Kearns

MEMORANDUM **

We affirm for substantially the same reasons as given by the Bankruptcy Appellate Panel. See In re Kearns, 314 B.R. 819 (9th Cir. BAP 2004).

This disposition is not appropriate for publication and may not be cited to or by the courts of this circuit except as provided by 9th Cir. R. 36-3.