Thanks for the fast response. F3 can be any value, 50,000 was just an example. Basically F3 is a 2nd mortgage. The equation works except when the value (D3) and the 1st morgage (E3) are lower than F3. for example, If i plug in 10,000 in D3, 35000 in E3, and 65,000 in F3. the result in H3 shows to be 25,000. The result i want to see would be full amount in F3 since the property is valued at 10,000, the first mortgage is 35,000, and the 2nd mortgage is 65,000. the full 65,000 is "at risk"

Again thank you for the prompt response, i hope i have cleared up any questions.

Joe