Days listed 127 | Contact (by Orit [MI]) Mar 27, 2022 2:04 PM|
Days listed 127 | Contact (by Jim in O C [CA]) Mar 27, 2022 2:11 PM
Days listed 127 | Contact (by Moshe [CA]) Mar 27, 2022 2:29 PM
Days listed 127 | Contact (by 6x6 [TN]) Mar 27, 2022 2:34 PM
Days listed 127 | Contact (by Jason [VA]) Mar 27, 2022 2:56 PM
Days listed 127 | Contact (by jonny [NY]) Mar 27, 2022 3:09 PM
Days listed 127 | Contact (by GKARL [PA]) Mar 27, 2022 3:22 PM
Days listed 127 | Contact (by Laura [MD]) Mar 27, 2022 4:23 PM
Days listed 127 | Contact (by Gail K [GA]) Mar 27, 2022 5:09 PM
Days listed 127 | Contact (by Renne [TX]) Mar 27, 2022 7:16 PM
Days listed 127 | Contact (by Robin [WI]) Mar 27, 2022 7:42 PM
Days listed 127 | Contact (by Jeffrey [VA]) Mar 27, 2022 8:24 PM
Days listed 127 | Contact (by Orit [MI]) Mar 27, 2022 8:51 PM
Days listed 127 | Contact (by Vee [OH]) Mar 27, 2022 9:26 PM
Days listed 127 | Contact (by Ken [NY]) Mar 27, 2022 10:05 PM
Days listed 127 | Contact (by plenty [MO]) Mar 27, 2022 10:20 PM
Days listed 127 | Contact (by Dee Ann [WI]) Mar 27, 2022 10:39 PM
Days listed 127 | Contact (by MikeA [TX]) Mar 27, 2022 11:29 PM
Days listed 127 | Contact (by orit [MI]) Mar 28, 2022 8:35 AM
Days listed 127 | Contact (by MikeA [TX]) Mar 28, 2022 10:52 AM
Days listed 127 | Contact (by Orit [MI]) Mar 28, 2022 11:11 AM
Days listed 127 | Contact (by Oregon Woodsmoke [ID]) Mar 28, 2022 12:31 PM
Days listed 127 | Contact (by Oregon Woodsmoke [ID]) Mar 28, 2022 12:33 PM
Days listed 127 | Contact (by Jeffrey [VA]) Mar 28, 2022 3:02 PM
Days listed 127 | Contact (by Orit [MI]) Mar 28, 2022 3:21 PM
Days listed 127 | Contact (by orit [MI]) Mar 28, 2022 3:40 PM
Days listed 127 | Contact (by MAP [NY]) Mar 29, 2022 5:59 AM
Days listed 127 | Contact (by Jeffrey [VA]) Mar 29, 2022 8:17 AM
Days listed 127 | Contact (by Orit [MI]) Mar 29, 2022 8:32 AM
Days listed 127 | Contact (by orit [MI]) Mar 29, 2022 8:52 AM
Days listed 127 | Contact (by 6x6 [TN]) Mar 29, 2022 9:06 AM
Days listed 127 | Contact (by Renne [TX]) Mar 29, 2022 6:34 PM
Days listed 127 | Contact (by 6x6 [TN]) Mar 29, 2022 9:44 PM
Days listed 127 | Contact (by orit [MI]) Apr 1, 2022 12:24 PM
Days listed 127 | Contact (by Renne [TX]) Apr 1, 2022 1:11 PM
Days listed 127 | Contact (by Jeffrey [VA]) Apr 1, 2022 8:42 PM
Days listed 127 | Contact (by Orit [MI]) Apr 1, 2022 9:27 PM
Days listed 127 | Contact (by Patti [OK]) Apr 20, 2022 3:21 PM
Days listed 127 | Contact (by Mary [CA]) Apr 21, 2022 8:18 PM
Days listed 127 | Contact (by Ed [CA]) Apr 22, 2022 1:02 PM
Days listed 127 | Contact (by orit [MI]) May 3, 2022 3:31 PM
Days listed 127 | Contact (by Orit [MI]) Posted on: Mar 27, 2022 2:04 PM
This is not really a question but a cry out of frustration... Days listed 127 Contacts 1,094 Applications 292. Despite of the fact that we had over 1000 inquiries and 292 Zillow application (YES... this is not a mistake) after 127 days of being listed we are still looking.... This NEVER happened in the past!! A few were qualified but ended up taking a different home, the others: evictions, insufficient income, collections giving a false name for the landlords and what not.. We are not looking for the best credit for our B home, but a credit score of 430? NO NO NO! Our process allows us to have very minimal numbers of evictions and mostly great residents so we will continue to wait... Any one else with similar experience?? --73.191.xxx.xxx
Days listed 127 | Contact (by Jim in O C [CA]) Posted on: Mar 27, 2022 2:11 PM
Same thing happens over Thanksgiving and Christmas holidays when good renters don’t move and the time listed makes the property look like a problem rental. --99.23.xxx.x
Days listed 127 | Contact (by Moshe [CA]) Posted on: Mar 27, 2022 2:29 PM
I had the same problems a year ago when the pandemic was bad. Lots of applicants, no good ones. Dropping my price worked, as always. My offering became superior for the good applicants that were out there. and I got my properties rented out immediately. Leases are coming due soon, the market is better and my price will be raised.
Basic principle of business: price is everything.
Days listed 127 | Contact (by 6x6 [TN]) Posted on: Mar 27, 2022 2:34 PM
Days listed 127 | Contact (by Jason [VA]) Posted on: Mar 27, 2022 2:56 PM
Your listing has gone stale. Take it offline for 2-3 weeks and try again, you’ll have a slightly different tenant pool by then. --73.177.xxx.xx
Days listed 127 | Contact (by jonny [NY]) Posted on: Mar 27, 2022 3:09 PM
I have the same issue. I have one that is just not going. Prospects are not good. I also need to get it off marketing and then relist in a few weeks at a little lower price and some new pics. Spring is in the air and people are about to move.
You just have to weed out the bad ones ... unfortunately though ... there seems to be many more of those than before. Now that the evictions are starting ... more will be coming and looking to see what they can get, I'm sure all will be desparate too. --69.201.xx.xxx
Days listed 127 | Contact (by GKARL [PA]) Posted on: Mar 27, 2022 3:22 PM
I went through this last year and it was hell. I had to change up my process and start open houses a couple of days a week before I got someone. The tenant pool was horrible.
I have one that I'm advertising now and the tenant pool has gotten a bit better it seems. Just gotta keep with the process and weed through them. --65.221.xxx.xxx
Days listed 127 | Contact (by Laura [MD]) Posted on: Mar 27, 2022 4:23 PM
Highest number of applicants ever in 30 years of landloring also poorest quality tenant pool ever in 30 years of landloring. --108.56.xxx.xx
Days listed 127 | Contact (by Gail K [GA]) Posted on: Mar 27, 2022 5:09 PM
151 contacts and counting. And not one of them worth spit.
Days listed 127 | Contact (by Renne [TX]) Posted on: Mar 27, 2022 7:16 PM
Yuck, I'm so sorry, that is miserable.
Have you thought about not accepting Zillow applications and require your own application with an application fee?
That won't reduce the 1,094 initial contacts, but maybe it would screen out some of the 292 applications for you.
Do you list your minimum credit score or any of your other screening criteria? Maybe that would help some of those applicants screen themselves out.
Good for you for not lowering your criteria. Great ideas shared to take it off the market for a bit. Can you take new, fresh pictures?
Where are you advertising? Have you thought about sending a letter to your great, existing tenants that you have an opening and you're offering a $200 referral bonus?
We had an opening in December that I took off the market for a bit because we had so many paid applications from people who had never even seen the house and not a one qualified.
Now, I'm raising our application fee to help compensate me for my time and to cover the cost of the credit and criminal checks.
I wish you all the best to persevere through this! --12.196.xxx.xxx
Days listed 127 | Contact (by Robin [WI]) Posted on: Mar 27, 2022 7:42 PM
I've decided not to take Zillow applications. It seems like the people who go that route do it because they don't want to pay to apply when they know they have a 98% chance of being rejected. I have yet to find a decent applicant from that route.
Have you tried changing where you're advertising? Craigslist used to be a good source of leads. Then it was Zillow. Right now, in our area, FB Marketplace seems to be the leader. Have you talked to other LLs to see where they're finding the best prospects?
Hang in there--spring is coming! --50.232.xxx.xxx
Days listed 127 | Contact (by Jeffrey [VA]) Posted on: Mar 27, 2022 8:24 PM
Orit, you mention - "A few were qualified but ended up taking a different home."
How long do you take before you get back with applicants? I used to take a day or two going thru the entire verification process and then after that get back with the ones who met my qualifications. To my frustration, every now and then, when I finally got back to a qualified applicant, he or she responded that they had already rented another property. Ouch!
So I changed my screening process. Now I make it my goal to do an initial "surface" review of the main application criteria plus run a couple of quick screening reports (credit, eviction and criminal) and doing this within one or two hours maximum of receiving the application.
If the surface review of the main criteria (income, rental history, credit score, cooperation level, etc) of the applicant meets my minimum criteria, I immediately get back with the applicant, congratulate them and let them know they have been pre-approved!
After implementing this new process, I now do not have anyone who I preapprove, and call to congratulate, respond that they have found another property. And once they get the phone call from me, they do not keep looking for another place to rent, which used to happen while applicants were waiting a day or two for me to call them back with an answer.
By the way, I still have the right to finish my verification process after informing the applicant that they have been preapproved. And if I am not able to fully verify anything on the application, I can call them back and inform the applicant that we were not able to verify something on the application.
Again, the beauty to this strategy is that I never lose any qualified applicant because they kept looking and found another place while waiting around for my answer. In this day and time, many applicants will not simply wait a day or two when there are so many other good looking homes or apartment options who are willing to respond very quickly.
Orit, since you seem to find very few truly qualified applicants, using a similar strategy may help you not lose out on one of the rare qualified applicants who come your way:) Best of success to you.
Days listed 127 | Contact (by Orit [MI]) Posted on: Mar 27, 2022 8:51 PM
Thank you for your reply. We are on it in terms of fast reply and we do a follow up. This house has no central air so the last great guy that had seen it, actually called us to thank us for being fast to respond and explained that he was working from home so picked up the house that had central air. We actually use the Zillow application to pre-quality for showing so the way it was going just had a couple of showing so far… another one today so f/u tomorrow…. --73.191.xxx.xxx
Days listed 127 | Contact (by Vee [OH]) Posted on: Mar 27, 2022 9:26 PM
I would pull the ad for a few weeks, raise the rent 200bux and relist. Imagine over 300 application fees, I think my record was just under 100 in a 4 month period spanning winter months, helps to screen with the ap fee credit on 11 month. --76.190.xxx.xxx
Days listed 127 | Contact (by Ken [NY]) Posted on: Mar 27, 2022 10:05 PM
Jeffrey,how often when you tell someone that they are pre qualified and you complete the application process do you find something that makes you decide you dont want them? --74.77.xx.xx
Days listed 127 | Contact (by plenty [MO]) Posted on: Mar 27, 2022 10:20 PM
For lot of folks working from home no central ac might just be the reason your qualify applications are choosing another house. Your situation could be alot of the house. Raise the rent, ad AC and take the ad down for a fresh start. I streamline my process years ago, got to get the good ones quickly. Act fast. --172.58.xxx.xxx
Days listed 127 | Contact (by Dee Ann [WI]) Posted on: Mar 27, 2022 10:39 PM
I subscrbe to the Mr Landlord Newsletter.After having similar results Orit, I read Mr. LL's prequalified plan in the newsletter. Used it on my last two listings. Both were filled using the prequalified approach.Never looked back. The last one was the easiest. Person was coming from out of town so I knew I'd have to prequalify and have time to completely verify everything, so I emailed our entire lease and all documents associated with the property, i.e., lead disclosure and utility info, rules, and a phrase promoting immediate trust. "I like to be upfront with prospectsso they are informed from the get go", and safety, If you return your application online, please leave off sensitive info, i.e. SSN & bank accounts and gather that info over the phone however you are comfortable, text or by phone call.My phone is not linked to other sources. Good applicants are appreciative of that right off. I ALWAYS stress and advertise that my credit reports are a SOFT pull. Good luck Orit. We want to hear your success story here. --75.11.xx.xx
Days listed 127 | Contact (by MikeA [TX]) Posted on: Mar 27, 2022 11:29 PM
I've switched from Zillow to facebook marketplace with better results.
Days listed 127 | Contact (by orit [MI]) Posted on: Mar 28, 2022 8:35 AM
Our add specifies that we will show the home only after pre-qualifying with the Zillow application. When we have a pre-qualified application we let them know that we loved their application and that we would love to have them, show the home and then follow up to see how the showing went, if they had any questions etc. If they do not want to home, or choose a different one, we ask what made them choose the other home over ours. We do have people who get upset that they have to pay $29 before seeing the home ($29 for a whole month and many houses instead of for every house that they apply for)but it is better than showing it to all those that inquired and do not qualify.... We used to do phone interviews but love the application by Zillow process. We also do our own application for the pre-qualified ones but do not charge the application fee. This will include a rental verifications and the supporting documents. This is not a typical situation at all! It is frustrating but we would rather wait.... --73.191.xxx.xxx
Days listed 127 | Contact (by MikeA [TX]) Posted on: Mar 28, 2022 10:52 AM
I do a pre-qual with Marketplace by responding back when I get the "is this available" with my pre-qual questions. It takes all of about 10 second to cut and past that back. Once they respond with answers then I filter and offer to show to the ones that pass (about 2%) at an open house. I do a 1 hour open house. At the open house they will get info on the application process if they are interested.
I know that marketing tends to be different across the country but locally, the dregs that used to hang out on craigslist moved to zillow. I simply wasn't getting any good leads from them but hundreds of people that are unqualified and desperate for housing sending back requests. That was totally frustrating.
Days listed 127 | Contact (by Orit [MI]) Posted on: Mar 28, 2022 11:11 AM
Will definitely try to use market place! --73.191.xxx.xxx
Days listed 127 | Contact (by Oregon Woodsmoke [ID]) Posted on: Mar 28, 2022 12:31 PM
It might be cheaper to install AC than to let the house sit empty for months.
In the area I moved to a couple of years ago, it was normal to not install AC, because it wasn't needed. But the hot season in summer is getting longer, we are getting more wildfire smoke, and tenants are becoming more delicate and entitled. So the first thing I do when I buy a house without AC is I install AC.
Maybe a split. Probably not necessary to go the entire forced air ductwork route. --76.178.xxx.xxx
Days listed 127 | Contact (by Oregon Woodsmoke [ID]) Posted on: Mar 28, 2022 12:33 PM
Adding: all the tenants who have been living free for the past two years are now getting kicked out, so there is a good selction of leeches and losers available and hunting for a place to live. --76.178.xxx.xxx
Days listed 127 | Contact (by Jeffrey [VA]) Posted on: Mar 28, 2022 3:02 PM
Orit, I admit I'm reading quickly, but I'm not sure I fully caught what was going on in your application process. When you said - "A few were qualified but ended up taking a different home." Have those people actually got to your step in the process where they have paid your $29 and actually completed the application process.
Or are you just saying they were only pre qualified but never actually fully completed the application process and paid your fee. Are a few of those simply "pre" qualified ones the ones you are talking about who have ended up taking a different home?
The suggestion I made above was in reference to people who have actually completed the application process and paid my application fee. Those are the ones I want to respond to quickly if everything looks good on the surface.
Ken, it is usually only about one out of every ten who we pre-approved that we are not able to complete the full verification process. And in most cases they are able to assist us in completing the process with further documentation or better contact info for rental or employment verification. Please note, the ones we pre-approve start off looking like they have potential (great rental and employment history, good credit score, and no immediate evidence of evictions or court history) If they look like they "may" marginally qualify we wait and do the full verification. The goal is not to miss the really great looking applicants simply because of a time delay in responding. --72.214.xx.xx
Days listed 127 | Contact (by Orit [MI]) Posted on: Mar 28, 2022 3:21 PM
Zillow has a form where they do applications so the $29 went to Zillow and I receive their application with all the reports and the rental history. Most of almost all of the applications which I had almost 300 applications that mostly did not pre-qualify so they didn’t even come to view the home. The few that did see the home ended choosing a different one. I am really not trying to solve the problem because I know that our process is working great in the world doing really well I am just shocked at the amount of and qualified applications…. --73.191.xxx.xxx
Days listed 127 | Contact (by orit [MI]) Posted on: Mar 28, 2022 3:40 PM
LET ME TRY AGAIN AND NOT FROM MY PHONE...
Zillow has a form where they do applications so the $29 goesto Zillow and I receive their application with all the reports and the rental history. we received almost 300 applications for this home and most of them did not pre-qualify for a showing so they didn’t even come to view the home. A few with The few that did see the home ended choosing a different one. So, this is a combination of mostly bed applications and a house that is not a great one - no central air, no garage and no basement. I am really not trying to solve the problem (but did get some ideas) because I know that our process is working great most of the time, I am just shocked at the amount of and qualified applications…. --73.191.xxx.xxx
Days listed 127 | Contact (by MAP [NY]) Posted on: Mar 29, 2022 5:59 AM
The tenant pool these days has a lot of Baby Ruths in it. After a couple weeks of hearing nothing from the grown woman next door where stepdaddy wants to jettison her, she emails me to tell me she now has proof of paid rent from March 2020 through September 2020. Yet no application completed yet.
Not sure if that is supposed to impress me. It doesn't. I stopped emailing her and will just wait for her to turn in the completed application. Mind you, I haven't started advertising yet, she wants the DOWNSTAIRS apt which probably won't be ready until July 1st, sight unseen. More red flags. --72.231.xxx.xx
Days listed 127 | Contact (by Jeffrey [VA]) Posted on: Mar 29, 2022 8:17 AM
Orit, you say that you are not trying to solve a problem?Sorry, just wanted to offer an idea to help try to figure a way to possible reduce your vacancy time. You did mention that the home has been listed for 127 days (4 months empty), but yet you say your process is working great most of the time.... ??? --70.161.xxx.xxx
Days listed 127 | Contact (by Orit [MI]) Posted on: Mar 29, 2022 8:32 AM
Yes… it is. This is the first time this is happening. We have almost 300 applications which means we could’ve rented it but we chose not to because most of them are very very bad. We have minimum evictions and we mostly have great residents who pay on time. This one home is the rarity. Like someone posted, all the not so great applicants are being evicted after, in winter is typically not the best. We choose to be picky. We are still profitable. Of course we aim not to have empty homes, but we will never settle on a tenant. In the past where we felt we were not sure we would do a month to month so we can end the agreement when it didn’t work and interestingly enough every time we did a month to month we were right in doing so. We no longer do it if there is one sign this may not work we listen to it. Of course we want to have a resident in the house! Of course we are checking ourselves to see what we can do. It is mostly frustrating especially when we get an application with very good credit but they gave us a friends name as their landlord… I did not mean to sound arrogant like we have nothing to learn because we learn something every day but we actually feel we really found a good way to pre-screen applicants. We do appreciate any input and suggestions where we also realize that sometimes waiting is better to create a happy ending. :-) --73.191.xxx.xxx
Days listed 127 | Contact (by orit [MI]) Posted on: Mar 29, 2022 8:52 AM
Just received 2 more applications - the firs is with 693 credit score and 98% timely payment - very promising.... Next, check the eviction report: 1 eviction reported. So if in the past we may had considered (just for an example as we did not) we now will decline immediately. Second application credit score 300 (did not even know that existed) and 29% on time payment - Do i need to show these 2 the house? --73.191.xxx.xxx
Days listed 127 | Contact (by 6x6 [TN]) Posted on: Mar 29, 2022 9:06 AM
Everyone that I am getting, does not have proof of rent and does not want to go through all of the screening process.
I mainly can't get documents.
It is very frustrating. I need to get this house rented as I have a new project to work on.
No one has proof of anything, and they are all living with relatives. --73.120.xx.xxx
Days listed 127 | Contact (by Renne [TX]) Posted on: Mar 29, 2022 6:34 PM
You are so right about no documents!
In December, we had a vacancy that we pulled after one week when, we had 12 paid applications, 6 couples and not a single one had seen the home.
From what I can remember...
couple 1. Warrant for arrest for failure to pay for something. After they got that fine paid for, negative report from former employer, no current employer listed, left message with current landlord multipole times with no response.
couple 2. Could not get former employer or current employer to return a phone call. This one stole our bank's drive through banking tube to boot!
couple 3. Could not get anything! No current or former employer, no current or former landlord, nothing.
couple 4. No landlord return calls, no employer return calls, nothing. Credit showed recent eviction. Offered to pay an extra security deposit. We declined.
Days listed 127 | Contact (by 6x6 [TN]) Posted on: Mar 29, 2022 9:44 PM
Renne, yes, sounds like mine. I think I might have finally found one. In fact I think I found 2 possibly. I wish I had another rental ready for the other one.
My friend Plenty kept encouraging me. Thank you Plenty.
Jeffrey, Thank you for that advise. I tried it earlier today and it seems to have worked.
This is such an awesome group. I can't believe you have put up with me this long, grins... --73.120.xx.xxx
Days listed 127 | Contact (by orit [MI]) Posted on: Apr 1, 2022 12:24 PM
HAPPY ENDING! We finally found that someone we were looking for. after: Days listed 131, Contacts 1,193, Applications 320
Thank you all for your responses and advise!! --73.191.xxx.xxx
Days listed 127 | Contact (by Renne [TX]) Posted on: Apr 1, 2022 1:11 PM
I'm so happy you didn't give up! Your statistics are mind boggling. --107.77.xxx.xxx
Days listed 127 | Contact (by Jeffrey [VA]) Posted on: Apr 1, 2022 8:42 PM
Congrats Orit. I am drinking a glass of sweet tea in celebration for you. --172.58.xxx.xxx
Days listed 127 | Contact (by Orit [MI]) Posted on: Apr 1, 2022 9:27 PM
Thank you Jeffrey… salut or as we say le hyim (to life). I will also drink to that… 320 applications… omg --73.191.xxx.xxx
Days listed 127 | Contact (by Patti [OK]) Posted on: Apr 20, 2022 3:21 PM
We have’not crossed this situation yet. But when applications come in around the same day the first one come in, we run that one first and we number them when they are multiples on one property. The service we use takes about 12-24 hrs and sometimes less. It all depends on how long we can get the information back. --68.97.xxx.xx
Days listed 127 | Contact (by Mary [CA]) Posted on: Apr 21, 2022 8:18 PM
I guess I have been doing things different. I always use zillow. I call them back! prequal them over the phone, I make sure to call them as soon as they inquire. If it sounds and feels good, I tell them I do not want their personal info unless they see the place and like it. They always appreciate this. This gives me the opportunity to meet them and find out if this is someone that I want to work with. I ask them plenty questions and give them a sense of what I expect. I will not lie this is time consuming. I know how to end the phone call quick if its not sounding good. I only call the ones that look good. I also keep tabs on my residents as to when they are looking to move out. The minute I get wind of the move out I post it right away. I ask the Resident when is a good time to show the place and do they want to be present at every showing. To date I have never paid a resident for my showings. I let them know I will only show their home to prequalified people and I will be present at every showing and if their is more than one person viewing they must all stick with me, no wandering around.95% of the time I have a new resident qualified/ collect deposit and 1st months rent, signed contract just waiting for the current residents to move out. I have been super lucky only one eviction in 2012 that tenant came with the property. During covid It has been easier, I only had to show each unit on average of 2 times and I schedule them back to back. I count my lucky stars. I am questioning my process in hope of cutting down the time. after reading what is now going on with taking in applications. Here are my questions
In the state of California do you have to keep the applications, if so for how long? Does that make me responsible for their personal info? When you take applications without showing the place do you keep the application fee or do you let the website that you post it on keep the fee? If you take the fee how do you collect it? Any thoughts on how I could cut down the time involved? I think I am going to try accepting applications without them seeing the place... --68.7.xxx.xxx
Days listed 127 | Contact (by Ed [CA]) Posted on: Apr 22, 2022 1:02 PM
Congratulations Orit. If I were in your shoes, I'd go look at properties listed in your same price range (if at all possible, just drive by, or read their ad and look for amenities they have that you don't). I suspect you're not at the right price point for what you're offering. Whenever I found I was having a hard time filling a property, I would investigate and found my property was missing something that other properties offered. It can be small things like recessed can lights or decorator colors or 6 panel doors or granite countertops or a dishwasher or whatever. If this turns out to be the case, you may need to up your game or keep your rent on the cheaper side of the market in your area. --108.201.xx.xx
Days listed 127 | Contact (by orit [MI]) Posted on: May 3, 2022 3:31 PM
Its a new era!! Had a house listed for 3 days and generated 2 leads - one for the home advertised. The other qualified applicants received a different home and we did not even need to put it in the market!! Just wanted to share that it looks like things are back to normal (keeping my fingers crossed for more happy beginnings) --73.191.xxx.xxx