[jwd]

Your second sentence is very sad. Fortunately, my homes and properties were paid off over 5 years ago as are all my cars, toys, etc. I retire next year at 55 YO. As to "giving it all to the IRS" please explain how it makes sense to pay $10,000 in interest only to deduct $3200 from your taxes. To me, you just lost $6800.

Jim