html {
	height:100.02%;
}
body {
	margin: 0px;
	padding: 0px;
	background: #FFFFFF;
	font-size: 16px;
	color: #FFFFFF;
	font-family: Arial, Helvetica, sans-serif;
}
p {
	margin-top:0px;
	padding-top:0px;
}
a:link {
	color: #86a3b5;
	text-decoration: none;
}
a:visited {
	text-decoration: none;
	color: #86a3b5;
}
a:hover {
	text-decoration: underline;
	color: #86a3b5;
}
a:active {
	text-decoration: none;
	color: #86a3b5;
}

/* Layout */
#bg {
	margin: 0px;
	padding: 0px;
	background: url(images/bg.jpg) repeat-y center;
}
#container {
	margin-right: auto;
	margin-left: auto;
	width: 760px;
}
#content {
	background: #FFFFFF;
	padding: 15px 30px 10px;
}
#left {
	width: 297px;
	float: left;
	padding-left: 4px;
}
#right {
	padding-left: 304px;
	padding-top: 19px;
	text-align: left;
}
#blue_box {
	background: #194f72;
	width: 379px;
}
#red_box {
	background: #891C15;
	width: 379px;
	margin-top: 20px;
}
.text {
	padding: 18px;
}

/* Navigation */
#nav {
	background: #891c15;
	text-align: left;
	padding: 5px 5px 7px;
}
#nav a{
	color: #FFFFFF;
	padding: 0px 8px;
	margin: 22px;
	text-decoration:none;
}
#nav a:hover{
	color: #194f72;
	background: #FFFFFF;
}

/* Search */
#search {
	float: right;
	width: 200px;
	margin: 0px;
	padding: 0px;
	text-align: right;
}
#search .box{
	width: 140px;
	margin: 0px;
	padding: 0px;
	height: 15px;
	font: 12px Arial, Helvetica, sans-serif;
}
#search .submit{
	width: 54px;
	margin: 0px 0px 0px 3px;
	padding: 0px;
	background: #194F72;
	height: 18px;
	border: 1px solid #FFFFFF;
	color: #FFFFFF;
}

/* Signup for 1031 Updates */
#signup_updates {
	margin: 0px;
	padding: 27px 0px 10px 95px;
	background: url(images/bg_signup_updates.jpg) no-repeat left top;
}
#signup_updates input{
	margin: 0px;
	padding: 0px;
	width: 80px;
	height: 15px;
	font-size: 10px;
}
#signup_updates .submit{
	margin: 4px 0px 0px 115px;
	width: 50px;
	background: #891C15;
	border: 1px solid #FFFFFF;
	color: #FFFFFF;
	height: 18px;
}

/* Info Bar */
#info {
	clear: both;
	background: url(images/info_bar.jpg) no-repeat center;
	height: 141px;
	font-weight: bold;
	padding-left: 85px;
}
#info .buttons{
	padding-top: 37px;
	float: left;
	white-space: nowrap;
}
#info .buttons a{
	font-size: 14px;
	display: block;
	font-family: Arial, Helvetica, sans-serif;
}
#info #planning {padding-left: 83px;}
#info #types {padding-left:95px;}
#info #tax {clear:left;}
#info #partner {padding-left:128px;}
#info #financing {padding-left:73px;}

/* Info Bar Drop Menu */
#dropmenudiv {
	position:absolute;
	background: #FFFFFF url(images/bg_dropmenu.jpg) repeat-x top;
	z-index:100;
	border: 1px solid #86a3b5;
}

#dropmenudiv a{
	font-size:13px;
	display: block;
	padding: 3px 0px 3px 6px;
	text-decoration: none;
	color: #587B8F;
}

#dropmenudiv a:hover{ /*hover background color*/
	background: #86a3b5;
	color: #FFFFFF;
}

/* Footer */
#footer {
	color: #FFFFFF;
	text-align: right;
	padding: 5px;
	font-size: 12px;
	background: #194f72;
	clear: both;
}
.clear {
	clear: both;
}
h1 {
	color: #194F73;
	text-align: center;
	margin: 0px;
	padding: 0px;
	font-size: 36px;
}
h2 {
	color: #891C15;
	font-size: 18px;
	text-align: center;
	margin-top: 0px;
	padding-top: 0px;
}
h3 {
	color: #feda82;
	font-family: Georgia, "Times New Roman", Times, serif;
	font-weight: normal;
	font-size: 22px;
	margin: 0px;
	padding: 0px 0px 10px;
	text-align: left;
}
#popup {
	width: 400px;
	position: absolute;
	top:40%;
	background: #C40000;
	margin-left: -200px;
	left: 50%;
	padding: 15px;
	border: 3px solid #000000;
}
#popup a {
	color: #FFFFFF;
	float: right;
}
#disclaimer {
	color: #000000;
	font-size: 10px;
	text-align: center;
	clear: both;
}