DEAR BENNY: I am shopping for a new mortgage (I will refinance about $160,000 remaining on a condo worth about $300,000) and discovered my mortgage holder wants about $2,200 in closing costs. I just financed with this bank three years ago and have stellar credit. There seems to be no special benefit for refinancing with this lender. Their broker told me as much. I don't understand why they wouldn't want to keep a good customer. Any insight? --Janelle

DEAR BENNY: My husband and I own two properties, and we are in the process of getting a divorce. The house I live in right now with my daughter has equity of about $100,000. My husband moved out already, but now he wants the house back.

The second property we bought together before we got married for $445,000. It's now worth about $200,000, but we owe the bank approximately $400,000. I was the only one whose name is on the loan, but both of our names are on the title.

DEAR BENNY: In addition to our primary residence, my husband and I own a commercial property that houses our business on the first floor and a residential apartment on the second floor. We currently rent out the apartment. The property is zoned commercial (C-4), dual use.

DEAR BENNY: My mother recently passed and her wish was that her estate be divided equally among her four children. My three siblings and I inherited three properties from her. Two of those were rental properties, of which one has been sold. We will soon be closing on the second. I just recently became aware of the 1031 tax exchange. Would it apply to one or more of us if we decided to use that money from the sale to invest in another rental property or only if all the money went to said property? --Pat

DEAR BENNY: Can you tell me what steps a board of directors/management company should take in the event a water-damage claim against the master policy is made by a condo owner? Should the board/management company investigate, take pictures of the damage, and stay actively involved throughout the claims process or merely turn the whole matter over to the insurance company and, in the event of litigation, its attorney? --Paul