What is an irrevocable trust?

An irrevocable trust is a trust that cannot be changed or amended after it is signed. When properly established one of the primary benefits of this type of trust is that the Settlor/Grantor, [the person(s) who sets up the trust], is no longer considered to be the owner of the trust property, thereby removing the trust property from the person's estate. This effect can potentially reduce the size of the grantor's gross estate thereby protecting the trust assets from being subjected to estate taxes by the IRS.

There a number of different types of irrevocable trusts. All of these trusts share two characteristics:

• Once they have been established, they cannot be altered or canceled.
• The grantor cannot also be both the trustee (the one responsible for making investment decisions) and the beneficiary (the one who receives the benefits from those investments).
  

The three most commonly utilized irrevocable trusts are:

• Irrevocable Income Only Trusts (IIOTs)
• Irrevocable Life Insurance Trusts (ILITs)
• Generation-skipping Trust (GSTs)

Irrevocable trusts are sometimes used to make gifts to others - the trust beneficiaries - "with strings attached." When making gifts to children or grandchildren, parents and grandparents have a choice, they may either give assets directly to the beneficiary or they can place the assets into trust, accompanied by a set of written instructions that direct how the trust's assets may be distributed and/or utilized. These instructions are often where the strings are attached to the gift(s). By placing the gift(s) in trust enables the grantor to control the use for which the gift is intended.

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Under what circumstances will a family limited partnership reduce transfer taxes?

Family limited partnerships (FLPs) can be effective tools for asset management, facilitating pooling of investments and economies of scale. If properly structured and administered, they also allow you to remove a substantial percentage of the value of the partnership assets from your taxable estate.

Some of the more common assets that are transferred into FLPs include:

• Real estate;
• Closely held stock;
• Marketable securities; and
• Other limited partnership interests.

How an FLP works

After the FLP is properly funded, the donors will often gift part or all of their partnership interests to other family members. If the interest being gifted is a limited partnership interest or a non-controlling general partnership interest, minority discounts and discounts for lack of marketability typically reduce substantially the appraised value of each gift. Assuming the donors relinquish control of the partnership prior ro death, their gross estate will include only the discounted value of the minority partnership interests that they retain at the time of passing.



Why do some people choose to create a corporation, limited liability company, or management trust to be an FLP general partner?

By law, a limited partnership dissolves upon death or disability of its general partner. These entities are used to provide continuity within the partnership if such event occurs. They are also used to create an additional layer of protection from the claims of aggressive judgment creditors.

Using a corporation as a general partner also provides income tax planning options. The corporation may charge fees and receive income for management of and duties performed for the FLP. This use of a corporate general partner can shift some of the income from the limited partnership to the corporate general partner. The corporation can then use the income to pay salaries or set up retirement and other tax-advantaged plans such as welfare benefit trusts, defined-benefit plans, and medical reimbursement plans. As a result, the family is able to shift income from higher to lower income tax brackets and at the same time set up retirement pension plans for family members who are employees of the corporate general partner.

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What is a Family Limited Partnership (FLP)?

A family limited partnership (FLP) is a legal entity formed under your state's limited liability partnership law between you and some of your family members.

Does and FLP work just like a standard limited partnership?

An FLP works like any other limited partnership under your state's statutes. The FLP has two kinds of partners: general partners and limited partners.

The general partners have 100 percent control over and responsibility for the management of the partnership and its assets, and they are 100 percent liable for the acts or omissions to act of the partnership and all the other general partners. After setting up the FLP, strategic family assets are transferred into it, including investments and business interests. When the transfers are complete, individuals no longer own a direct interest in these assets. Instead, as general partners they own a controlling interest in the FLP, and it is the FLP which owns the assets.They decide when assets are bought and sold and the timing and amount of the partnership's income and capital distributions.

The limited partners have no control over either the assets or int income if the partnership. The also have no authority over the general partners. They cannot fire the general partners or replace them. Their legal authority and roles are narrowly defined by all states' statutes. Limited partners are not liable for the acts of the general partners and are not liable for claims against the partnership or for partnership debts. They are liable, or at risk, only up to the amount of their partnership investment or interest.

Who are the general partners of an FLP?

The general partners almost always are parents or grandparents or corporations, limited liability companies, or management trusts controlled by those individuals.

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What Is An Estate?

There is a common belief that "estates" are somthing that only millionaires possess. This belief is possible because most people have no idea what constitutes an estate to begin with. On TV and in the movies the term estate is only used to describe or reference the rich and the wealthy, often describing huge lavish property and elegant decorations. In fact, any property, no matter how small or large, humble or extravagant is part of an estate. Land, condos, duplexes, townhomes, apartments and the single family home all make up people's estates.

Simply put, an estate is everything that a person owns. It includes your favorite guitar, your collection of family photographs, your residence, cash, stocks, bonds, and other investments, retirements plans and businesses you own. If you are a creator, your estate includes all your works, including your prints, manuscripts, copyrights, trademarks and patents. For estate tax purposes, your estate also includes all life insurance policies in your name as well as your IRA's or other retirement accounts. So again, your estate includes everything that you own, this includes all of your personal property, such as vehicles, jewelry, collectables and other tresured items.

Your estate is everything that you own. You own things, so congratulations... you have an estate.

Your estate is everything that you own.

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Why Should I Worry About Legacy & Estate Planning I am Young and/or I Don't Have Many Assets?

Two common excuses for not instituting legacy and estate plans are "I don't have enough assets" and "I am too young to die or become incapacitated." These are misconceptions that can be attributed to a lack of understanding of consequences of failing to plan and a disinclincation to recognize that some day we all transition. No matter what your age or your assets you have learned life lessons and experienced a

unique life story that shaoes and defines your journey. For this reason, we all have a pricesless, one of a kind asset that should be captured and preserved for our next generations. One format that this priceless asset can be manifested in is through the drafting of a Personal Legacy Statement. There are also many reasons why estate planning is particularly important when assets are limited.

Legacy & Estate planning for even modest estates is important because of inflation. This is easily demonstrated through the use of the Rule of 72, which holds tha

t 72 divided by the inflation rate equals the number of years it will take to double the size of an estate. For example, if the inflation rate is 5 percent, the rule says that the value of an estate will double every 14.4 years just because of inflation! An easy way to understand how this happens is to think about how much you paid for your home as compared to the original cost of your parents' homes. Inflation is a certainty of life which will continue to apply even when one chooses to ignore its presence. The Rule of 72 does not account for the possibilite

s of the assets growing in excess of the inflation rate. The point is that the value of your life insurance and your house, along with any other assets that you may have or acquire, can be significant, especially over the time of several generations.

The second reason why Legacy and Estate planning is important is becuase, according to morbidity tables, the chance of your becoming incapacitated or disabled in the next year is significantly higher than your chances of dying during the same time. The absence of a properly implemented plan necessitates a formal legal guardianship and conservatorship proceeding that involves court costs and the expense of an attorney in a process that u

ltimately ties up your assets for a time as well.

In a guardianship and conservativeship preceeding a court will seek to protect the assets of an incapacitated person, so it requires annual accounting reports justifying the use of assets. Depending upon state law, court permission might be required for the sale of major assets. A performance bond might also be required. The cost of guardianship and conservatorship proceedings far exceeds that cost of an proper plan even for young people or those with small estates.

In the abscence of a properly drafted estate plan, state law determines how assets will be distributed at your death. In states where property is generally owned by married couples in the form of tenancy by the entirety or joint tenanc

y with right of survivorship, the jointly held property will pass automatically to the surviving joint tenant by operation of law. This may inadvertently create federal estate tax problems when your spouse dies which could deprive your children and heirs of a portion of their inheritence.

In states where real propert is held by spouses as tenants in common, the absence of a written and properly executed plan results in the assets of the deceased spouse passing to the children, with the surving spouse receiving only a partial share.

If the children are minors, they cannot hold property in their own names and a formal guardianship proceeding is necessary for the court to appoint the surving spouse as the guardian. An expensive performance bond may also be required. Since a parent has the obligation to support the children, courts generally do not premit the parent to use the children's assets for their suppurt unless the parent is destitute. A further complication is that the surviving spouse may be unable to handle the present house payments and desire to sell the home. With the children owning part of the equity of the home and portions of the deceased spouse's other assets, the surviving spouse may not have access to those funds to purchase a new home.

Thus, even though a person is young and has few assets now, the extra cost and lost time and control given up the results of failing to plan can be substantial.

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Essentials: Who Needs to Plan their Estate?

EVERYONE

Although many are deceived by believing that planning your estate is only for the rich and the wealthy, planning is for ANYONE who has acquire any tangible assets and desire to plan what happens to those assets once one passes on.
In fact, in many cases it is more critical for normal, everyday folk to plan ahead, because delays, additional cost and conflicts often have a more detrimental impact when the amounts in question are more humble than substantial in monetary worth. Normal folks have basic life needs and day-to-day situations which can not always absorb the cost and time delays resulting from failing to plan.

Creators: If you are an inventor, writer, author, painter, photographer, or any other type of creator, then you have special planning needs. What happens to your works when you are gone? Who holds the rights to revenues from your works? Who is authorized to handle the administration of your works after you are no longer available? You should have a written plan in place that addresses all these specific questions. In most cases the very nature of what you create dictates that there are exclusive intellectual property rights that by design extend beyond your lifetime. It is critical to your business of bring a creator to have a thorough understanding of these elements of your business and craft.

Married Couples: Each individual partner must have their own individual will. Having joint wills will almost always cause legal problems if one or both of you pass on in a short period, or within weeks or months of being married to one another.

Divorced Couples: Need to establish a trust to ensure protection over your own children. This is even more important if you do not want your former spouse's new partner to receive any of your assets for themselves or for his or her children.

Entrepreneurs, Business Owners & Professional Service Providers: It is vital to your long term survival that your business develop a written Succession Plan that specifically shares what you want to happen to your business or the equity in your business when you pass. Efforts should be taken to make sure that the business will have the necessary capital to execute your plans for transition.

Future Millionaires: At the time when this is being written, the estate tax provides for an exemption for estates valued at $3.5 million and below. This exemption has historically been $1 million and based on Congressional action may revert back to the historic $1 million dollar exemption in 2011. As a simple reference, if your estate currently totals $1 million or more - or has the ability to grow to exceed $1 million dollars in the future, you need to establish a solid estate plan to prevent paying 45% or more of the non-exempt amount to the government in taxes.

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Who needs Legacy & Estate Planning

Contrary to popular belief, Legacy & Estate Planning isn't just for millionaires - it's for anyone who cares about what happens to their assets after they pass or who desires to leave a record for future generations to be able to access.

That said, Legacy & Estate Planning is particularly important for people in a number of basic life situations:

Married Couples: Each spouse must have a separate will. Joint wills can create legal issues if you both pass within a few weeks or months of each other.

Divorced Couples: Make sure your assets go to the "right" people, especially if you'd prefer that they not go to your former spouse's new partner and his or her children. To protect your own children, you may need to establish a trust.

Business Owners: Create a succession plan that specifies what should happen to your business, or your equity in the business, if you become incapacitated or pass away. Be sure that the business has enough cash on hand to survive the transition to new ownership.

Future Millionaires: Currently, the estate tax provides an exemption for estates valued at $2 million or less (it will rise to $3.5 million in 2009). This exemption has historically been $1 million and will most likely revert to that level in the year 2011. As a general guideline, if your estate currently totals $1 million or more - or has a strong prospect of exceeding $1 million in value during your lifetime - you should establish trusts to protect assets you may have beyond the $1 million benchmark.

(Special note: Many people are not aware that life insurance proceeds are included in your taxable gross estate and should be included when calculating potential estate tax liabilities.)

Professional Athletes: The unique demands and rewards of excelling as a professional athlete create unique needs and opportunities for both estate and legacy planning. Most sports stars understand the necessity to protect their hard earned dollars, but often fail to receive proper advice and counsel from those charged with directing their affairs. From issues of caring for your family and loved ones to handling the affairs of off-the-field ventures and charitable foundations require the consultation of expert counsel.

Entertainers & Artists: Those who hold valuable intellectual property rights, (copyrights, trademarks, etc.), or derive income from royalty payments need to consider special plans to deal with these unique issues.

SOURCE:
We offer many thanks to the talented hand of Robert Weber whose work was originally published in The New Yorker August 16, 1999.

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Legacy & Estate Planning Basics

Legacy and estate planning can be combined to guide and direct future generations while also helping you preserve your hard-earned assets and ensure that they go where you want them to go after you pass on.

By purposefully plotting your generational impact you can save your family and heirs considerable time, expense and potential grief by eliminating uncertainty about inheritance.

In the legacy planning process a you are given an opportunity to teach and offer hard-earned life experiences that helped shape your life and guide your destiny. The old saying, “If you give a person a fish you feed them for a day, but if you teach a person to fish they can eat for a lifetime,” is a common theme drawn upon daily by many successful clients who worry about the well being and preparedness of their future generations.

Seventy percent of Americans do not have a will. Unless you would like to donate your estate to Uncle Sam, it is time to join the thirty percent who do. Though writing a will may not be fun to think about, a little foresight now will save your heirs and loved ones enormous hassles down the road. In this series on legacy and estate planning you will learn to:

• Understand the basics of wills, trusts, probate, legacy statements, charitable giving, and more.
• Set up power of attorney, a living will, and long-term care arrangements
• Minimize the impact of estate and inheritance taxes on your heirs

Warren Buffet has drawn much attention and praise for his comments regarding his own children’s inheritance, “"The perfect amount of money to leave children is enough money so that they would feel they could do anything, but not so much that they could do nothing."

This attitude has been embraced by young professionals and baby boomers alike as well as the middle class. Only by planning your estate now can you be sure that all your wishes will be known and respected when you pass away.

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Next Article - What is Legacy Planning? - Coming Soon
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Below is an associated Power Point presentation on Legacy & Estate Planning Basics to supplement the above article:

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You have a Living Trust, who acts as Trustee?

Six Reasons for Why You Might Need to Use a Corporate Trustee

Over the years in my work planning for affluent clients, I have often recommended the use of a corporate trustee. It is not common that a client’s initial decision regarding the trustee often is the eldest or most responsible or successful child or grandchild. There is often a notion in the client’s choice that there is some honor or distinction associated with naming a loved one as trustee, but upon a further understanding of the complexity of the issues and the work involved with acting as a proper trustee, the client recognizes the value and strategic logic of choosing a corporate trustee.

Some may ask, what is the typical threshold when a corporate trustee is right for a client? This obviously must be handled on a case by case basis, but as a general rule of thumb when a client’s net worth is above $1,000,000 (a common minimum asset requirement for corporate trustees), the benefits and cost of utilizing a corporate trustee far outweigh any potential negatives and the burdens placed on a loved-one forced to sit in the trustee position based on an improperly held notion or idea.

In every conversation with an Axis Legacy & Trusts client we present the following six reasons why a corporate trustee should be considered when the total value of assets exceeds $1,000,000. The client is often shocked to see how quickly their assets can total a million dollars because in an estate planning sense you must include the value of your home, life insurance polices, IRA’s, and investments. Additionally, many financial professionals are aware that advanced planning strategies become necessary as assets approach the 2008 annual estate tax exclusion limits of $2,000,000.

Six Reasons to Use a Corporate Trustee.

1. Complex Trust Law and Frequent Trust Litigation.

The primary and most fundamental reason we stress to our clients is the complex and advance legal nature of many of the issues and procedures that a trustee will ultimately be responsible. The Florida Probate and Trust Statutes have page after page of legal requirements and duties, all of which may lead to a lawsuit and personal liability on the part of the trustee if not followed to the “t”. A client is not honoring their family member, family friend, or child by naming them trustee. Rather, they are often causing them unnecessary work and frustration.

Often a client will instinctively choose a child or other family member to serve as trustee. In far too many instances this choice is often not the right one, and leads to problems. The choice of the eldest or most accomplished child as trustee will often lead to jealousy and bickering by other siblings, as they feel not only slighted by not being chosen trustee, but angry that their sibling now has so much control over their financial affairs. This commonly leads to litigation, and frustration on the part of the trustee, who wishes they had never been selected in the first place. Instead of a child, clients often choose another individual family member or friend to serve as trustee. This choice is also wrought with the same problems discussed above.

2. Asset Protection.

We have many clients come to us with a previously prepared estate plans, unfortunately, many trust based estate plans I see come across my desk call for a child to serve as trustee, and distribute inheritances outright to their siblings upon the death of their parents.

While this type of trust avoids probate, it fails to accomplish any level of asset protection for the beneficiaries. When ever a new client has a plan like this we recommend they consider installing a corporate trustee and restructure to the distribution mechanism.

We offer that a better idea would be to leave the trust principal in trust under the direction of a corporate trustee for the duration of the child’s life, with asset protection provisions to ensure that if the child is sued, gets divorced, or goes bankrupt; their inheritance will still be there for them. If an inheritance is distributed outright to a child, the asset protection is lost. If the child serves as sole trustee of their own trust, the asset protection is minimized. Affluent clients routinely pay tens and hundreds of thousands of dollars to set up offshore asset protection trusts to protect their own assets. Shouldn’t they do the same for their children, at a fraction of the cost?

3. Professional Guidance.

When you hire a corporate trust officer you have the benefit of an entire institution as opposed to a single individual or family member. Some of the most reputable corporate trust companies have been in business for more than 100 years and have reputations and track records that can be researched and compared. The employees of these companies are often some of the best and brightest professionals in the finance and legal worlds.

Most trust officers I come into contact with are law school graduates, often licensed to practice law and with advanced degrees such as an LLM in Taxation. These individuals often have worked for years as an estate planning attorney prior to their positions acting as a corporate trustee. In addition, they have the assistance of many other qualified financial advisors at their disposal. This ensures that the trust assets will be safe, the trust will be properly administered, and the beneficiaries will get quality financial advice. The administration of a trust is extremely complicated. Tax returns must be filed, accountings must be done, and many notices must be sent. Most clients want their children and loved ones to have their inheritance properly administered and invested. It is difficult to match the expertise and competency of corporate trustee.

4. Beneficiaries will retain some control.

Almost all conversations follow the same road map. After we move past the first three points a client will sit back in their chair and say, “That all sounds fine, but I don’t like the idea of someone else, a stranger having control over my kids inheritance.” And every time it is acknowledged that this is a very rational position to take. However, perhaps it is best where you don’t choose an absolute and move completely to one side or another, but perhaps take the strong points of both sides and try to find a solution in the middle. A client’s loved ones can get all three of the benefits described above, while allowing the client and their loved ones the ability to retain some power over the corporate trustee; to “pull back the reigns”, if you will.

A couple examples of how this might be achieved:

#1 – Appointment of a Trust Protector.

The client can choose a trust friend or non-conflicted advisor to serve as a trust protector if so desired. A Trust Protector serves in a non-fiduciary role, and is able to monitor the actions of the trustee, and replace the trustee if necessary. As trust protector, they will retain some control over the actions of the trustee, while at the same time not being subjected to the threat of lawsuits and administrative hassles of a trustee.

#2 – Ability to Remove the Corporate Trustee.

A client can give their children the ability to replace the trustee, or even the ability to become a co-trustee at a certain age. Most clients agree that the ability to remove the hassle and liability of serving as a trustee, while giving their loved ones a good deal of control over the trust, is a great benefit.

5. Cost is really minimal in the long run.

Most corporate trustees charge an annual fee of between 1% and 2% of the assets in the trust. This fee does not start until the corporate trustee actually begins serving, which is usually at the death of all creators of the trust. If the children were to receive the money outright, without a trust, and invest the funds with a financial professional, the fee would often be 1%. In the long run, the corporate trustee is a wise investment.

6. Children often blow their inheritance.

This is placed last for a reason. I do not like bringing this up to clients. Clients often do not like to hear the reality that their children may blow their inheritance. Yet the reality is clear that most inheritances, if received outright, are consumed within 1 year. This realization may be hard for clients to comprehend, but the evidence is clear that in order for a beneficiary to receive the most benefit from their inheritance over their lifetime, an independent trustee is necessary. It is possible to then employ spendthrift safeguards that will protect the corpus of the inheritance and help insure a lasting legacy.

Respectfully submitted by:

Donald L. West, Jr., JD, CTEP
Chartered Trust Estate & Planner

http://www.donwestjr.com/

Don West, Jr. counsels families, individuals and entities on the principles of generational legacy and wealth transfer as a Vice President and Trust Officer for Axis Legacy Planning & Trusts, P.L., an elite wealth management firm with a unique planning philosophy of promoting "Healthy & Sustained Family Wealth" with offices in Atlanta, Georgia and four Florida locations: Tallahassee, Tampa, Palm Beach and Miami.

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Establishing Your Legacy - Beyond an Inheritence

Many people have begun to seek a greater purpose to their lives and their generational impact into the future.

This realization has led to a shift in recent times where both wealthy and Middle Class Americans are more and more shifting away from providing their children with as much of an inheritance as possible, and focusing on establishing the meaning of their life's work and its resulting wealth and passing on values as well as assets.

Below is an excellent New York Times article on the subject:

http://www.nytimes.com/2008/03/18/business/businessspecial3/18family.html?ex=1206504000&en=5acd31116e5eb3c3&ei=5070&emc=eta1

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Giving the Gift of Legacy

Have you ever stopped to wonder what gift your children or grandchildren would most value from you long after you are gone? The answer may be simply your story. Nothing could be more priceless to a child than to read and reflect on words of a loved one, drafted to transmit a three-dimensional perspective in a two-dimensional note. Not everyone can pass along a financial legacy, but everybody can transmit some of the richness of life by creating a Legacy Statement.

A Legacy Statement is a lovely ancient custom, one that is unfortunately not sufficiently known in our time. Typically, parents would write a letter to their children, in which, they would try to sum up all that they had learned in life, and, in which they would try to express what they wanted most for and from their children. They would leave these letters behind because they believed that the wisdom they had acquired was just as much a part of the legacy they wanted to leave their children as were all the material possessions.

The first Legacy Statements are found in the Bible. Jacob gathers his children around his bedside and tries to tell them the way in which they should live after he is gone. And Moses makes a farewell address, chastising, prophesying, and instructing his people before he dies. David prepares Solomon before he goes to his eternal rest by warning him whom to be wary of when he becomes king, and by asking him to complete the task he had begun and was unable to complete.

A Legacy Statement, also called an Ethical Will, is not unlike the stories recorded for Superman by his loving parents - offering guidance and wisdom on life's situations far after they were available to offer such counsel personally. You are much richer than the sum of your material assets, yet your legal and financial papers address will only address the question, "What do I want my loved ones to have?" Your Legacy Statement addresses: "What do I want them to know?" A Legacy Statement is not a legal document; rather, it compliments your legal documents. Perhaps you are in a situation where you need to draft your legal documents and a Legacy Statement to protect the ones you love. If you have any questions call our office and we will assist you.

You work very diligently to achieve successes, large and small, you should devote the same attention to leave all of the things you value to those you love.

* The value of your story in your words.
* The value of your insights.
* The thoughts and methods employed in developing your planning and distributions.
* The value of your love and feelings for those dear to you.

A personal legacy statement can capture all if these treasures and pass them on to the next generations.

Legacy Statements may be one of the most cherished and meaningful gifts you can leave to your family and community. But a Legacy Statement is not an easy thing to write. In doing so, one confronts oneself. One must look inward to see what are the essential truths one has learned in a lifetime, face up to one's failures, and consider what are the things that really count. Thus an individual learns a great deal about himself or herself when writing an Legacy Statement. If you had time to write just one letter, to whom would it be addressed? What would it say? What would you leave out? Would you chastise and rebuke? Would you thank, forgive, or seek to instruct?

Conversely, a Legacy Statement is not an easy thing to read. There is a sense of being a voyeur, of eavesdropping on an intimate conversation, of reading a love letter from the beyond. Those who read these documents should do so with reverence and with gratitude. The words of those we have loved can be powerful reminders and create unforeseen emotional reactions. A wise reader will consume the information as an adult engage in mature conversation with another adult. The sum total of one's earthly existence can prove completely invaluable to many future generations.

What should a Legacy Statement contain?

The contents will vary from person to person, but here are some starting points:

* Your beliefs and opinions
* Important events in your life
* Things you did to act on your values
* Something you learned from your grandparents, parents, siblings, spouse and/or children
* Something you learned from personal experience
* Something you are grateful for
* Your hopes for the future

If you are willing to make the effort and invest your time in a priceless gift, your energy and effort should be valued by generations to come. I personally invite you to embark on a challenging adventure and wish you happy writing!

Respectfully submitted by:

Donald L. West, Jr., JD, CTEP
Chartered Trust Estate & Planner

http://www.donwestjr.com/

Don West, Jr. counsels families, individuals and entities on the principles of generational legacy and wealth transfer as a Vice President and Trust Officer for Axis Legacy Planning & Trusts, P.L., an elite wealth management firm with a unique planning philosophy of promoting "Healthy & Sustained Family Wealth" with offices in Atlanta, Georgia and four Florida locations: Tallahassee, Tampa, Palm Beach and Miami.

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