I wish I could give Beatrix and the Whipple Group 10 out of 5 stars. The entire team is exceptionally professional and deeply knowledgeable about the real estate market. Beatrix, in particular, was a lifesaver as we navigated the transition from our condo to our first home after our son was born. She helped us find the perfect house within the exact timeframe we needed, meeting every requirement we asked for. She then guided us through an extremely challenging condo market and ensured we were still able to maintain our home equity despite difficult selling conditions. Most importantly, throughout the entire process, Beatrix was a dedicated support and confidant. She made what could have been an overwhelming and stressful experience so much more manageable. We always felt truly heard, supported, and informed. She never missed a response, no matter the time, and was always available, even on nights and weekends. When I say she works overtime, it is truly an understatement. The videos Beatrix provided and her weekly market updates were incredibly helpful. She took the time to explain market trends and compare our property to others so we could make confident, well-informed decisions while both buying and selling. Beatrix will forever be our realtor, and we will absolutely continue to rely on her expertise through every future real estate transition. We recommend her wholeheartedly to friends and family for her professionalism, dedication, and genuine character. If you are looking for a realtor who will truly treat you like family, Beatrix and the Whipple Group are it. We can't imagine navigating the past year of buying our new home and selling our beloved condo with anyone else. read more

Justine is a realtor that I met at an open house. She is so easy to talk to and after meeting her I decided to use her as our realtor. Justine helped make the process of buying a home a postive one! She was so on top of everything that I knew what we needed to do and when in this process. Justine is so patient and worked well with our schedules. I can't recommend her and the Whipple Group enough. They even presented us with beautiful welcome home gifts. For a less stress, smooth and positive home buying process we highly recommend the Whipple Group! They will take care of you from the start to finish!! read more

The Whipple Group - Home! - Real Estate Agents Near Me - Long Beach, California

We worked with Justine to buy our very first condo, and she made the entire process so much easier than we could've imagined. She was always available to answer our questions -- and if she didn't have an answer right away, she made sure to get back to us quickly with the right information. She even took our calls and texts at some pretty crazy hours, which not only kept the process moving but also helped calm our nerves, since buying a place for the first time can definitely feel overwhelming. Justine also has an amazing team behind her. They helped us find a first-time homebuyer program that fit our needs perfectly, which made a huge difference for us. On top of that, I was traveling for work during part of the closing process, and she still made sure everything got signed and handled without a hitch. What stood out most was how much she truly cared about making sure we felt confident at every step. We never once felt rushed or pressured -- instead, we felt supported and encouraged the whole way through. If you're looking for someone who's not only knowledgeable but also genuinely cares about her clients, we can't recommend Justine enough. read more

Beatrix and Whipple Group were really great and professional in helping me getting my first home in Long Beach. As a first homeowner, the whole process could be daunting, but we got the perfect place in just a little less than a month! Definitely recommend them for everyone looking for a property in the area. read more

We love The Whipple Group! The care Beatrix has for her clients is unmatched. We bought our first home with them in 2020 and have been looking for our forever home with them again. Beatrix treats her business like a family and truly cares so much about her job. read more

Beatrix was wonderful and very professional and had videos that were very helpful for first time homeowners. She helped us close a great condo in Downtown LB read more

We had the pleasure of working with Jacquie to sell our home, and we couldn't be more impressed with her outstanding service. From start to finish, she was incredibly knowledgeable, professional, and attentive. Her communication was top-notch - she kept us informed with prompt updates and always made sure we were in the loop throughout the entire process. What truly stood out was her patience and thoroughness. Jacquie took the time to explain every step and ensure we were comfortable and confident in our decisions. She also went above and beyond, hosting successful open houses and providing helpful referrals to specialists to help us prepare our home for sale. Her dedication and expertise made all the difference, and we felt supported every step of the way. If you're looking for a realtor who is professional, reliable, and truly invested in your success, we highly recommend Jacquie. She did whatever it took to ensure our home sold quickly and for the best price! read more

It is my great pleasure to recommend Justine Jardine Prouty and the entire team at the Whipple Group. From start to finish, their professionalism, communication, and dedication made the entire real estate process smooth and stress-free. Justine Jardine Prouty and the Whipple team demonstrated exceptional knowledge of the market and provided honest, practical advice every step of the way. Their attention to detail, responsiveness, and genuine care for my goals truly set them apart. I always felt like I was a top priority and that level of service extended to their entire team, who were organized, friendly, and proactive in handling every aspect of the transaction. Whether it was negotiating the best deal, coordinating inspections, or managing paperwork, everything was handled with precision and integrity. The team's collaboration and commitment to excellence gave me complete confidence throughout the process. I wholeheartedly recommend Justine Jardine Prouty and the Whipple team to anyone looking to buy or sell a home. They go above and beyond to ensure success -- and they do it with professionalism and heart. Sincerely, Todd Pickerill read more

My wife and I came to the Whipple group after 9 months of searching for a home with a different agent. Coincidentally, 2 of the houses that caught our eye and we had offered on were sold by the Whipple Group so thats how we found them. We were fortunate enough to work with Sally as our agent. She went above and beyond to learn what kind of house we were looking for and to find them for us. She was flexible with time and was able to take us to private showings despite our busy work schedules. When she wasn't available, Beatrix was always available to show us houses as well. It never got to this point, but even if both of them were busy, they assured us that someone else from the team would be able to show us houses. This was such an important thing to have in a housing market that moves VERY fast. When it comes to real estate knowledge, these two are probably two of the best. We're first time buyers so we had a lot of questions and concerns. Sally and Beatrix always addressed them in a way that made sense to us. They're locals in the area too and know about the different neighborhoods. Most importantly, they know how to assess the value of a home and what kind of offer price to submit if you want a chance. Again, another skill thats VERY important when you're looking at market where houses can go anywhere from 25k , 50k, 100k or more over asking price. In the end, they were able to find us a house that crosses off all of the major things we wanted in about 4 months time. They turned a stressful experience into one that felt like we had more in control of. I can't recommend them enough. They really are the best. Thank you Sally and Beatrix for everything! read more

Before choosing the Whipple Group to sell my home i met with several other agents. It was clear when i met Beatrix that she was the right agent for me and i was right. She goes above and beyond to make sure you understand the process of selling and buying. She is very warm and supportive. She is responsive and has good communication. She guided me to make the best choice given the market but can also respect if the choice made goes against her advice. She is organized and will coordinate any service you need. Which makes the process easier if you are a busy person. I would highly recommend and continue to use Beatrix and the Whipple Group for any real estate services. read more

The Whipple Group - Real Estate Agents Near Me - Long Beach, California

4 years ago my Nieghbors utilized the services of the Whipple Group. I introduced myself and assured her if I choose to sell my property I would allow her eo earn my business. I want to say the entire team of the Whipple Group are fantastic and extremely professional. They are thoughtful very punctual and gracious. After receiving 15% over my asking price I reached out to the team for assistance on my purchase of my current property. I highly recommend this team of real estate experts to exhibit all the qualities i have mention above whenever anyone needs thier assistance. read more

The Whipple Group - My purchase - Real Estate Agents Near Me - Long Beach, California

The Whipple Group is truly the best! They helped us with both the sale and buy of our homes and made it as easy as possible. Sally, Beatrix, and team went above and beyond in coordinating every aspect of the sell and buy and were super communicative the entire time. They really care about their clients and respected our input as well as guiding us in the current market. As this was not our first buy or sell, we have other experiences to compare it to and this one tops them all! I cannot recommend them enough! read more

My husband and I started the home search around the first of January. We took a day to Zoom interview about six agents and decided on the Whipple Group! We weeded out the thirsty ones and the rookies during this process. I didn't want to work with an agent who had average metrics (one closed transaction a month). I sought out a finely tuned real estate machine with the proper systems in place. Beatrix was highly prepared for our meeting and sent me information packets via mail prior to it. This impressed me because it showed a high level of preparedness and conscientiousness. Buying is stressful enough, but we also had a second transaction of selling our current home as well. Beatrix is extremely professional and communicative. We never felt the need to reach out and ask "what's going on?" because we trusted that if Beatrix had new info, she was going to tell us ASAP. Beatrix helped us seal the deal on our first offer, too! We were so grateful, especially since we knew other agents didn't have the negotiation chops to get our offer accepted. We worked with Andrew Soss from Benchmark Mortgage as our lender and he did a phenomenal job closing in short time. As Andrew says, he can "close in 30 days with his eyes closed." When it was time to sell our house, Beatrix set up staging and a cleaning to get it MLS ready. Sally was great to work with when facilitating the marketing materials. The Whipple Group puts a lot of work into setting up your home and marketing it full force. This isn't the group that'll move crap out of the way and take iPhone pictures. For what Beatrix charges as her fee, her value absolutely exceeds what you pay. For those of you who don't think you need an agent because "zillow does the work," you're nuts and need to learn what value agents can add. The key is finding the right agent - there are so many to choose from. Unfortunately during the selling phase, not all lenders and agents are treated equal. Our buyer didn't turn in documents on time (err... agent, shouldn't you keep your client on track?), and the buyer's lender pushed paper around until we were well into two weeks past the estimated closing date. My husband and I weren't concerned though. Beatrix was on top of all these boneheads and kept pushing them against the ropes until they did their job. Beatrix was persistent in making sure all the moving parts went smoothly. My husband and I are so happy. We own a great single family in East LB now and got a great price on our bluff heights condo. The best part is that Beatrix lives close by and shares her homemade sourdough bread with our family! read more

buying our first home with caroline from the whipple group was a blast. caroline was available pretty much 24/7 to tour homes, strategize on offers, and answer our questions about neighborhoods, mortgage loans, escrow, you name it. her help was especially valuable because we each juggle full-time jobs while raising a newborn. i'm thrilled to share that we ultimately closed on our dream home in an incredible neighborhood in long beach below market price. more than once, the listing agent told us we were getting the house because caroline was such a rockstar and advocated for our family. the entire process took less than 15 days. thanks caroline and whipple group! read more

Everyone says selling your home is so stressful. We experienced ZERO stress! Beatrix made listing, showing and closing effortless AND got us above asking price too! From start to finish she is the consummate professional. read more

We were on a mission to find the best expert who could oversee the process without us being on-site, and had the resources to manage anything that came up. We found that in Beatrix and The Whipple Group. This team was remarkable and exceeded our expectations. We had multiple offers over asking soon after the first weekend of open houses, and closed escrow within 30 days. Equally important were the professional resources the Whipple Group had access too, home improvement specialist, contractors, painters, title and escrow experts, and anyone or anything needed. The team worked up a project timeline, coordinated with everyone involved, and provided access to the house without us having to make a trip. I would not hesitate to use this team if you're selling or buying. read more

I have worked with the Whipple Group on buying and selling and could not be happier with their service. Beatrix was able to find me a beautiful home in Long Beach and when it was time to sell, the WG was able to sell my home for much more than I thought I would get for it. They helped to make a difficult process easier. Their support and advice were exceptional, and I would highly recommend the team. read more

First time home buyer - Long Beach, CA Agent - Caroline My wife and I wanted someone who was experienced in the Long Beach area and who was professional. We felt like Caroline was perfect for us after exchanging information and after a couple zoom calls, we decided to be led by Caroline. Caroline was very easy to talk to, professional, and responsive throughout the entire process. She answered our questions and gave us references when she was not able to answer them and made the home buying as comfortable as is could be. My wife and I are the deliberate types and took our time to prepare ourselves to even start looking at homes. It took a while but Caroline patiently stuck with us and we never felt pressured to rush. When we found a home we liked, Caroline got our offer ready in a heartbeat and she quickly built good rapport with the sellers agent. I think her rapport with the sellers agent gave our offer an advantage! Caroline and the whipple group have an abundance of referrals and resources which you can use to your advantage. If we need a real estate agent in the future, Caroline will be one our top choices. read more

I don't normally write online reviews but I can't pass up the opportunity to shout my praise & gratitude for Beatrix from the rooftops. She is the REAL DEAL & single-handedly shaped what everyone told me would be one of the most stressful experiences of my life (buying a home for the first time) into one of the most joyous. Not only is she the best realtor I could imagine, she is one of the best human beings I've been fortunate to know. Her genuine commitment & care for you in your home journey stands out from the moment you meet her & you can't help but feel deeply held through one of the most high-stakes processes you may face. Her dedication & heart is matched only by her EXCEPTIONAL knowledge base, analytical/strategic mind, shrewd & sophisticated navigation of each tiny step of the process, deft people skills & relational wealth, sharp ethical compass, professionalism, trustworthiness, & world-class work ethic that will leave you fully assured you are in the BEST hands. She guides you with confidence & integrity to get you to your desired outcome as quickly, smoothly, & effectively as possible; she educates you with the depth & patience of a high school calculus teacher; she anticipates & manages the home-buying sequence with savvy; she is available & responsive to your every question & need; & she truly whips it up with a gourmet cherry-on-top to welcome you into your new home with the celebratory energy the moment deserves! AND she follows up on you after to ensure you're settling in successfully, even extending the generosity to help with extra tasks like preparing leases for any rental arrangements & communicating with vendors involved in repairs. It is no wonder she is so well-respected in the field & has build a model local business that could serve as a case study in best practices for the industry. To summarize, she is an empath, perfectionist, expert, & leader in all the best ways that generate real & dependable results -- this is EXACTLY who you want helming your metaphorical ship especially if you're a first-time buyer like me. JUST CALL HER ALREADY!!!! It will be the best decision you could make towards the home of your dreams. read more

Like the homonymous character in Dante's Divine Comedy, Beatrix guided us through all the stages of... selling our home, all the way up to closing with an above-asking final price. The Whipple Group took care of everything after we had moved out of state while remaining in constant communication. Highly recommended! A++ read more

We are so lucky and thankful to have worked with Beatrix from The Whipple Group. Beatrix will get the job done! The entire process of visiting homes, submitting an offer, negotiating, closing, etc was smooth, professional, with very clear communication. Beatrix is also very personable and really cares for her clients. We are also first time home buyers and she took the time to meet with us and educate us on the process. We highly recommend The Whipple Group, especially Beatrix! read more

We feel so lucky to have chosen Beatrix (and her team) as our realtor. In a completely bananas market, she was able to help us buy our first home. We trusted her completely and always felt like we were in great hands--a sentiment echoed by other realtors anytime we mentioned she was our realtor. She is straight-forward, honest, smart as a tack, always accessible, and extremely knowledgeable of the Long Beach market. We'll definitely be using the Whipple Group again in the future. read more

I LOVED working with Caroline buying my condo. She was always available to answer my questions and was such a great sounding board for ideas during the bid process. She was always honest with me and I never felt pushed or rushed. It felt like a partnership. The market is a bit crazy right now so I am so thankful I had good support from my buyer's agent!! I could not possibly recommend her more!!!! read more

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Beatrix helped to sell my first home! I found her and her team by looking at active listings in my area, and I was impressed by her body of work, so I reached out for a consultation. During our meeting, I was impressed by Beatrix's overall presentation, impressive marketing plan, and thorough understanding of real estate market in my area. During the pre-listing stage, I truly enjoyed working with Sally, the Marketing Director, who was quarterbacking the marketing initiatives. Our premier open house weekend was canceled due to Covid 19, but that did not slow us down! We opened escrow within one week of going live and closed for $17k over asking. Beatrix effectively managed the closing process and minor speed bumps along the way, and we were able to close escrow early! If you are looking to buy or sell, I highly recommend reaching out to Beatrix and see what her team can do for you. You will be very happy with the results, just like I was! read more

Jennifer is an outstanding agent who's personable & dedicated to guiding her client through every aspect of the process towards her / his personal end goal. I found her to be tremendously resourceful and well connected in & across industries to lend solid referrals to help get everything done proficiently and efficiently. Whipple is a power team who makes all feel welcome & always feel supported during and well after the process keeping in contact about the general market, home tips, gifts, celebrations & more! This group is a family welcome to the community offering on-going, stellar service with warm vibes. The Whipple Group is on top of it with instant communication, documents, and setting the bar for real estate professionals. I've already referred this group and will again & again! Contact when you're ready for dreams to come true. Powerhouse! read more

The Whipple Group - Gift Candle - Real Estate Agents Near Me - Long Beach, California

Best agent I have ever had, hands-down, in a dozen+ real estate transactions. After thoroughly researching the best selling agents for homes in Long Beach, I interviewed the Whipple group. Beatrix priced my place 10% higher than the second best agent who I interviewed. She blew me away with her comps, marketing materials, attitude, professionalism and responsiveness. Never once did I have doubt that she would come through. I felt like I had a dream agent and she delivered on those dreams. read more

Beatrix was a pleasure to work with. She was able to help us buy our first home in a saturated market during a global pandemic- not an easy task! She is very professional, personable, and understands the goal. We would recommend her services and will definitely use her in the future for any selling/buying opportunities. read more

This is my 3rd time working with the Whipple Group and I couldn't recommend them more! We bought our first house with them and they walked us through all the steps as a first time home buyer and made things very easy, considering how stressful and scary it can be. When we decided to purchase a bigger home they helped sell our house in the best way possible. They took great photos and videos, ran a great marketing campaign and we sold the house well over asking! And since they have such good relationships with their clients, we were able to purchase a new home off market from one of their clients for a smooth transition. Couldn't be more happy and highly recommend! Plus they keep you in their family and have fun events and gifts throughout the year! read more

The Whipple Group is the most talented and genuine group of professionals I have ever worked with. Buying and selling a home at the same time can be a very stressful process but when you have a team of people on your side all working to make it a success, it helps you to know everything will be ok. I have purchased multiple homes and now sold my first home with their guidance and support and could not be happier with my experiences. From Jennifer and Beatrix to their amazing marketing and staging team to their financial partners...you cannot go wrong. They communicate well, they know what they are doing and they genuinely care and want you to come out on top! And over the years they have become people I consider true friends. I whole-heartedly recommend the Whipple Group to anyone looking to buy or sell a home. read more

Love Caroline - she is superb! She took my boyfriend and I under her wing and blessed us with our very own dream home in, like, 2 seconds. As plebeians, this was our first time buying a house and every referral and recommendation were sound advice. Never once did it feel like she had her own agenda, she was 100% on our side and supported us every step of the way. Her demeanor, sense of humor, and how she carries herself is everything you could ever want in a realtor (& person)! We were well taken care of and do not doubt that you will be too. The Whipple Group is all you need in this coo coo crazy market. (We met Caroline only a handful of times, and never not think about how much we owe her for this chapter of our lives!) read more

As a Three time benefactor of the Whipple Group services, I highly recommend The Whipple Group for all your real estate needs. Have bought 2homes and had them sell one for us. The sales arm is top notch; Beatrix and Jennifer are experienced, knowledgeable detailed and organized, their follow through is excellent. They have so many pluses but two that really set them apart are their focused listening skills and the customer service.... It's a given that they know the Long Beach area well but their reach and expertise go much farther as they have represented and sold many many homes outside the LB. Beatrix found and closed on a great home for us in Toluca Lake as an example. The marketing team headed by Sally is cutting edge utilizing all facets of advertising on real estate sites, social media, marketing materials. Highly professional materials... a real plus. As an example, Sally was instrumental in marketing our one bedroom ocean front condo in a building that does not allow open houses. Result? Sold the condo in ONE day!!! Phenomenal!! Lastly, the operations team headed by Will will ensure the transaction, walkthrough, inspections, paperwork all go through without a hitch. So smooth... so professional. Overall... just a great experience... times 3!!! Can really see why so many of their happy customers are also repeat customers! Beatrix, Jennifer, Sally & Will are true professionals... a joy to work with! THEY GOT SKILLS!!! read more

We were referred to Beatrix by a close friend and we're so thankful because the Whipple Group did such a great job marketing our home for sale. It was evident that they have a lot of knowledge and experience, and they work great together as a team. Much thanks to the Whipple Group! read more

We have used the Whipple Group twice in the last two years. We have bought two homes and sold a home with Beatrix and her team. I have to admit, my wife and I were tough customers. Our first home had a fire that total lost most of our belongings, after months of working with the HOA and contractors we decided to sell and move into a new home in the Long Beach area and get on with our lives. Working with Beatrix, we had A LOT of unknowns. Constantly changing time lines and budgets and red tape to sell our damaged home and also finding a good time to enter the buyers market and hyper compete to get a forever home. Beatrix and her team were very patient with us, never hesitated to give us constructive feedback given our situation, and we're always quick to respond. What was even better? Beatrix is well connected and had plenty of complementary resources that allowed us to consult tax professionals and attorneys on sticky points of our complex situation. If you're looking very a very professional but "cool" real estate team, you can't do better than the Whipple Group. It's so so important in this crazy market. As stressful as this whole process was, her team really wanted to help us get what was best for us. read more

The Whipple Group is stellar. Their combination of professionalism, great customer service, and deep market expertise wowed us. We relocated from Northern California to Long Beach at the height of the current housing boom, and couldn't imagine how we were going to find a house that met our long list of requirements in such a tight housing market. Beatrix made it possible. From the start, The Whipple Group was engaged, and responsive. They did a lot of leg work to make it possible for us to understand the Long Beach housing market better and "see" houses, even though we weren't physically there for our housing search. Beatrix put together a handy guide to the key neighborhoods we were considering, and spent a day showing us around town when we came to visit. She and her team visited all the houses that we were interested in and sent us detailed video tours, which were tremendously helpful. We were able to go back over the videos and look at details that we would have missed from a quick walkthrough on our own. When it came time to make an offer, it became clear that it's not just about great customer experience, she also brings deep expertise as a negotiator and a strong network in Southern California. She put is in touch with lenders, inspection professionals, architect and contractor, and past clients to tell us more about specific neighborhoods. Most critically, she is well connected with the other realtors in the region, and those relationships came in handy when we needed to understand where we stood in a competitive bidding situation. She had a really smart strategy for how we should approach our bidding process. And it worked! We got our dream house in our dream neighborhood in the tightest market we could imagine. Thank you Beatrix and team! read more

Beatrix is the consummate professional, highly recommend. We had several issues come up pre and post close (out of her control) and she handled them with ease by proposing smart and realistic solutions. read more

Loved working with Jennifer D. and the Whipple Group! Jennifer worked by our side throughout the entire process as a first time buyer, reviewing documents, setting up inspectors and helping us with a VERY fast escrow. Jennifer was by far one of the best aspects throughout the process, and I highly recommend working with her and the team. This team has earned a number of distinguished awards and its shows. Thank you again Jennifer and the Whipple Group! read more

What can we say? We have known Beatrix for years and stopped and started selling our house numerous times over those years. Beatrix was always there for us even with our ever-changing minds. When it came down to it, oh boy, did she act fast. She showed us approximately 10 homes over the course of 3 days, acted fast to get an offer in on our dream home, and navigated us through the whole process. She got our current home on the market within days of our offer being accepted on our new home and had it sold within 3 weeks. I am a very particular person with a strong attention to detail (to the point of being annoying) and Beatrix was patient and helpful all throughout the process (She even fostered a dog we found). I would highly recommend Beatrix and the rest of the team at The Whipple Group for any real estate needs. read more

I never imagined I would be buying my first home during the middle of a global pandemic, but one day I decided to reach out to The Whipple Group just to see if it was a possibility. Beatrix responded and we set up a zoom meeting and the rest is history! She walked me through every step of the process and answered all my questions. There certainly are emotional ups and downs when making a huge commitment like buying a house but Beatrix was so great in making sure I felt confident at every step and at the end of the day I bought a home I love! read more

Best real estate team ever! I don't know where to begin but Beatrix and her team were SO helpful, knowledgeable, trust worthy, and on top of that kind, when helping us sell our old home and buying our new home. From a Seller's point of view, Beatrix was very professional in staging our home, marketing our home and pricing our home just perfect. We sold our home in record time and above asking price! Beatrix has awesome communication skills so I never worried through the whole process. If she did not know the answer to my question, she found it every time! After selling our home, we needed to quickly buy our new home. Even though my husband and I were anxious and worried that we wouldn't find what we wanted, Beatrix helped us find our next perfect home. They were very thorough with the inspection and you could feel the team work from her whole team. If Beatrix herself was not available, her team members always stepped in to help. We felt like she was so vested in our happiness, making sure we got what we were looking for. Also, helping us decide what was really important when buying our home. We loved working with Beatrix and can say she is one of the most honest, open, informative, energetic and trust worthy people out there. We recommend her to all our friends and family! Thank you Beatrix and team, always!! I got my dream home :) read more

We absolutely love everyone at the Whipple Group! We've been working with them for years, first when we bought our condo, and then when we refinanced it. They've not only been always extremely honest and upfront about everything involved, but have often gone above and beyond (at their own expense sometimes) to make sure the process was smooth, done right, and with the right outcome. The social events they hold are not only a great treat for clients, but also allow for some useful business for homeowners. We learned, in one of those, how we could refinance our house, and save quite a bit on our monthly mortgage payment. We wouldn't have learned that if it weren't for those events. And once you're a customer of the Whipple Group, you're a customer (and friend) for good. :-) read more