well, heck! I pasted that line in and it's all messed up. Disregard that last posting, I'll try and post the code again later today..

It might be useful/helpful if I post one line from the query I use:

,(SELECT SUM(Revenue) FROM Orders o INNER JOIN Appraisers a ON o.AppraiserID = a.AppraiserID WHERE (o.StatusID = 1...

Is LenderID character or numeric? Are the names the same for the "duplicate" lenders? Are you using 2000 or 2005? How are the LenderId's being entered? ...