G. L. Sicherman
                                        912 Deal Road
                                        Wayside, N.J.  07712-3456
                                        +1 732 493 3274

                              August 5, 1998

Mr. Salvatore M. Esposito, President
Espo Financial Funding, Inc.
801 North Kings Highway
Cherry Hill, N.J.  08034

Dear Mr. Esposito:

     Thank you for your offer of a dinner for two in return for
referring customers to your company.  I am sorry to say that my
wife and I cannot accept your offer.

     After we first called ESPO to arrange to refinance our
mortgage, ESPO did nothing till we called again a month later.
Apparently ESPO lost its record of our first call.

     After arranging the new mortgage, ESPO pressed us for a
closing date before we had even seen the terms of the new mortgage.
In fact, we first saw its terms only at the closing.

     ESPO insisted that we arrive punctually for the closing.
However, the lender (the Irwin Mortgage Corporation) sent the
papers to the closing over an hour late.

     ESPO ordered title insurance on its own, without our authori-
zation.  The insurer charged considerably more than the one we had
ordered from.  I suspect that it charged more than the law allows.
At our lawyer's insistence it was reduced.

     Irwin charged us a notarization fee, although we closed at a law
office that did not charge for notarization.  In the end our lawyer
notarized the documents and collected the fee.  It was meagre compen-
sation for a refinancing that finally took over four hours, and my
wife and I got no compensation for losing over half a day's work.

     Irwin disbursed the payoff funds to their settlement agent,
Northeast Executive Abstract, two days late.  Northeast paid off
the old mortgage four days late.  Instead of making Irwin pay for
the extra interest and second payoff quote, Northeast illegally
withheld the money from our settlement cash.  Your Ms. Rutter was
unable to recover our money.  Only by complaining to the New Jersey
Department of Banking and Insurance did we get our money back from
Northeast.  Irwin has not responded to us at all.

     We counted on ESPO to find us an honest and reliable lender,
to keep us well informed about our refinancing, and to see that the
refinancing went smoothly.  We were disappointed and feel that ESPO
did not adequately serve our interest.  I hope you will understand.

                                        Very truly yours,

                                        (s) George Sicherman
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