Richard Maize: We Must Give Charity To Needy All Year, Not Just Holidays

Los Angeles --- November 28, 2010 ..... "What a wonderful time of the year. Giving for the holiday season while clearing your own conscience for not giving more," says respected real estate mortgage banking consultant and philanthropist Richard Maize.



"This time of the year has some many great components. Gathering with friends and family and reflecting on the year past and next year," says Maize. 


Maize states that the many who are giving of themselves are the ones that shine at this time of year.

"From gathering clothes and goods that are not being utilized around the house and passing to the homeless or other needy organizations or help with your time and feed the homeless, the sick. The problem is that these needy groups are still around with the same need all year round."
Maize says: "Let's explore this: Our family is no different. Although we give during the year; but concentrated on this time. As our kids have been growing through the years, we have emphasized the fact that we need to give. We have been blessed with a secure home life and we need to be generous of our time and goods during the holiday season. So, we always brought our children to different locations during the Thanksgiving time to feed the homeless. Great idea and great response. But we have been missing the point as to the overall need of the less fortunate," says Maize.  "What about the January 10th? Where is everyone? Last year, we were a bit better but we all can improve considerably."
"Last year, I located an area through our kids school that feed the homeless every day at 6:30 p.m. by a organization called Meals on Wheels that does just that all year round. So, our family went through our closets and found bags of clothing that we no longer used. I went downtown to an area that is known as "the alley" which sales clothing that are sometime close outs for a reasonable price. I bought a hundred Tee-shirts, white socks and poncho type cover ups for the winter months that are approaching along with two trash bags full of our clothing."
Maize continues: "The clothes that I purchased were received with open arms. People were also grateful of the clothing we no longer use. One great story about last year that I have told 20 times already to anyone who will hear it. As I was spreading out my own clothing, I found a large swade leather jacket that I remembered being a bit large on me, which I kept in the bag and wanted to give that jacket to who I felt was the "right person". I struck up a conversation with a tall well spoken African American homeless man. He was so clean and pleasant. I said to him, you just don't appear to be homeless. He said, just because I am homeless doesn't mean that I have to be unclean. I spend $2 everyday to bath at the YMCA and at the same time, I clean my clothing while bathing. I responded to him that I felt he had a great attitude and he looked great."

"I asked him if he wanted a nice swade jacket. He didn't just say "yes". He said, let me see it and try it on. I gave him the jacket and he tried it on and felt that he liked the color (yellow) and he thought it fit him just fine. He accepted it. I told him that he should feel proud when he wore it as it originally cost $500. I said that not to show off or look for a big thank you. I mentioned that to him so that he could take pride in his clothing. He had a smile on his face and then I saw him across the street showing some of people (I think they were homeless also) his new jacket. I put my thumb up and that was that; as I thought anyway."
"About two weeks later, as part of my New Years resolution (to come there more than just during the holidays), I brought with me (and by the way, I wasn't alone; I brought by friend Chuck with me as he also felt great by doing a nice thing for others) 10 dozen sneakers from, yes again "the alley". I saw my old buddy with the yellow jacket. He said to me how happy he was wearing that jacket (which he wasn't wearing it when I saw him that night) and wears it during special occasions only. He told me that he wore it at his Christmas dinner."

Maize adds: "I went home satisfied with my choice. Unfortunately, I didn't stick to my resolution as I thought I would and it was about 6 or 7 seven weeks before I revisited this area to bring more goods. This time almost as soon as I got out of my car, my buddy was waiting for me. He said he has been coming here almost everyday looking for me. I assumed he was coming here anyway to get food; but that was incorrect. Anyway, I apologized for not coming more often. He dismissed the apology and said, "I don't come here for food any longer. I have been coming here to look for you." I was curious about that. I simply said, why? He said that about 5 weeks prior to that night, he went for an interview for a job and got it. I was delighted. He said the best was not said yet. He continued to say that he wore the yellow jacket during the interview that ended in his job."
Richard Maize concludes: "I am embarrassed to say that I went there only two more times during the entire year for 2010. I am going tomorrow night and I am going to do better in 2011!"

The Rochelle and Richard Maize Foundation is a philanthropic organization that supports and contributes volunteer and financial resources to local and worldwide causes. By providing financial support to focus on art, culture, family services and healthcare, the Rochelle and Richard Maize Foundation helps ensure that those in need and their families can live more fulfilling lives.
The Rochelle and Richard Maize Foundation generously supports foundations and causes such as the Crohn's and Colitis Foundation of America, the American Cancer Society, Vista Del Mar Child and Family Services, Hurricane Katrina, Cedars-Sinai Medical Center and Board of Governors, search and rescue / field hospital rapid response efforts in earthquake devasated Haiti by the Israel Defense Forces and the Jewish Maccabiah games, one of the world's largest annual summer sporting competitions for Jewish youth.

"Team L.A.," supported by the Rochelle and Richard Maize Foundation, celebrated silver and bronze medal wins at the 26th annual Maccabiah games held in Detroit in 2008. The week-long sporting event included teen athletes from the United States, Canada, Great Britain, Hungary, Israel, Mexico and Venezuela.

This year, the Rochelle and Richard Maize Foundation is adding the USO to their list of non-profit organizations to donate to.  The USO is nonprofit, congressionally chartered, private organization, the USO relies on the generosity of individuals, organizations and corporations to support its activities. The USO is not part of the U.S. government, but is recognized by the Department of Defense, Congress and President of the United States, who serves as Honorary Chairman of the USO.

Supporting America’s troops was the first mission of the USO. In 1941, as it became clear that the nation was heading into World War II, several organizations mobilized to support the growing U.S. military: the Salvation Army, Young Men’s Christian Association, Young Women’s Christian Association, National Catholic Community Services, National Travelers Aid Association and the National Jewish Welfare Board.



President Franklin D. Roosevelt created synergy among these agencies by forming the United Service Organizations, with the objective of providing the emotional support the troops needed.

Over time, the USO has evolved, developing new programs and services to meet the ever-changing needs of the troops and their families, while holding fast to the original mission.

Today, the USO continues to lift the spirits of America’s troops and their families, and will continue to be there for them until every one comes home.

Richard Maize: Which Finance Programs are Good for Buying a Home, Real Estate?

Richard Maize, one of the world's most successful and respected businessmen, shares his secrets for success with regard to which finance programs are best for purchasing a home. Maize, who was the leading mortgage banker in the US, now donates much of his time and efforts as a mentor to young entrepreneurs.

Richard Maize

We will bottom out eventually in the real estate market but with these new and improved guidelines we will witness a solid foundation for eventual improvement in the markets.

Los Angeles, CA  November 22, 2010

Responding to recent news which highlights the attractiveness of FHA real estate loans and that home ownership may now be falling out of reach for more Americans as banks toughen their restrictions for Federal Housing Administration-insured loans, Richard Maize, the former leading mortgage broker in the US, provides some solutions for home owners.

"Mortgage lenders including Wells Fargo & Co. and Bank of America Corp., the two largest mortgage banks, have now raised the minimum credit score on FHA-insured loans that they will buy to 640 from 620," says Richard Maize.

"About 6.3 million people fall within that range, according to FICO, which created the formula for the ratings, says Maize. "But home owners can still find FHA or Federal Housing Administration loans which will only require a down payment of only 3.5 percent compared with the much larger upfront investments many banks require."

Richard Maize states for those asking: "I am a homeowner and I see many choices of finance programs available. What do I choose? They all look so inviting. But how do I now overcome raised the minimum credit scores?" that there are still some very positive options from which a home owner can still chose from.

"As soon as the mortgage market really loosened their requirements during the last decade, almost everyone was capable of purchasing a home due to the liberal underwriting requirements," says Richard Maize.

"No income verifications, medium credit score requirements and little money in the bank. Even at times, over 100 percent financing. As far the FHA loans are concerned, the minimum requirements were often looser. This creates a superficial boom in the real estate world. As the market continues to grow and expand because of liberal lending, if one can't make their payments as agreed, they can simply refinance and get enough cash out of the loan to pay the next year or two payments."

Maize adds: "Or of course, they can simply sell the house to the next guy and usually enjoy a nice profit. In one of these examples, lender gets their payments, or in a sale, their money returned; and the borrower goes on with free payments for awhile by way of financed money for that purpose or they enjoy a gain from the sell."

Maize says that in this example, a tragedy is waiting to happen. Markets don't and can't go up forever. If a loan is going to be made by a government body or an institution, its not that bad of an idea to have a qualified borrower by way of credit and income stream (of course there can be some rare exceptions to that rule such as a very large cash reserve or upcoming employment contract etc.) and some reserve.

These banks were loaning money to almost anyone with a pulse at very aggressive interest rates.

"As soon as something global happens to the real estate market (such as the sub-prime meltdown), then the house of cards starts and doesn't stop falling. Banks, and borrowers that really don't qualify for a loan, get their respective heads handed to them with a domino effect that will take a long time to unfold. Bottom line, I am in agreement with the new structure for lenders and government bodies to qualify a lender to make a loan to them. We will bottom out eventually in the real estate market and with these new and improved guidelines will make a solid foundation for eventual improvement in the markets. I can't say I agree with the extreme and quick swing in their approach, but these industries always react fast on a downturn out of fear."

Maize states that the extreme and quick swing pertains to the switch in underwriting guidelines . More than 50% of the loan applications were submitted and approved on either a "stated income" or "no documentation" at all. The banks gave up to 105 % of the purchase price on conforming loans and up to 100% loans up to 1 million. They shut these programs off quickly.

"In today's low interest rate environment, from the least financial sophisticated to the Ivy League Ph.d in finance, the question always seems to come up as to what loan program is best," says Maize.

"We are in a very low interest rate environment (even with the recent spikes in the treasuries). As of recent weeks, there are inflation fears that if the fears are correct, will ultimately lead to higher rates. Maybe this is a good time to lock a very long fixed rate loan; or is it? These attractive adjustables that are less than 1.5% are difficult to pass up or is it just for such a short time, you are fooling yourself? Perhaps. Let's answer some questions about the subject."

Richard Maize raises several questions asked by homeowners that are now being heard throughout the real estate industry.

"I recently purchased a home that will likely be for less than 5 years before we relocate again as my wife is pregnant with our second child and we will outgrow this home by the time this child starts school. I was offered a 5 year fixed for 3.75% yet a 3 month libor (whatever libor is) at about 1.5%. Before you answer this, please know that my new job contract will allow certain wage increases starting year 2 in my job. The first year's compensation package, although will net me enough to pay the 5 year fixed rate and my bills, it will be a slight strain without any chance for savings for me and my family. What do I do. I don't want to act foolishly by accepting the very low interest rate and have this rate race up by the end of the loan's first anniversary. Ok, what do I do?"

Richard Maize: "Lots of good information. The first question you need to ask your loan consultant is what is the rate cap on the adjustable loan program?"

"If it is 5% which means it cannot exceed a maximum of 6.5% over the lifetime of the loan, that is good to know. Also, is there a cap for the annual increase (many of these loans have a 2% yearly maximum cap). If my premise is correct, then we need to do simple math to see what is best for you. We also have to take a likely premise as to what could happen subject to error; but, we have to start somewhere on this for you. Let's assume you take the 1.5% 3 month libor (this, by the way is a relatively new American index that is "London Inter-Bank Offered Rate." It is based on rates that contributor banks in London offer each other for inter-bank deposits.) And let's also assume that the libor rates increase by 1.25% the first year and the same year two and flat for year three."

Richard Maize continues: "After three years, your rate would now be 4% with an average around 2.75%. So far, taking the short term loan is better. Then, in year four it goes up again by 1.25%. After 4 years, your average is 3.375%. (This equation will be easier if you can get the 1 year libor as your basis which is often offered along with the shorter term libor that are being offered to you). Anyway, as you can see, if you truly believe your stay is less than 5 years and you have safeguards (maximums increases), then the short term loan might be your best alternative."

"In your circumstance, even if inflation is ramped and the rates spike higher than our example, your increase in wages will offset this along with more interest rate write off with this interest could be a good offset. Lastly, if there are no caps available on these programs for you, then you need to lock in the 5 year fixed as the adjustable would be way too risky."

"Building up equity through a loan has no basis in deciding what loan to take. The first 10 years of a loan is primarily directed to interest. It is the last 7 to 9 years of a 30 year loan that has the larger build up. Any equity one may build is by and large from any appreciation in the real estate during the holding period."

"When is it the right time to pay a point or points for a loan rather than simply get a loan with no points?"

Richard Maize: "This is a very good question. If you are going to lock in a long term loan (over 10 year fixed) and you believe that the rates are low (currently, historic lows), then it is time to pay a point. Let me back up; when you pay origination point(s), it has a direct impact on the rate you are paying. Lets say for example, a 30 year fixed rate is 5% (not quoting, just as an example) with no points. the same loan with say 1 point could be 4.75%."

"Now, if rates go lower and you already paid a point, you guessed wrong. In this environment, if you are going to lock into a long term fixed loan, I would suggest paying a point (which you could add on to the principle of the loan). while enjoying the low rate, you have now bought it down to a lower rate. If this is a purchase money loan, the point is deductable (up to 1 million dollar loan amount) which makes paying the point even more attractive."

"Is there any time to take out a "hard money" loan where I would be paying 3 to 5 points and 10 to 14% interest?"

Richard Maize: "In these times where is such scrutiny to the lending field, a loan of such high rate and cost as a consumer loan (personal in nature) could be usurious unless you can convince the lender that this is a commercial loan using your residence as collateral. I missed your question; the answer is generally not a good idea. Here is where that loan could come into play: you have an opportunity to buy say an apartment building for far less than market value due to the necessity of the seller or it being a bank owned property. One of the requirements is that you close very quickly."

"You can't get a conventional loan as quickly as you need to close and the deal in your opinion is amazing. figure the costs of this loan as part of the purchase price and see if it is still a great deal. Most likely if it was a great deal before, the cost of this "hard money" loan won't change the numbers that dramatically providing you diligently refinance them out conventionally. the key to this scenario is that you don't let the lender add a prepayment penalty clause in the note.""On other side of the coin. If, the lender can figure out how to loan on a consumer basis using your home as collateral, generally the answer is run for the hills and whatever short fix this expensive loan will do for you, is just that. A short term fix. You are better off trying to deal with the current lender if it a problem with you current mortgage. Borrowing at a high rate to get money that you intend to pay back, is a very desperate proposition."

"What will a rate increase do to the real estate market both in residential and commercial?"

Richard Maize: "Rate typically have an inverse reaction to the value of real estate. When rates go up, those borrowers with the same income can buy a less pricey property because of the increase in mortgage cost. For example, if you can spend $5,000 per month on your payment and say that represents a $900,000 mortgage. If the rates went up that same $5,000 monthly payment could possible represent a $840,000 mortgage. If that scenario continues then the mortgage that be afforded will be continue to be reduced. The same goes for income property. The same income will represent a lower cash flow with a higher interest rate."

Maize concludes: "In both examples, the downward pressure prevails on the value/sales price to keep the demand constant."

Richard, who communicates both off and online with recent college graduates, established the Rochelle and Richard Maize Foundation - a philanthropic organization that supports, contributes volunteer and financial resources to causes locally in the LA community and worldwide supporting programs focusing on art, culture, sports, family services and health care that work to help people live more fulfilling lives.

Richard Maize has generously supported a variety of organizations and causes including the American Cancer Society, Vista Del Mar Child and Family Services, Hurricane Katrina, Los Angeles Police Foundation, the Beverly Hills Police and Fire Department, the Cedars Sinai Board of Governors, Israel Flying Aid in earthquake devastated Haiti and the Maccabiah Sports Games in Israel.

Richard Maize and his wife, Rochelle Maize, are longtime benefactors of many other non-profit local organizations in LA and globally where Richard has been recognized for his humanitarian efforts on behalf of dozens of charitable groups and community projects.

Richard Maize: Important To Support Beverly Hills Police, Fire Department

Richard Maize, a native of Los Angeles, California, is a respected philanthropist and supporter of the poor and hungry throughout the world. But Richard Maize is also well known for supporting local humanitarian and charity organizations in his hometown of Los Angeles with the life saving Beverly Hills Police and Fire Departments leading his list of contributions and support.

"I am one of the fortunate Beverly Hills residents who have the finest and most reactive services of  both the Beverly Hills Police Department and that of the Beverly Hills Fire Department.   Beyond many other advantages for living in the area such as the schools and the overall neighborhoods, the police and fire department is a reason by itself to live in this fine community," says Richard Maize, the directs the Rochelle and Richard Maize Foundation. 

"Our family had the unpleasant situation of having an intruder in our backyard and my then 10 year old daughter went in the backyard only to be faced with a large trespasser," says Maize.  

"She ran inside and told her mother in which she quickly locked the back doors and called the Beverly Hills Police.  Within 120 seconds, six police were at our house from all sides circling the home and surrounded the intruder.  It turned out that in this case my wife and daughter were really not in harms way because this large man was simply a homeless man that lost his way and came into our house through the alley's gate to our home in which the gardener left unlocked.  However, the quick, rapid and effective response, the professional manner for how the Beverly Hills Police handled themselves speaks volumes."

Maize adds:  "I hear many stories of the great police department we have in our community.  Other less fortunate areas are often waiting over 20 minutes for local police to respond to emergencies." 

"As far as the Beverly Hills Fire Department goes; they have also are respected for maintaining high marks for their efficient manner.  They are just among the greatest in the US.  In both situations and that Beverly Hills is a small town, recognizing the bravery and effectiveness of these professionals is not uncommon as many express their gradiuate with a simple wave and a sincere smile that makes the residence feel even more comfortable." 

"A very good friend of ours who is and was in great physical condition had a massive heart attack," says Richard Maize. "The paramedics arrived in just minutes to bring my friend back to life not once but 5 or 6 times before reaching the hospital." 

Maize adds: "There is a policeman and fireman's ball once a year in Beverly Hills to not only recognize the wonderful job these men and women do for our community, but also to raise money for their causes. I for one, although have attended most of these events during my tenure in the Beverly Hills area, need to contribute more to them."  

Richard Maize concludes: "As I state this, I reflect on their value to me and my family. I realize how lucky we are and that perhaps we should never, ever take their 24 / 7 efforts for granted."

The Beverly Hills Police Department is responsible for safeguarding the lives and property of City residents. The department is a leader in early response times and its dedicated officers work with the community to keep neighborhoods problem-free. The BHPD values its reputation as an agency that earns the public trust through efficient, impartial police service.

The Rochelle and Richard Maize Foundation is a philanthropic organization that supports and contributes volunteer and financial resources to causes locally in the community and worldwide by supporting meaningful programs focusing on art,
culture, family services and health care that work to help people live more fulfilling lives.

Richard Maize has generously supported organizations and causes both locally and worldwide including the American Cancer Society, Vista Del Mar Child and Family Services, Hurricane Katrina, Los Angeles Police Foundation, humanitarian causes in Israel and Haiti, and the Cedars Sinai Board of Governors. 

Richard Maize and his wife, Rochelle Maize, are longtime benefactors of the American Cancer Society, among many other organizations, and Richard Maize has been recognized for his efforts on behalf of more than a dozen charitable groups and community projects.

The Rochelle and Richard Maize Foundation supports an extraordinary number of foundations, organizations, and non-profit groups. 

The Rochelle and Richard Maize Foundation is a philanthropic organization that supports and contributes volunteer and financial resources to community and global causes by supporting programs focusing on art, culture, family services, and healthcare. The Rochelle and Richard Maize Foundation's efforts also help people with cancer and those who care for them lead live more fulfilling lives.

Richard Maize: I Started UFC, MMA - Was First To Use Octogon Cage

Richard Maize: I Started  UFC,  MMA - Was First To Use  Octogon Cage

Richard Maize: When not consulting - helping the youth of LA.

Los Angeles ...... "This sounds a bit enthusiastic and a bit far reaching," says Richard Maize, a respected real estate mortgage consultant and philanthropist.  "And I agree with that.  I really didn’t start the UFC and the MMA.  However, without my idea and that of “Kazja” (Gregg Patchull), these organizations may not have ever begun." 

"Here is my story:  In the early 1990’s, I was taking private martial arts lessons in San Pedro from a man by the name, as we know him, Kazja.  He was a legend in his surroundings.  He is a creative man with many talents outside and inside of the ring.  He was once married to Apollonian (sp?).  Here I am in the business world particularly in the finance field of business.  As an outsider of the martial arts world, I had been hearing for many years of the wide variety of types of martial arts.  One is always better and more effective than the other." 

Richard Maize continues: "One day I came into Kazja’s Dojo and said, 'Why don’t we create a tournament taking the best of the best of many different types of karate and see which one is the best?'  He took that idea and used his martial arts creative mind to build on that concept."

"We created an entity which was called WMAA (World Martial Arts Association), says Maize."  

"Kazja started to get the fighters interest and I tried to put a team together to put on a show which included PR, licensing, venue and other behind the scene guys. Kazja helped in all aspects of this project.  I was the one funding the event."

 "The problem came when we tried to get a license for this event.  We were stone walled by a number of governing bodies not the least was the boxing commission.  No way were we going to change their minds nor did we have the appetite to even try.  Our only other option was have a choreograph fighting not too dissimilar to wrestling"

Richard Maize then told Kazja that this type of fighting could be better for us.  

"Wrestling did great and we can too, said Maize."  "Now, all we need is theHollywood aspect of this event.  We can now make up great stories about these fighters such as one being left as an orphan in the streets of Los Angeles and had to fight every day to survive.  Now we can also get great costumes fromHollywood closets and make this a fun event for the kids."

Maize states: "Our original idea when we thought we were going to use real fighting, the ring seemed logical.  Since it was going to be choreographed, I thought a black square chain linked fence was the way to go as it would hide the less than real moves in the fights.  Kazja took this a bit further and said, “No, let’s do an octagon so that there were no corners”.  Thus, the Octagon cage was created and made in Kazja’s garage by the help of some local welders.  Then the cage was painted black.  It was called “the cage of rage”.  I took a “how to” book to patent the idea.  I did it myself and invested $35.  Needless to say, the big companies as they used this cage had very little time overriding this and obtain a real patent on the cage.  However, our group can still use the one in storage because of a law known as “first to use” without permission."

"Here we are the venue and fighters along with the show were ready to go.  It was held at the Bren Center in Irvine California.  We had some PR and many excited kids in the audience.  The fighters had costumes associated with their role both in character and good guy and bad guys.  We had a “wizard” in complete wizard gear as the announcer.  The kids were going crazy with the wizard’s antics with him creating smoke as he announces the program etc.  We were selling t-shirts and programs.  It was great.  Everything was great except the actual fights.  Not great.  I should have hired a pro who might have worked with the wrestling team and not expect a real fighter to choreograph this fight.  It wasn’t horrible; just a lot to be desired."

Richard Maize concludes: "Two weeks later, Kazja received a call from someone in the audience.  It was one of the Gracie brothers who asked us if we were interested in taking this forward with real fights as he loved the concept.  Kazja asked me and I told him to tell this guy, first off, they can never get a license and second way too brutal.  Tell him we are not interested.  Well, needless to say, another great idea and bad result for our team.  And, another bad choice."

 "We all know that he went on to get licensed in Las Vegas (who knows how.  Many rumors about that one) and started the “ultimate fight”.  I, on the other hand lost $2,000 on this one time episode."

The Rochelle and Richard Maize Foundation is a philanthropic organization that supports and contributes volunteer and financial resources to causes locally in the community and worldwide by supporting meaningful programs focusing on art, culture, family services and health care that work to help people live more fulfilling lives.

Richard Maize has generously supported organizations and causes including the American Cancer Society, Vista Del Mar Child and Family Services, Hurricane Katrina, Los Angeles Police Foundation, and Cedars Sinai Board of Governors.
 

Richard Maize and his wife, Rochelle Maize, are longtime benefactors of the American Cancer Society, among many other organizations, and Richard Maize has been recognized for his efforts on behalf of more than a dozen charitable groups and community projects.

The Rochelle and Richard Maize Foundation supports an extraordinary number of foundations, organizations, and non-profit groups. The Rochelle and Richard Maize Foundation is a philanthropic organization that supports and contributes volunteer and financial resources to community and global causes by supporting programs focusing on art, culture, family services, and healthcare. The Rochelle and Richard Maize Foundation’s efforts also help people with cancer and those who care for them lead live more fulfilling lives.

The Rochelle and Richard Maize Foundation supports the Friends of Greystone Mansion in Beverly Hills, Calif. For three days in 2008, the Rochelle and Richard Maize Foundation helped sponsor the California Spirit XXIV for the Vital Work of the American Cancer Society.

The Rochelle and Richard Maize Foundation also supported the “Accessories for Success Lunch and Fashion Show Benefit” for the Big Brothers / Big Sisters (BBBS) of Greater Los Angeles and Beverly Hills. In this capacity, the Rochelle and Richard Maize Foundation supported the luncheon and fashion show to benefit the organization’s founding mission of helping children reach their potential through one-on-one mentoring relationships.