barely understand.

If you provide a breakdown of your own asking for particular new re-payment terms and demonstrating how you pass the necessary financial ratio hurdles, you stand a far better chance of having your file worked diligently.

Some tricks of the trade for making a proposal you can live with are to suggest some or all of the following: (a) extended amortization (moving from a 30-year to a 40-year term); (b) interest rate reduction (less of a sensitive issue as long as it is at current market rates you’d get on a new loan, as compared with “principal reduction”); (c) 20-year balloons (much easier for loans held in trust than a traditional “principal reduction”); and (d) partial claims for FHA loans.

3) Leave a Paper Trail – Keeping them Honest

Most data entry personnel working for the major servicers of loans spend a lot of time talking to angry homeowners and processing complex paperwork they frankly aren’t qualified or trained to fully understand. They are paid poorly, worked mercilessly, and abused continuously. Good, bad, or indifferent, they are customer service professionals who have a tough job. Many of them are interested in finance and banking careers and really would like to help homeowners through the process, but face so much internal red tape, that they can’t always do so without a little help.

One key to keeping the process on track and giving your POC some ammunition for the layers upon layers of corporate brass they have to navigate, is to keep a paper trail. That means faxing or mailing everything with folders and stamped copies of what you sent out, or scanning & filing each fresh submission in a separate folder. When we represent a homeowner, this is one of the tricks we use to ensure a good outcome with the servicer. If you decide to pursue the loan modification on your own, you can use the same approach.

4) Keep a Log – Don’t Rely on Your Memory

One day they may tell you that the 4506-T has the wrong years, and the next day you may speak to someone else that tells you that they reviewed it again and it is fine. Whomever you listen to, there’s a 50% chance that they were mistaken. 

So, you need to keep a log of what you were told about whether particular items were uploaded to your file and are no longer needed, and also for any instructions you were given. When you get the person that you usually speak with back on the phone, you can check, double-check, and verify that everything you were told was correct and the file is still on track.

5) Federally Subsidized Loan Modification Programs Are Currently Very Limited, But You Should Still Apply and Aggressively Prosecute Your Loan Modification Application 

The federal government previously offered the Home Affordable Modification Program, but it expired at the end of 2016. Fannie Mae and Freddie Mac have a new foreclosure-prevention program, called the Flex Modification program, which goes into effect Oct. 1, 2017. If your mortgage is owned or guaranteed by either Fannie or Freddie, you may be eligible for this new program, for which lenders have greater discretion in relaxing borrowing criteria than they previously did under HAMP.

The federal Home Affordable Refinance Program, or HARP, helps underwater homeowners refinance their mortgages, but there are important limits on who qualifies and this program also expired on Dec. 31, 2018. 

6) The Loan Modification Process Has Many Benefits

Whether accepted, denied, or delayed – the loan modification process has a large number of benefits. First, it shows the bank, servicer, bank’s attorneys, and the court you are serious about keeping your home and mean business. 

Second, it builds delays and flexibility into the foreclosure timeline and places the onus back on the bank to give you a decision, rather than on you to come up with a solution to the problem. 

Third, it provides court and bank attorneys with something to think about other than helping the bank take back your home. 

Fourth, it helps you as denials or re-submissions occur to know where you fall short. It is hard to hit a moving target, but once you know where to aim, you can be much more accurate. Thus, if you have a DTI that is too high, you can reduce debt or increase income. If you have an LTV/NPV problem, there are ways to deal with that. Information is power, but you have to push the banks to a decision to get useful information. Unfortunately, they don’t tell you what they need to see for you to qualify. However, sometimes a seasoned foreclosure attorney can give you a pretty good idea.

#ForeclosureStarts, #Mortgages, #Loans, #ForeclosureHeatwave, #HousingCrisis2.0 

If you have questions about how to plan to avoid default on your home loan or what to do if you get into trouble and find your self strapped and in a pre-foreclosure situation, please give us a call at (201) 529-8024 or e-mail me at
3. New Law Proposed to Make Student Loans Dischargeable in Bankruptcy... 

Student loans have a number of big problems that Congress is trying to address with new legislation.  
First, the obligation is for life – it is the only consumer debt that is not dischargeable in bankruptcy. 

Second, the repayment options are confusing and there are no incentives for employers to participate by providing a benefit – limiting borrower options to earning more during a period of wage and earnings stagnation. 

Third, debt forgiveness programs (i.e. Public Loan Forgiveness) have not been honored in more than 99% of cases and also come with unrealistic time horizons of 10-years that are too long to be meaningful for most in the current career environment. 

Several new proposals have been presented to solve the problem.

Making Student Loans Dischargeable in Bankruptcy

Perhaps the most exciting new development is the “Student Borrower Bankruptcy Relief Act of 2019.” The Act would eliminate the section of the bankruptcy code that makes private and federal student loans nondischargeable, allowing these loans to be treated like nearly all other forms of consumer debt.

The American Bankruptcy Institute’s Commission on Consumer Bankruptcy does not favor an unlimited discharge of all student loan debt being made available to all borrowers. See Pg. 1.  The Bankruptcy Bar instead recommends returning to the prior 7-year bar on discharge and exempting federal student loans (90% of the total) from discharge. This is a much more restrictive and virtually toothless view on student loan debt relief than that proposed in the Student Borrower Bankruptcy Relief Act. The Bankruptcy Relief Act would do much more and would reverse the course of modern student loan discharge law, that offers relief to almost no one.

Under the three-part Brunner test borrowers presently can only discharge student loans in bankruptcy for “undue hardship” which is a notoriously high bar that generally only applies if there is “no possibility” you could ever earn enough to discharge the loan (i.e., you are a paralyzed and bedridden and cannot work and have astronomically high medical bills to boot). Being underemployed or underpaid to the extent that it would take 60 or 70-years of full-time work 7-days a week at your normal hourly wage to pay down the student loan would not be enough to qualify.

Making student loans dischargeable would make it so those with astronomical loans would not be subject to a life sentence and would provide other borrowers some modicum of leverage to negotiate fair workouts.  However, the fact that most loans are handled by the federal government still means that the prospects for meaningful negotiation would be limited.

Allowing Employers to Pay Down $5,250 of Student Loan Debt Tax-Free

U.S. Sens. John Thune (R-S.D.) and Mark Warner (D-Va.) recently introduced legislation to help Americans tackle their student loan debt. The “Employer Participation in Repayment Act” would allow employers to contribute up to $5,250 tax-free to their employees’ student loans.

The Employer Education Assistance Program, as currently written, only provides assistance for workers who are seeking additional education. It does not extend to individuals who have already incurred student loan debt during their undergraduate or graduate studies.

While the employer-sponsorship model is promising, in conjunction with other reforms, I do not think it is wise to limit the benefit to only $5,250 of student loan payments, considering that for borrowers with larger debt loads (doctors, lawyers, engineers & scientists) this would limit the meaningfulness of the benefit for professional employers.

Revamping the Failed Public Service Loan Forgiveness Program

More recently, in view of the upcoming presidential election cycle, U.S. Senators Kirsten Gillibrand (D-NY) and Tim Kaine (D-VA) introduced a new bill, which would rework the current Public Service Loan Forgiveness program, which Trump’s recommendation is to eliminate entirely.

The false promises and confusing provisions of the existing law have erupted into one of the worst education scandals in modern times. education-public-service-loan-forgiveness-denial/2366589002/ 

"It’s clear that it’s not working and that public servants who thought they had a deal aren't getting the benefit of that deal," said Daniel Zibel, vice president of the National Student Legal Defense Network.

The program appears to be a scam. As of this writing, over 1,173,420 individuals have worked for 10-years in public service and applied for forgiveness. 55 of them received student loan forgiveness. The rest were denied for “not meeting plan requirements.” 

Pundits suggest that the government will continue to deny virtually all applicants on various technical grounds. The program is a farce given that only 5 out of every 100,000 eligible public servants who completes the 10-year program and applies actually receives forgiveness. 

The reality is that government subsidies are not free and our government is bankrupt, so no ordinary citizen should place any confidence in the government honoring a commitment to government expenditure – just as people who are broke don’t pay non-vital bills, a bankrupt government will not give out handouts for benefits and entitlements it simply cannot afford.

Public Service Loan Forgiveness Statistics
As of September 30, 2018, here are the latest public service student loan debt statistics:
Public Service Loan Forgiveness cumulative borrowers: 890,516
Borrowers who submitted applications: 41,221
Total number of applications: 49,669
Number of applications approved: 423
Number of applications denied: 32,409
Number of applications denied due to missing information: 11,892
Borrowers who have received student loan forgiveness: 206
Total dollar amount forgiven: $12.3 million
(Source: U.S. Department of Education)

The Act would make all loans eligible, and not just “Direct loans,” would apply to all payment plans (not just income-driven repayment), and would cut the 10-year schedule into two 5-year schedules, after each of which 50% of the outstanding debt would be forgiven.

The government subtext that eligible borrowers didn’t meet or prove that they met plan requirements and the rampant denials issued to over 99% of borrowers has largely been ignored by regulators, legislators and industry insiders. It has received minimal media coverage to boot.

The Scope of the Problem

The country’s outstanding student loan balance is projected to climb to over $2 trillion by 2022, far surpassing all other forms of consumer debt. Moreover, more than 25% of borrowers are in delinquency or default (not counting the majority of the remainder who are in forbearance or on payment plans that pay interest only). A large percentage of student loan debts will never be repaid.

Student loans now make up 10% of the country’s federal debt and growing. 45 million consumers are saddled with student loans, averaging $37,000 per person, and student loan debtors constitute the majority of the active workforce.

For most, student loans are handcuffs that equate to lifelong debt imprisonment. People with significant student loans live in a shadow economy. Those with significant student loan debt will not: (1) buy a home; (2) start a family; (3) have children; (4) save for retirement; (5) spend money on consumer goods; (5) take any vacations; (6) buy a car; and/or (7) invest. They will experience credit impacts greater than those with bankruptcies and foreclosures and be ineligible for most commercial loans to grow a businesses or consumer financing to buy a home or engage in other normal economic activity.

In a study released in January 2019, the Federal Reserve Bank of New York found that homeownership rates for people ages 24 to 32 decreased by almost 9 percentage points.

20% of the increasing decline in homeownership rates is attributable solely to student loans. 400,000 consumers in the United States decided they could not afford to buy a home now or during their lifetime due to student loan debt. 80% of consumers surveyed by the National Association of Realtors (NAR) who were not looking into buying a home now or in the future stated that they were not considering ever buying a home due to student debt loads.

Benjamin Keys, a Wharton real estate professor with a specialty in household finance and debt described the situation millennials face – huge student loan debt loads and starting their careers during the Great Recession – as an insurmountable and unprecedented economic burden. “They are certainly starting off at a disadvantage relative to previous generations, and a lot of the scrutiny of millennials is really misplaced given the disadvantages they’ve had in terms of their costs of education and poor labor market upon entry.”

Student Loan Debt is Aging as It Follows Borrowers Into Retirement

Is student loan debt a life sentence? For most, it is. A 2014 U.S. General Accountability Office study of student debt for older Americans uncovered a surprising trend: Although it is presently a small number of 5%, an increasing percentage of Americans age 65 and older are carrying student debt, and that cohort is increasing dramatically every year by a rate of 1%+ per year since 2015, so that today 5% of older Americans over age 65 have significant student loan debt they are still trying to pay off. By my estimates, by 2045, more than 60% of older Americans over age 65 will have student loan debt.

Considering most of the individuals who are 65 today went to school in the 60’s and 70’s, when those who went to school in the 80’s, 90’s and 00’s start entering “retirement age” it is probable that older Americans will increasingly be allocating large portions of their after-tax income to continuing federal student loan debt and defaults. How will they earn enough to do this and to ever retire or cover expenses as their income declines?

The one hope for saving the system, an increasing birth rate, has been snuffed out due to the student loan crisis. According to the CDC, the U.S. birthrate is in a historic and unprecedented slump and fell to a 32-year low in 2018, with the overall population in a pattern of continuing year-over-year decrease. 

The structural problem presented by the low birthrate – an aging population without young workers to support them – is the greatest threat facing the United States today. The social safety net and all public programs depend on there being a far greater number of active young workers than those receiving benefits, and the graying of America when combined with a shrinking youth work population threatens structural insolvency and sets the stage for some form of contentious generational political conflict.

"The birthrate is a barometer of despair," Dowell Myers, a demographer at the University of Southern California, said in response to the CDC data. Explaining that idea, he says “young people won't make plans to have babies unless they're optimistic about the future.” There isn’t much to be optimistic about and the fertility rate reflects that.

The total fertility rate is 1.72. That is, that for every 2 parents, there are 1.72 children being born to them. Thus, every year the population will decrease until the birth rate rises back above a rate of 2.00 – the rate at which new births exactly equal the number of people in the present population. 

We have had a deficit replacement level for 10-years since the Great Recession. Due to deaths of a portion of the population prior to reaching child-bearing age, the report actually calculated the true replacement rate at 2,100 births per 1,000 women, or a rate of 2.10. We have fallen 19% below that level. 

If you take the birth rate as the only true barometer of the optimism of the American public, the country is currently at the lowest point in U.S. history. The birth rate peaked at about 3.5 in the ‘50s and ‘60s, but since 2000 has steadily fallen to all-time lows that have never existed since the country’s founding. If you think that 1.72 is just a blip, consider that the birth rate has almost never fallen below 3.0 throughout American history and has frequently approached or risen above 4.0, more than twice the current rate.

What is the impact of these demographic shifts? Defaulted student loans are eligible for the federal tax refund offset, and federal benefit offset – which allows the federal government to seize your social security and tax refund and apply it to your defaulted student loan debt. Thus, older Americans who increasingly have student loan debt they cannot pay in retirement, will forfeit social safety benefits, leaving them effectively unable to ever retire.

The Democratic Bankruptcy Debate

While democrats like Warren and Sanders spar over student loan bankruptcy reform, the historic rationale for limiting bankruptcy relief for student loans has faded significantly.

The economic toll as income, already taxed, goes to student loan payments rather than being used for consumer purchases of homes and cars and other commercial goods is a multiple of geometrically greater proportion than any theoretical drag on the economy due to student loan discharges of debts not being paid. 

Considering about 25% of all federally-backed loans aren’t being paid, 25% are in some form of forbearance, and most of the remainder are in “income-driven repayment” plans that generally do not even cover the interest payment – we are handicapping a generation from making purchases and receiving no commensurate benefit in terms of higher federal receipts to offset the federal debt – which can never be paid down anyway.

While economists have identified the reduction in marriages, purchases of homes, and having children, getting exact figures for these items is difficult. And the lack of clear causal connections – and a reliance on anecdotal data – makes it harder to justify the social benefits of meaningful reform.

“Unnecessary and abusive bankruptcy hurts everyone,” Biden said in March 2001 after helping to scuttle some liberal amendments that might have derailed the bill that made student loans non-dischargeable. “This costs every single American consumer.’’  And in that one moment, Biden and others who favored the absolute bar to bankruptcy discharge wiped out the economic fortunes of several generations of Americans -- sentencing them to lifelong indentured servitude to student loan debt that could never be repaid and thereby relegated these citizens to a status as "economic untouchables" who would never have credit or be able to meaningfully engage in the broader economy.  

Unfortunately, Biden’s well-intentioned comments were 180 degrees off the mark. The existence of staggering student loan debt has hurt every single American consumer in the form of stagnant wages, higher prices, less demand, and a chilling of commerce.   When consumers are allocating their income to debt repayment they cannot participate in activities that accelerate the economy, so the economy slows to a halt, with weakened demand creating a state of stagflation.

Biden, like many democrats, provides an olive branch by agreeing that private student loans should be dischargeable, but since this only makes up about 10% of the total student loan problem, it would have little effect.

It is a good sign that the issue is coming to the forefront, but in addition the band-aid solutions offered by the current proposals, much more is needed to address this enormous problem facing the American public.

#StudentDebtDischarge, #CancelledDebt, #Student Loans 

If you have questions or need help with dealing with student loan debt, please call (201) 529-8024 or e-mail me at
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