Convert a SWF File to Video

I had purchased a video convert program from another software company to convert SWF files to Video files for my real estate business. When creating the swf file, there is an option to use the audio from the swf file or to choose a file. I have audio in the swf file, so I check the box that say to use audio from the swf file. It worked fine for a little while. After a while  I ran the software to convert the file and noticed that there was no sound on the video. I could not understand why this was not working. I uninstalled the software and reinstalled the software and the results were the same. I decided to install the software on a different computer and try it. Again, there was no audio on the video. Now I decided to contact the company to find out why this was happening.  Since you can only contact the software company by email, response time was slow.  I had to send them the swf file and have them do testing to find out if it was something on my end or if it was a software issue. After weeks of investigating, they found out the reason why the audio from the swf file was not converting. They said, “ I’m sorry to have kept you waiting so long. We’ve tested your SWF file many times, and confirm that the problem you encountered was caused by the latest version of Flash. Currently, this product only support Flash 11.3 or below.”  This was not acceptable to me, especially when I paid for the software. I decided to see if there was another swf to video software converter program that will work correctly. I googled “swf to video converter software” and downloaded the trail of “Movavi To Video Converter”.  I figured I had nothing to lose at this time.  I installed the software then ran the program using the one of my swf files. It was so easy to do. However, the big question was the audio going to be converted. The answer is YES. It worked and the audio from the swf file converted. I had to admit that I was skeptical, but you came through with flying colors. For all you people out there looking to convert a swf file, look no further; do like I did and download the free 30 day trial and see for yourself. Go to for all your conversion needs.


Something you may not know about applying for a mortgage with less than perfect credit

Most buyers feel that if their credit is less than perfect, they will not be able to get a mortgage. Well, that may not always be the case according to Kevin Lacatena from Sun West Mortgage Company. According to Kevin, you can actually have a 620 credit score or lower and still be eligible for some mortgage programs. Although credit score is certainly a leading indicator when getting a mortgage, it’s not the only thing. There are other factors as well, particularly if the credit history indicates that the derogatory credit items causing the low score are a reasonable amount of time behind you, there is a plausible, documentable reason for the credit issue(s) and you’ve re-established and maintained good credit since then. Some of the other things that can help if you’re in this situation include:

*A 10% or more down payment
*The equivalent of 3 – 6 months worth of mortgage payments left over in your bank account after closing
*Minimal payment shock (the difference between what you currently pay for housing versus what the new
mortgage payment will be.
*A timely, properly documentable rental payment history.
*A low debt to income ratio

There are also situations where a strong co-borrower can help.

Before you get pre-qualified for a mortgage, have these ready for your loan officer:
1. Most recent 2 years tax returns(W2, 1099, 1040)
2. 1 Month pay stubs
3. 2 Months Bank Statements
4. A recent credit report

Kevin Lacatena is a loan officer I use as a resource as well as refer to my clients. He is always available when I need him, he knows the business, his rates are competitive and he is honest. He will let you know up front whether or not you are qualified for a mortgage. If you are not qualified at that time, he will suggest ways to potentially improve your situation in order to get qualified in the near future. Feel free to contact Kevin for your mortgage needs. I’m sure you will feel the same was as I do.

Kevin Lacatena
Sun West Mortgage
1 Indian Road
Denville, NJ 07834

There is such a thing as an honest auto mechanic!!

I don’t know about you but whenever I need service done to my car, I feel like I’m going to get ripped off or the mechanic will tell me I need something done when I really don’t.

I went to a local mechanic to get a slow leak fixed on my car. When I picked up my car, I was told I  needed front and rear brakes. I started to wonder whether or not I needed brakes.  I did have 50k miles so I figured I was due. When I went to the dealer, they said I needed front and rear pads as well as rotors. When I got the estimate from the dealer, it was almost as my monthly mortgage payment. I said, “Thanks, but no thanks”.

The next day, I was driving home from the gym and I passed Auto Tech on Washington Street in Boonton, NJ. I met with the owner Greg Kimball and asked him if I needed brakes. He looked at the front and back pads to see if they were low. He said the front pads were very low and the back pads were low as well. I asked Greg if I needed rotors. He said to go on the highway and bring the car to 70 miles per hour, then quickly bring the car down to 35 miles per hour. If the steering wheel shakes, then you need to replace the rotors. If not, you can get away with the ones you have. I did the test and didn’t feel any shaking.

Most auto mechanics probably would have said I needed rotors right from the start but Greg didn’t. He did the brakes the next day and when I went to pick up my car, he showed me how low the brake pads were. I felt relieved that I was able to find a mechanic I could trust.

So whether you have a domestic or foreign car or truck, you should stop at Auto Tech located on 117 Washington Street, Boonton and talk to Greg. The number is (973) 335-1120. Tell him Gary Nagurka recommended you. You won’t be disappointed!!!

Greg Kimball

Top 10 Public High Schools in Bergen County

Here are the top 10 public high schools in Bergen County for 2012 from New Jersey Monthly.

  1. Tenafly
  2. Glen Rock
  3. Park Ridge
  4. Ramapo(Oakland)
  5. Pascack Hills (Montvale)
  6. Northern Highlands Regional (Allendale)
  7. Ridgewood
  8. Cresskill
  9. Ramsey
  10. North Valley Regional (Demarest)

Next blog will be Bergen County public High Schools 11-20. If you want to know how your NJ Public High School ranked, email me the school and I will email you the rank.


Gary Nagurka
Prudential Adamo Realty

Do you like shellfish?


If you like shellfish and live in the Montville then you have to try Sharky’s West in Boonton. It’s located off Main Street on 108 Boonton Ave, Boonton, NJ. We have been there a few times for their Clam Bake which consists of  1 1/4 pound lobster, 1 pound of snow crab legs, 1/4 pound of large shrimp, mussles and steamers. There is enough food that you can really share it with someone. However, do NOT dress up unless you want to bring your clothes to the cleaners the next day. It can be messy with all the cracking of the shells. lol Also, there are coupons that you get in the mail where you can get the Clam Bake for $22.95(I believe) on Mondays and Tuesdays and on Wednesdays they have a Special price on it as well.

If you like wings, you will be in heaven. They must have a dozen different sauces and spices that will make it hard to decide. The Thai Chili is new and we really like it. They have specials on wings and drinks all the time.

If you have children, no need to worry. It’s kid friendly with games and a childrens menu.

Go check out their website at



Appraisers say new rules will cause confusion

New guidelines aimed at standardizing the way home appraisals are conducted will result in confusion, delays, and higher costs in an already vulnerable housing market, according to many home-appraisal professionals.

The changes, which take effect today, are being required by mortgage giants Fannie Mae and Freddie Mac. Under the new rules, appraisers must use a set of abbreviations to describe homes, and rate conditions through a system of numbers and letters. Some appraisers say the new format will be difficult for home buyers and sellers to understand.

Real estate agents also must provide more information to appraisers, including whether kitchens and bathrooms have been remodeled, and when the work was done.

Because most lenders eventually sell their mortgages to quasi-government mortgage agencies, primarily Fannie Mae and Freddie Mac, the new requirements will affect the majority of housing sales.

Stephen E. Sousa, executive vice president of the Dedham-based Massachusetts Board of Real Estate Appraisers, praised the effort to standardize the way appraisals are written, saying they are too often subjective and inconsistent. But Sousa said he is worried that there is too little public awareness about the changes as well as problems with computer software set up to collect the reports, which could cause havoc in the housing industry.

“The whole real estate profession is ill prepared for this,’’ said Sousa. “It is going to create a lot more confusion.’’

The Massachusetts association joined the National Association of Independent Fee Appraisers in Illinois in urging the Federal Housing Finance Agency – which regulates Fannie Mae and Freddie Mac – to postpone the implementation of the new guidelines until later this year. The Federal Housing Administration also is incorporating the changes, but won’t implement them until Jan. 1.

A Federal Housing Finance Agency official said yesterday that there were no plans to delay the new system, but that the agency would continue to offer assistance to anyone with questions about the changes.

Officials from Fannie Mae and Freddie Mac declined to comment.

The new rules will largely change appraisals from a narrative form to a list of codes. For instance, appraisers will be required to use abbreviations such as “AdjPrk’’ for “adjacent to park ’’ or “Wtr’’ for “water view.’’

Property conditions will be rated on a scale of 1 to 6, from new construction to buildings with “substantial damage’’ and defects. Quality also will be ranked from 1 to 6, with the top rating usually including architect-designed properties and the lowest level reserved for those lacking even plumbing or electrical outlets.


How Do Appraisers Determine The Value Of A Home?

    1. A home appraiser provides an unbiased determination of the value of your home. The appraiser needs to know certain things about the property in question, such as the number of bedrooms and bathrooms, the square footage, the overall condition of the home, the layout of the property and the features and defects of the home. The appraiser will determine the value of your home by using as many as three different approaches: the cost approach, the sales-comparison approach and the income approach.

The Cost Approach

    1. The cost approach takes into consideration what it would cost to replace the home in its current location. Appraisers first determine the value of the lot the property stands on and then consults local building and labor costs to come to a per-square-foot value. This is done in part by using such publications as Marshall & Swift, an industry reference for building-cost data. The appraiser then depreciates the value of the existing home, considering the age and condition of the house and the appraiser’s own experiential knowledge.

The Sales-Comparison Approach

    1. The appraiser compares the property to the three most recently sold neighboring homes, or more if the property being sold is “unusual.” The appraiser should be familiar with the neighboring homes, so he should know if the home being appraised has amenities the neighboring homes don’t have and will consider such things in the appraisal. This method is considered the best indicator of value.

Income Approach

  1. Also known as income capitalization approach, this method is used primarily in the case of rental properties and communities. The appraiser estimates what an investor would pay based on what income she could expect to make from the property.
True story:
I had a client buying a condo in Hackensack for 183k. The appraiser took 3 comps, 2 were good comps. The 3rd comp he used was one that sold 3 months ago for 20k less than the price my client was paying. In the mean time,  there was another one that sold a month ago for the same amount as the one he was purchasing. This resulted in the appraised value coming in 6k below his purchase price. The only options was for him to put 6k more on his downpayment or the sellers come down 6k in their selling price. In the mean time, the sellers had already moved out of the condo into their new place. I told my client since the sellers had already moved out, they will have to either come down 6k in price or start from scratch and put the condo back on the market. So I told the listing agent that my client wasn’t going to pay over appraised value.  The sellers ended up coming down 6k in price. My client ended up getting the condo for 6k less than he expected.
“Why have your house sit, when I can get it SOLD”