consider this....Rate increases squeeze the home owner's (already extended) credit limit, causing more clients to seek HCG type financing. If the rate of new clients exceeds the default rate do they not have a recipe for higher profits? Conversely prime mortgages at other lending instutions deminish client base as rates increase. Once asked whether increases in interest rates would harm the bottom line, Gerald Solloway in a conferance call laughed and stated that would not affect profits negatively. Was he thinking the above? After all HCG default rates are lower than others in the prime market. Realizing perception is reality wrt rate increases and SP,I believe there is no reason to sell in this atmosphere of rising rates. JMO R