Who doesn't have an unmarried friend who lost the house, or at least their investment in the condo, when the relationship went sour?

The key question when buying property together, according to a new book -- "Living Together: A Legal Guide for Unmarried Couples" -- seems pretty simple: Does your legal relationship match your private agreement?

But who wants to have that conversation when you are newly in love, or at least new to nesting?

No one, the book's author admitted to WalletPop.

The proof, they say, is in the pudding. Maybe it ought to be in the foreclosure rate?

Yes, I know we are being told on Sunday morning power-breakfast talk shows that the nation's economy is improving. But the latest survey on the delinquency rate for mortgage loans from the Mortgage Bankers Association would seem to indicate otherwise.

You can read the report itself for the hard numbers, but, the bottom line is, the delinquency rate has now broken the record set just this past quarter.

Imagine a town so motivated to move houses out of the way of progress that it will pay you $10,000 to take one off their hands. Imagine buyers so unmotivated there are no takers.

This is no fantasy on either end. It's status quo in the Chicago suburban village of Barrington, Ill., though you can only collect the $10,000 if you agree to keep the house somewhere in the village itself. Still, even if you want to schlep it on over to a neighboring town, the houses are a relative bargain, with bids starting at $1.

The homes are old -- though not technically historic now that the village voted them out of the historic district -- and former and current users variously describe them as "claptrap" and "charming."

The occasion for closing on a house deal is frequently marked by a real estate agent giving the new owner a gift. An odd custom, at best, and one that seems to run counter to the philosophy that you gift those who provide you with a service: teachers, waiters, the gardener at the holidays, maybe even the latte maker at Starbucks who automatically starts up the little machine when he sees you walk in the door each morning.

So why do real estate agents spend an average of $51.80 come closing time on a buyer?

According to a 2009 Realtor Magazine reader profile study, it's a way of saying "thank you." Although in this economy, many clients might be more appreciative if their agent would cut their commission or spend more on marketing so the home didn't linger so long on the market.

Another week and another round of the national guessing game: when exactly will the Great Recession's alleged end impact me? Or my children? Or my neighbors? The "too big to fail" banking crowd has gotten lots of help from D.C. But the jobless rate, despite a decline of late in layoffs, continues to go skyward, or, in the words of that most famous working-class stiff Ralph Kramer to his wife, Alice, "to the moon!"

"This will be a very slow recovery," says Jack Kyser, founder of the Kyser Center for Economic Research at the Los Angeles County Economic Development Corporation. In a telephone interview with WalletPop, Kyser said that "small- and medium-sized businesses still can't get loans from banks." It is, says Kyser, "the perfect stalemate" -- unemployment continues to rise, businesses (especially smaller ones) suffer, and banks don't want to risk lending out their money.

As the economy is supposed to be emerging from the dark cave of deep recession, you might expect it would become easier for you to secure a mortgage in the months ahead. The truth is, however, that unless you start taking some key steps right now, you may find yourself still in that recessionary cave instead of a new home, because the Federal Housing Administration is running out of money. For many potential home buyers, that's a bit like your rich uncle Sam, who was always a soft touch for a few extra bucks, filing for bankruptcy and leaving you in the lurch.

The good news: National Association of Realtors chief economist Lawrence Yun is predicting that home prices will rise 4% in 2010.

The bad news: Lawrence Yun has never been right about anything in his entire life, ever.

Yun predicted that sales volume will also rise about 14%. I'm definitely not smart enough to try to make short-term predictions about what will happen with home prices or sales volume. But the track record suggests that Lawrence Yun isn't smart enough either.

In July of 2008, Yun opined that "I think we are very near to the end of the housing downturn. In June of 2008, Newsweek guru Daniel Gross wrote that "Yun is the Little Orphan Annie of forecasters. He's always sure the sun will come out tomorrow." Lawerence Yun Watch is an entire blog devoted to exposing Yun's track record of poor predictions.

And as much as it pains me to link to a video of Glenn Beck, he actually has a pretty good exploration of the disastrous predictions of the National Association of Realtors' economists. (see below)

So what will happen with housing in 2010? I have no idea. But don't get your hopes up based on Little Orphan Annie's mumblings about price increases.

How well is the government's loan modification working? WalletPop's four-part special report continues with profiles of some of those trying to get help. To read the overview, click here.

Christine Attalla is among the lucky. The suburban Chicago homeowner not only got a temporary loan modification, but she's on track to convert it to a long-term adjustment before Christmas.

She even calls herself lucky, although when she does there's a quiver in her voice. That's because in the process, her credit took a beating.

For a solo entrepreneur -- Attalla, 38 and divorced, runs her own public relations company -- poor credit is a serious problem.

It all began last spring, when Attalla realized the economic downturn was making it increasingly difficult for her to manage her $3,000-a-month payment on her Bolingbrook home. And she was pregnant, so she knew she'd have less earning power later in the year.

Attalla heard from a friend about the modification program, applied in April through her lender, CitiMortgage, and waited.

She was approved for a three-month trial reduction -- for June, July and August -- which cut her monthly payments in half. If she kept current, she said, she would qualify for a permanent modification that started with a 2% interest rate and tiered up after a decade. So far, so good.

This is the last of a five-part series about how the writer and her husband, Charlie, tackled a major overhaul of their home and the pitfalls they faced along the way. To read the first installment click here.

The workers are gone, the dumpster was picked up, and we are touching up the stain and paint. Now that things are finished, we are so glad that we put in the quality finishes and the extra touches we wanted. The total cost was around $55,000 -- twice as much as we had originally planned.

The investment is definitely worth it. Now we have new plumbing throughout the house, updated electrical, refinished floors, and a state-of-the-art kitchen -- all upgrades that are bound to boost the value of our home if we ever decide to sell.

This is the fourth part of a five-part series about how the writer and her husband, Charlie, tackled a major overhaul of their home and the pitfalls they faced along the way. To read the first installment click here.

We continue to eat dust and stumble through piles of stuff. In spite of the inconveniences, I was starting to feel positive about the progress -- that is, until a large semi-truck pulled up to deliver the dome that goes over the tub.

Rick, our contractor, and my husband soon discovered the dome weighed close to 400 pounds. With daggers in their eyes, they asked, "And just how are we suppose to get this thing out?" Fortunately. I remembered reading on the website that the dome was actually quite light -- it was the packing that was so heavy. Grumbling and swearing under their breath, they emerged about 15 minutes later with a fiberglass dome to be temporarily stored in the living room.

Tom's Take: It always makes sense to add the cost of a few visits with your chiropractor to every home improvement budget.

How well is the government's loan modification working? WalletPop's four-part special report continues with profiles of some of those trying to get help. To read the overview, click here.

Kathy Partak went into loan modification armed with the powerful combination of knowledge and motivation. She had worked in the mortgage business, so she knew her rights and the right vocabulary to use. And she had a step-rate loan that was about to step up dramatically.

Add to that an on-the-job shoulder injury that left her unemployed and Partak figured she was a perfect candidate for modifying the loan on her three-bedroom home in Auburn, Calif.

But Chase Manhattan Bank denied her a modification, Partak said, telling her, "Unemployment is not a permanent hardship."

"Hopefully not!" said Partak, 42. "But it's one of the reasons they allow for on their paperwork of qualification."

This is the third part of a five-part series about how the writer and her husband, Charlie, tackled a major overhaul of their home and the pitfalls they faced along the way. To read the first installment click here.

The situation is deteriorating fast. A large part of the problem is our fault, we're falling victim to an all-too-common disorder in the industry called project creep.

It works like this: If we are going to put in a new hallway floor, why not rip up the carpet upstairs and do all the floors there, too? And if we are going to do the upstairs, then it only make sense to do the downstairs as well. Since we got such a good deal on the granite, why don't we put new counter tops in the kitchen? For that matter, why not get new appliances? After all, the plumber and electrician are already here. They can get things hooked up. Don't you think the whole thing will look lousy if we don't re-tile the kitchen back splash? Why not, it already has a hole in it from the plumber. And so on...

How well is the government's loan modification working? WalletPop's four-part special report continues with profiles of some of those trying to get help. To read the overview, click here.

Public relations consultant Mark Bonacorso faced the good and bad news of divorce with resolve. The good: he got the 3,500-square-foot adobe in northwest Tucson. The bad: he also got the first and second mortgages and the $2,700-a-month payments.

He wanted to make it work, especially since his home was worth less than he owed.

At first, with business strong at his firm, Media Ink, this seemed feasible. Then, as the recession slowed work, forcing him to lay off his two employees in March, those payments became daunting.

Bonacorso was not looking for Bank of America, his lender, to cut his principal. He called hoping to reduce his monthly payments by combining his first and second mortgages, lowering their interest rates -- now 5.875% on his first; 7.625% on his second -- and extending the loan's term from 30 years to at least 40.

This is the second part of a five-part series about how the writer and her husband, Charlie, tackled a major overhaul of their home and the pitfalls they faced along the way. To read the first installment click here.

Now it was onto the next step: Demolition. The destruction was scheduled to begin right after the holidays.

Tom's take: Good idea to hold off on demolition until after the holidays. I can't tell you how many panicked calls I've received on my radio show from folks that absolutely had to get a major project done before an event (a holiday, wedding, anniversary party, sweet-sixteen, whatever). It never makes sense to put that kind of pressure on yourself -- or your contractor. Build a fudge factor into the schedule and the stress factor goes way down.

How well is the government's loan modification working? Find out in this four-part WalletPop special report, which begins with this overview and continues with three profiles of those trying to get help, which can be found here, here and here.

If the goal of the federal government's loan modification program was to frustrate applicants, then it certainly is succeeding. But if its goal was to prevent foreclosures, the effort may simply be postponing that eventuality for many.

With an estimated 3.1 million mortgages at least two months delinquent, through the end of October, just 650,994 homeowners had received adjustments through the Home Affordable Modification Program (HAMP) -- a notable uptick from past reports and a measurable step toward the Obama administration's goal of helping 4 million by 2012.

But from the halls of Congress to Internet message boards, anger rises about mixed messages, delays and denials without explanation and, most tangibly, the sharp decline in converting short-term loan adjustments into something more meaningful.