It started out innocent enough; Pricilla had refinanced her mortgage many times in the past. First, when she bought her small two bedroom one bath bungalow in an up-trending neighborhood, with a local sponsored low down payment program. As a single woman it was a challenge with her income level at the time. It was an excellent value with an extremely motivated seller offering many seller incentives such as paying for all her closing costs and prepaids. Three years later, with a new promotion and higher pay, Pricilla decided to add an additional bedroom, bath and a pool. This was a special program, which refinanced the first mortgage and escrowed sufficient monies to put on the addition and add the pool all in one new loan. As it mimicked a construction/perm type loan which carries a little more risk and a higher interest rate in this case. After five years with current interest rates below what Pricilla was paying on her construction/perm type home improvement loan she decided to shop for a loan. Pricilla had always utilized the same mortgage broker who worked so hard to get her credit straightened out and position her to buy with the special subsidized program on her original purchase of the bungalow. Now married, with three young children, Pricilla never forgot the incredible lengths which Emily, the mortgage broker, had taken to get her into the house. Emily had kept in touch though out the years and Pricilla was quick to pass along many referrals of friends and family to Emily who had always done an outstanding job of getting a good market rate and reasonable closing costs. Many of the referrals had challenged credit and Emily systematically worked to get them on track and over a few months time were able to buy their own home. Pricilla and Emily had become friends and shared many family experiences over their time from the first meeting. Emily had acted as a matchmaker resulting in Pricilla marrying her husband. In Pricilla’s mind, Emily was more than a mortgage broker, she was indeed a close friend