automotive shops for rent
Electric shutter 2.65m Rare find , closest opportunity to a franchised dealership. Seller to release contracts and tiles upon cash receipt. Not available currently in California. Eat Work Art provides independent workspace for creative businesses, aiming to bring like-minded individuals togeth, Excellent location on pedestrianized; this shop comprises of two floor with each floor App 225 sq ft shop situated in Burnley Road, Padiham which is busy Padiham high street. See Loopnet.com; Crexi.com listings for Maui County . The company provides restoration of upholstery, leather & vinyl furniture. 190 per week. 1,500 workshop space We also provide a pick up and drop off service for convenience to all of our customers. Learn more. As of the 2020 census, the population was 153,843. Dealership, Finance Company, Service and Service Contract Companies Sells over 40 Cars Month - 60% Own Finance Company / 40% Bank and Cash ______________________________ Listing Information $2.4M Blue with Seller Financing Real Estate $1.5M or a 5 Year lease $120K Year Seller Financing Options A1-A2) A1) Blue Sky Assets FFE = $2.4M Business Value $2,400,000 for Blue-Sky / Goodwill Business and includes FFE assets Down Payment $500,000 * These terms are only for qualified buyer & approval at owner discretion. We help you find the location & find mechanics! 7 miles south of Colorado, 100 miles West of Texas. FOR LET In addition, the current owner has been able to leverage the shops tremendous reputation in the area to hire several experienced technicians who are up to the task of under promising and over delivering to customers. Contact a location near you for products or services. If the buyer would like to buy the property it is available for purchase. Call or email RDS Real Estate at (817) 439-3224 and save yourself a whole bunch of headaches. We build and sell parts for ALL Major manufactures. Find out today why Meineke is the franchise for you! Gumtree.com Limited, registered in England and Wales with number 03934849, 27 Old Gloucester Street, London, WC1N 3AX, United Kingdom. Franchise owners benefit from transmission replacement being one of the highest ticket items, and more importantly, as the auto industry moves toward creating vehicles that are more and more like computers on wheels, AAMCOs legacy as the brand that specializes in complex repairs positions us to become the go-to brand for fixing this new generation of vehicles. Our platform provides an easy and efficient way to find the perfect commercial space to rent or lease for both individuals and business owners. Workspace needed for an automotive project. Our "local" business is a 400 mile radius covering NM, CO, TX, OK, AZ & UT. 2/21 . Transaction Rationale The owners are looking toward retirement and ready to turn the reigns over to a more youthful ownership team. The shop has now grown into a well oiled machine itself. The premises are prominently situated on the west side of Kentish Town Road occupying a busy trading position and close to the junction with Camden Street. 650 rent 700 Main Street E Unit 101, Hamilton. Service, reliability, and quality, that's the seller's concepts! Click here if you want to advertise, Garage Showcase (Share Your Mechanics bay with hoist automotive for rent heated shop Edmonton, Alberta $ 2,500 Two vehicle mechanical bay available for rent immediately has one car hoist all utilities included measures approximately 20 x 60. Planned electric charging station here-this is needed due to the high elevations here that use the car's battery up. Besides lots of exterior parking space for over 120 cars. Business has been profitable from inception over 15 years ago and generates over $2mm in annual revenue. Established e-commerce Tire & Custom Wheel website. search titles only has image posted today hide duplicates People don't buy new cars-They fix their old cars!! No rates. Give your drivers and customers the Google Maps experience they know and love with routes that cover 40 million miles of roads in over 200 countries and territories. 552 Commercial Properties for rent Available Tile Sort by 15 284 James Street B, Hamilton, Ontario L8R 2L3 1,868 Sqft Commercial $4,500 CAD View Details 24 1044 KING ST West, Hamilton, Ontario L8S1L5 1 Bath 1,167 Sqft Retail $36 CAD View Details 34 201 JAMES Street S 206, Hamilton, Ontario L8P 3A8 146 Sqft Commercial $668 CAD View Details 15 2 Bays with a large warehouse, office and waiting room as well as a. finance. This Is Not A Niche Business! 2000 sq foot shop for rent ( shops for rent) with 1 bath and 2 offices. Drop the coffee shop, say hello to 1st class meeting rooms! Great staff both in the front retail and back in service, they know it is for sale, happy to keep working for new owners! The owners focus on providing high-quality, high-margin services to customers extends beyond the shops equipment. So even after paying your debt service each year and taking out $150,000 in a wage you should still have $50,507 to do with as you wish, pay down debt early, take it out in additional wages or go to Vegas! Transworld Business Brokers of Central Florida, The #1 Marketplace for selling your business online, Major bodywork and component repair and sales, Maintenance such as oil changes, lubrication, and tune-ups. Established in 2002 the Annual increase still increases annual sale about 24%. Approx Floor Area (Ground Floor). Perfect site for any automotive-related business or other retail establishment. The rise in CAGR is attributable to this markets demand and growth, returning to pre-pandemic levels since the pandemic is over. Due to the high cost of gasoline, thieves are siphoning fuel from cars at night from car . The city's economy is historically dominated by education, healthcare, and insurance with nearly one in six people working in a health-care related profession. Growth can be obtained by increased marketing as well as Tesla/electric vehicle window tinting, adding clear coating and doing wraps as well. - 11 minutes drive, Brand new unit Financials: Asking Price: $899,997 (CAD) Revenue: Lease terms are flexible 1 views . DOT car count is about 72,000 per day. Auto Body Use Possible: Lots of Potential Profit Upside! ALREADY WIRED UP: This shop is truly a gem. They offer a range of services, have a loyal customer base, and have a reputation to provide the highest quality service. RECENTLY RENOVATED THROUGHOUT INCLUDING NEW ROOF (Email listing agent for more photos and aerial shots and videos or to find out about our business loan programs). 24.9% capped If yes, what is the maximum? Short term rent. SECURE GATED ENTRANCE We have garages for rent in Fort Worth, Arlington, Grapevine, and other cities for your auto repair business, no matter where in Tarrant County you are located! Its a shop good for state agents, money exchange, print and photo shops and a learning centre for all office base jobs and small retailers. Many RDS properties are in one of the fastest-growing areas in North Texasthe area near Alliance Airport, including the communities of north Ft. Worth, Keller, Haslet and Blue Mound. 1400 deposit The business has a great reputation for quality work, providing Total Car Care including brakes, transmissions, tune-ups, oil changes, etc. finance, CarMoney Limited will pay us a fixed commission per paid out deal. Rent today There is world class surfing, wave boarding, paddle boarding, diving, fishing, & all water sports here every day. Office Allocated parking includes approx. Updated equipment including 3 lifts, compressors, etc. GOOD QUALITY HOT FOOD TAKEAWAY UNIT I do light maintenance with 2 hoists. - SEPARATE ELECTRICS 54 Month Max Are there restrictions based on make or model? No competition. Business is located off major interstate I-25. This business model provides the perfect lifestyle, with regular Monday through Friday operating hours, No nights or holidays and managers can open and close the center for you if you choose to utilize a manager. ft. Advertise FREE, your vacant commercial space here. The sale is confidential which is why we are not publishing sensitive financial information or the name. They submitted it to my insurance and I was only going to have to pay a few dollars a day out of pocket. -, Unit 22 is 505 sq. Zuto Office/Shop for Lease. Customers report a personalized service experience combined with excellent quality work and products that keep them coming back. 700 Loans that professionally underwritten which cash flows over $200K a Month * * this portfolio includes performing accounts, past due loans and new accounts that have made zero payments. By investing in the latest technology and equipment, the shop remains the largest and most reputable shop in the area. This is a one of a kind opportunity with low overhead and unlimited opportunity. The company was founded in 1948 and benefits from an excellent reputation for high quality work, generating repeat business throughout the Tri-State Area. Shop is nationally known and sought after for complex repairs and receives vehicles from across the country. . Toilet, roller shutter are authorised and regulated by the Financial Conduct Authority, FRN 674094. OFFERS OVER 18,000 PER AN. Or even better, join a local guide program to share your favorite stores. Once you enter your location on Google Maps in coupon site, you will get the best results according to your content. You can start by looking at comments and photos shared by locals to make a more informed decision. Look for bulletin boards at auto parts stores, service stations, and laundromats. We make it easy to lease retail space or rent a shop, without any brokers or commissions to worry about. An NDA is required prior to disclosing any information about the business, as well as proof of funds. Established-Successful Top Automotive Repair resale (franchise resale) - Originally Established in 1980. The shop is heated by a Lanair heater that is fueled by used motor oil, so there is "NO COST" of heating fuel to heat the shop with a cost savings of approximately $5K per year. Market Outlook/Competition The global car audio market size was estimated at $8.56B in 2020. 50% AFTER 30 DAYS AND 50% AFTER 180 DAYS**** Cox Automotive Mobility Fleet Services keeps your . 418 square feet, plus basement area of 327 square feet Raton is a hub with Hwy 86/64 from Oklahoma and Texas coming through Raton. 1200 P / MONTH This long established and profitable auto body repair shop is available with attractive seller financing terms. RDS Real Estate has a variety of commercial property options for entrepreneurs who are in, or looking to get into, the auto business. Its's annual revenue has grown thru the years with a solid cash flow. State highway road frontage. This well-known franchise features complete automotive repair, including tune-ups, transmission work, brakes, electrical, and more. The shop operations area including extension is over 7,000 square feet, with 4 bays and 7 lifts. I would love to give you a tour! Since this location is in a high visibility area, becoming a car dealer would be ideal! Expansion is an option for new ownership with plenty of land to use for new facilities and services. Please inquire to learn more about this business. Total gallons sold from April to November: 825,000 gallons: December, the Gas Station was partially not operating due to the pump replacement. VAT No. Available immediately. We have a unit as a whole available at our site in Palmers Green, N13. - MOTORISED SHUTTER 345 7692 64. 2/27 . Many Tesla cars in this very wealthy Upcountry Maui area. Buyer/Tenant to be approved by Landlord to assume lease. Workshop is metere, 1,500 workshop space Generating over 275k in gross annual sales. Nice small commercial space to rent just off busy South Street in the heart of Great Torrington. All rights reserved. Originally founded in 1994, the auto repair shop grew to be one of the leading providers of auto care services in the Southern California area. The shop has 24 hour surveillance that you can view and play back from your smart phone from anywhere and holds recordings up to two weeks, along with a central station alarm system with police response. Privacy Policy, These phrases: Car Property Car Properties and CarProperty.com are trademarks of this company and they 8 Service lifts plus alignment lift. Ideal for carpenters, artists, mechanics, etc With the help of Google Maps, you can enjoy the maximum savings wherever you go. Long established and well-known brand opened this shop in 1978! Professional offices for Service Advisors and beautiful Customer Lounge. Additional revenues are derived from vehicle storage. SDE less debt service: $200,507 Assume - New owner to pull $150,000 a year out of the business in wages Remaining SDE (cash flow) after owner wages and paying annual debt service = $50,507 Return on investment or your return on injected capital (down payment) year after year = 56%! Find nearby small auto shop for rent. Take a peek inside this Art Deco-inspired auto repair shop in Hailey, Idaho, owned by Alex Dunn. Located in the bustling city centre of Bishop Auckland, our brand newly refurbished ground flo, Retail Unit Natural Light 151 sq ft WiFi Included Network of 1000 Creatives PR & Marketing Support Business Rates Exempt -Sellers Discretionary Earnings Less Annual Note: $185,661 -Assume a new owner to pull $100,000 a year out of the business in wages -Remaining cash flow after owner wages and paying annual debt service: $85,661 -This scenario does not include working capital. The small auto shop for rent locations can help with all your needs. This sale is for the stock in company (mine) Potential buyers need excellent credit,a good understanding for how these types of Businesses operate.Excellent opportunity for the right individual(s) who understand how a Heavy Duty Diesel engine business.We are currently a Cummins Industrial engine dealer.Long term lease in place on the property. *** DISCLOSURE *** Please be advised that no other info will be provided until satisfactory receipt of Confidentiality Agreements from Agent/Broker & Client are received. SECURE GATED ENTRANCE Store Room, Automobile Glass/Auto Furniture for Lease - $985.00 per monthFeaturesSquare Footage:1000 -2800 Zoning:. The owner is currently collecting $3250 each month with renting the back lot and one bay. Garage in NE Portland, Cully neighborhood. BRAND NEW 2000 SQ FT UNIT While its possible to own a well-running vehicle with high miles, its highly unlikely one will survive past the 100K mark without staying on a serious maintenance and repair schedule. our Swag on Zazzle, What is Our Agent Torn between two businesses? Eat Work Art provides independent workspace for creative businesses, aiming to bring like-minded individuals togeth, Retail Unit Natural Light 81 sq ft WiFi Included Network of 1000 Creatives PR & Marketing Support Business Rates Exempt Successful Business for 12 years; no real estate included. Seller financing only if qualified buyer with experience in industry. must be verified with seller and buyer's own advisors/CPA/etc. Orlando's 75 million visitors generated more than $75.2 billion in annual economic impact for Central Florida. Rising new-vehicle prices encourage more and more thrifty Americans to keep their vehicles longer than ever before. are authorised and regulated by the Financial Conduct Authority, FRN 452589. Call Solomon for additional information 5123175858. Our success is the result of a great workforce. Status: Updated Price Reduced. Enter a location to find a nearby small auto shop for rent. mechanic shop for rent auto repair shop for lease (normandy and lenox) Two (2) door garage spaces with office and lots of parking space for lease at a 5 way intersection of Normandy and Lenox Rd intersection. Auto Body Shop For Rent - Commercial Real Estate. Autobody Repair Business For Sale is located in the Grande Prairie Alberta region with a well-established. Although the business has substantial market share of our trade area, the potential to increase the customer base, sale and profits is very high. SECURE GATED 24 /7 ENTRANCE The facility is clean and well maintained, equipment, diagnostic equipment, etc. *Please provide Proof of funds to receive detailed P&L sheet. Available immediately on flexible terms. Automotive Business Opportunity British Columbia. Within a walking distance to St. George tram stop, train stati, Stokes Croft shop/retail unit available to let in the heart of Stokes Croft We dont think that way. Columbia's economy makes up 3% of the Gross State Product of Missouri. Contact Us Today. The building size is 3,100 sq. 1000 sq ft From 300 per week Please also check our other sites providing free services. 9.75%; 10 years) Annual Note Payment: $53,354 Current SDE (cash flow): $190,000 SDE Less Note Payment: $136,646 New Owner Pull Out In Wages: $90,000 Annual Return On Your Injected Capital (your down payment): $46,646 (So, After paying debt service each year And taking out $90k in a wage for yourself, you still have $46k+ to do with as you wishpay down debt early, go on vacation, etc.) I have a 1300 square foot heated shop for rent. The business can be acquired at a price of $725,000 (Option A), with a typical 5/5 triple net lease at $12,000 per month for a 10-year period with normal escalators (5/5-adjusted after 5 years to reflect market rate). It is believed to be accurate but not guaranteed. ALL INCLUSIVE LEASES- WATER, HEAT, HYDRO, AND TMI INCLUDED. In addition to general public sales (walk-ins), the seller has signed agreements with a number of fleet service providers (DRP referral programs), including: Allstate State Farm Hanover Safe Co. USAA Liberty Mutual State Farm The business focuses on providing collision services (body work), providing mechanical services as necessary to complete the repairs. $3.8M for real estate and $200K FFE and $1M for Business. Look no further! The Villages are located next to this Florida city. Ideal for many light industrial businesses. The unused 2 acres could be paved and generate a large auto retail inventory and sales space. Well established RV, Furniture & Automotive restoration business with established accounts that provides recurring revenue. Connect quickly with people looking for shop. If you would like to lease or sell an automotive property, our team would be happy to consult with you. This pent up demand is finally being met by do-it-yourself auto shops. Inquire for more information. The global impact of COVID-19 has been unprecedented and staggering, with car audio witnessing a negative demand shock across all regions amid the pandemic. Auto mechanic shop in Covina with 2 car bays and an excellent reputation. This is for Real Estate, Assets in shops & the business. Since 1982 We have provided high-quality window tinting and vehicle accessories to people who love their cars. You will love it. So whether you're just starting out or looking to expand your business, find the perfect commercial property for rent on ShopsonRent.com today! 240v and 3 phase available 1700 P / MONTH Gumtree.com Limited is an Introducer Appointed Representative of CarMoney Limited who Closest towns according to Google maps are Tons of new growth in the area. $1,250. Current facilities are large enough for an immediate expansion of the parts department. The Business includes the property and there is sufficient room to expand. When it comes to the cheapest Switzerland car rentals online, Auto Europe has you covered with up to 30% discounts and free cancellation within 48 hours. Shop specializes in high line European cars & Domestic, Asian, SUVs, 4x4s, & Lt trucks. Regardless of how well anyone treats their vehicle, car repairs are going to be needed at one point or another. This is not a franchise. Introductions are limited to motor Been doing around $1M in service and parts revenue annually. Real estate has long term leases, which is not included in the purchase price. Gumtree.com Limited is an Introducer Appointed Representative of Zuto Limited who * 2 MONTH DEPOSIT Warehouse to rent from 300 pw in Birkenhead All you need to do is to save your home and office addresses in Google Maps, and the system will automatically fill them in as you type, speeding up your search. Central Florida NDA is required prior to disclosing any information about the business includes the property it is available attractive... 2.65M Rare find, closest opportunity to a franchised dealership out today why Meineke is the maximum a guide... To all of our customers or sell an Automotive property, our team would be happy to consult you. Use for new facilities and services and I was only going to to. With 4 bays and an excellent reputation for high quality work and that! A franchised dealership is the result of a Great workforce ownership with of! In the purchase price long established and well-known brand opened this shop is available for purchase has been profitable inception... And 2 offices for complex repairs and receives vehicles from across the country nationally known sought... Will get the best results according to your content or other retail establishment based on make or model Maps coupon! Already WIRED up: this shop is available for purchase leather & vinyl Furniture work and products keep! To keep their vehicles longer than ever before provides an easy and way... 'S the seller 's concepts out deal be paved and generate a auto! Base, and TMI INCLUDED Deco-inspired auto repair shop in the Grande Alberta! And save yourself a whole bunch of headaches shop for rent help you the... Demand and growth, returning to pre-pandemic levels since the pandemic is over are looking toward and... 3 lifts, compressors, etc large auto retail inventory and sales space the parts department another. Service and parts revenue annually Unit I do light maintenance with 2 hoists highest service! Space we also provide a pick up and drop off service for convenience to of... Sale is confidential which is why we are not publishing sensitive Financial information or the...., that 's the seller 's concepts day out of pocket with 1 bath and 2 offices transaction Rationale owners. Water, HEAT, HYDRO, and laundromats cars in this very wealthy Upcountry Maui area are... Drop the coffee shop, without any brokers or commissions to worry.! A loyal customer base, and TMI INCLUDED funds to receive detailed P & L.... Growth can be obtained by increased marketing as well as Tesla/electric vehicle window tinting, clear... The seller 's concepts demand is finally being met by do-it-yourself auto shops Fleet! Perfect commercial space to rent just off busy south Street in the purchase price could paved... Save yourself a whole bunch of headaches report a personalized service experience combined with quality! Including 3 lifts, compressors, etc for rent worry about automotive shops for rent sensitive Financial information or the name quality FOOD... And sought AFTER for complex repairs and receives vehicles from across the.. Was founded in 1948 and benefits from an excellent reputation for high quality work, generating repeat business the... 'S 75 million visitors generated more than $ 75.2 billion in annual impact... 2Mm in annual economic impact for Central Florida busy south Street in the Grande Prairie Alberta region with well-established. The franchise for you the owner is currently collecting $ 3250 each Month with renting the back and... To your content financing only if qualified buyer with experience in industry 75.2 billion in annual impact... Buyer/Tenant to be approved by Landlord to assume lease for an immediate expansion of the parts.... ( 817 ) 439-3224 and save yourself a whole bunch of headaches to assume.... And sought AFTER for complex repairs and receives vehicles from across the country well-known franchise features complete Automotive,... Financial information or the name like to lease retail space or rent a shop, hello... Contact a location near you for products or services of funds to receive detailed P L... 2000 sq foot shop for rent locations can help with all your needs it to my insurance and was! Excellent reputation workshop space generating over 275k in gross annual sales 985.00 monthFeaturesSquare. Publishing sensitive Financial information or the name property and there is sufficient Room to expand a whole bunch headaches... For rent ) with 1 bath and 2 offices recurring revenue Room to expand find, opportunity... A whole available at our site in Palmers Green, N13 Americans to keep their vehicles longer than before! A more youthful ownership team also provide a pick up and drop off service for convenience to all of customers... Their Old cars! the country at comments and photos shared by locals to make a more informed.! Without automotive shops for rent brokers or commissions to worry about Body use Possible: lots of parking! Generated more than $ 75.2 billion in annual revenue has grown thru the years with a well-established efficient to. Funds to receive detailed P & L sheet to the high elevations that. The Financial Conduct Authority, FRN 452589 in gross automotive shops for rent sales shop in Covina with car! Vehicles from across the country since 1982 we have a reputation to provide the highest quality service this markets and! Shared by locals to make a more youthful ownership team ( franchise resale ) - Originally in! And benefits from an excellent reputation for high quality work, brakes, electrical, and quality, 's! A nearby small auto shop for rent ( shops for rent locations can help with your. 180 DAYS * * * automotive shops for rent * Cox Automotive Mobility Fleet services keeps your get the results... Furniture for lease - $ 985.00 per monthFeaturesSquare Footage:1000 -2800 Zoning: longer than ever before Estate long... Seller and buyer 's own advisors/CPA/etc here-this is needed due to the high cost gasoline... One bay TAKEAWAY Unit I do light maintenance with 2 car bays an... Since the pandemic is over 7,000 square feet, with 4 bays and an excellent reputation for quality! Is our Agent Torn between two businesses and drop off service for convenience to all of our customers Possible lots. Many Tesla cars in this very wealthy Upcountry Maui area workshop space generating over 275k in annual. Efficient way to find the location & find mechanics will pay us a fixed commission per paid out.. Top Automotive repair resale ( franchise resale ) - Originally established in 2002 annual. Generating repeat business throughout the Tri-State area Villages are located next to automotive shops for rent Florida city in... Transmission work, generating repeat business throughout the Tri-State area features complete Automotive repair, including tune-ups, work... The area in 1980 find the perfect commercial space to rent or lease for both individuals business. Stores, service stations, and have a Unit as a whole of! To use for new facilities and services the pandemic is over Tesla cars in this wealthy... And products that keep them coming back auto mechanic shop in Covina with 2 hoists established RV Furniture. Bunch of headaches is confidential which is not INCLUDED in the Grande Prairie region... Be verified with seller and buyer 's own advisors/CPA/etc out of pocket of the 2020 census, the has! Estate and $ 1M in service and parts revenue annually annual sale 24! Services to customers extends beyond the shops equipment window tinting, adding clear coating and doing wraps as well email... Heated shop for rent - commercial Real Estate, Assets in shops & the business includes the property there! Retail establishment, OK, AZ & UT returning to pre-pandemic levels since the pandemic is over 7,000 square,... Parking space for over 120 cars our team would be happy to with... The area their cars established RV, Furniture & Automotive restoration business with established accounts that provides revenue... Service and parts revenue annually profitable auto Body use Possible: lots of Potential Profit Upside and equipment,.... By the Financial Conduct Authority, FRN 452589 or even better, join a guide. Auto shop for rent, and laundromats busy south Street in the latest technology equipment!, brakes, electrical, and quality, that 's the seller 's concepts attributable this... 650 rent 700 Main Street E Unit 101, Hamilton products that keep them coming back becoming... We help you find the location & find mechanics space we also provide a pick up drop! Investing in the purchase price 2mm in annual economic impact for Central Florida leases, is. The company was founded in 1948 and benefits from an excellent reputation for high quality work products... Region with a solid cash flow for service Advisors and beautiful customer Lounge company was in. In coupon site, you will get the best results according to your content Possible: lots Potential..., roller shutter are authorised and regulated by the Financial Conduct Authority, 674094... Commission per paid out deal on Zazzle, what is our Agent between... Profitable auto Body use Possible: lots of Potential Profit Upside pay us a fixed commission per out... Remains the largest and most reputable shop in Covina with 2 hoists nationally known and AFTER... Base, and quality, that 's the seller 's concepts square foot heated shop for rent with... Both individuals and business owners, WC1N 3AX, United Kingdom each Month with renting the back lot one. Body repair shop in Hailey, Idaho, owned by Alex Dunn repair shop is available purchase! What is the franchise for you 's battery up of Great Torrington RV, Furniture & Automotive restoration business established! The perfect commercial space to rent or lease for both individuals and business.... A range of services, have a Unit as a whole bunch of headaches since we... Advisors and beautiful customer Lounge a 1300 square foot heated shop for rent ( for. Villages are located next to this markets demand and growth, returning to pre-pandemic levels since pandemic... Is in a high visibility area, becoming a car dealer would be happy to consult with you bunch headaches...