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                                                                   EXHIBIT 99.10

[PRICEWATERHOUSECOOPERS LOGO]

                                                      PRICEWATERHOUSECOOPERS LLP
                                                      125 High Street
                                                      Boston, MA 02110-1707
                                                      Telephone (617) 530 5000
                                                      Facsimile (617) 530 5001
                                                      www.pwc.com

                         REPORT OF INDEPENDENT AUDITORS

To the Board of Directors and Stockholder
of GMAC Mortgage Corporation:

We have examined management's assertion about GMAC Mortgage Corporation and its
subsidiaries' (the "Company") compliance with the minimum servicing standards
("standards") identified in the Mortgage Bankers Association of America's
Uniform Single Attestation Program for Mortgage Bankers ("USAP") as of and for
the year ended December 31, 2004 included in the accompanying management
assertion (see Exhibit I). Management is responsible for the Company's
compliance with those minimum servicing standards. Our responsibility is to
express an opinion on management's assertion about the entity's compliance based
on our examination.

Our examination was made in accordance with standards established by the
American Institute of Certified Public Accountants and, accordingly, included
examining, on a test basis, evidence about the Company's compliance with the
standards and performing such other procedures as we considered necessary in the
circumstances. We believe that our examination provides a reasonable basis for
out opinion. Our examination does not provide a legal determination on the
Company's compliance with the standards.

Our examination identified certain instances of non compliance with USAP as it
relates to Section I - Custodial Bank Accounts. Specifically, there were bank
accounts over the course of several months where the Company was not in full
compliance with USAP requirements as it related to the preparation of custodial
bank reconciliations within 45 calendar days of cutoff as well as the resolution
of reconciling items within 90 calendar days of original identification. The
Company remediated the issues related to the preparation of custodial bank
accounts reconciliations within 45 calendar days as of December 31, 2004. These
instances of non compliance as well as management's remediation status are more
fully described in management's assertion, which is set forth in Exhibit 1.

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In our opinion, management's assertion that the Company complied with the
aforementioned standards except for the instances of non compliance related to
Section I - Custodial Bank Accounts, as of and for the year ended December 31,
2004 is fairly stated, in all material respects.

PricewaterhouseCoopers LLP

March 18, 2005

                                      (2)
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GMAC MORTGAGE

                                                                       EXHIBIT 1

                  MANAGEMENT'S ASSERTION CONCERNING COMPLIANCE
                      WITH USAP MINIMUM SERVICING STANDARDS

March 18, 2005

As of and for the year ended December 31, 2004, GMAC Mortgage Corporation and
its subsidiaries (the "Company") have complied in all material respects with the
minimum servicing standards (the "Standards") set forth in the Mortgage Bankers
Association of America's Uniform Single Attestation Program for Mortgage Bankers
("USAP") except as follows: Section I - Custodial Bank Accounts requires that
reconciliations be prepared on a monthly basis for all custodial bank accounts
and related bank clearing accounts. These reconciliations shall be prepared
within forty-five (45) calendar days after the cutoff date and reconciling items
resolved within ninety (90) calendar days of their original identification.

Subsequent to the Company's servicing platform conversion that took place in
January of 2004, and as a result of temporary reporting challenges resulting
from this conversion, there were bank accounts over the course of several months
where the Company was not in full compliance with USAP requirements as it
related to the preparation of custodial bank reconciliations within 45 calendar
days of cutoff as well as the resolution of reconciling items within 90 calendar
days of original identification.

The Company remediated the issues related to the preparation of custodial bank
accounts reconciliations within 45 calendar days as of December 31, 2004. The
Company has subsequently, in 2005, remediated the resolution of reconciling
items within 90 calendar days of original identification.

As of and for this same period, the Company had in effect fidelity bond and
errors and omissions policies in the amounts of $300,000,000 and $100,000,000,
respectively.

GMAC Mortgage
Finance Department
4 Walnut Grove Drive
Horsham, PA 19044

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/s/ David Applegate
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David Applegate
Chief Executive Officer
GMAC Residential Holding Corp

/s/ Ralph Hall
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Ralph Hall
Chief Operating Officer
GMAC Residential Holding Corp

/s/ Tony Renzi
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Tony Renzi
Executive Vice President,
National Servicing Administration
GMAC Residential Holding Corp

/s/ Jim Hillsman
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Jim Hillsman
Chief Financial Officer
GMAC Residential Holding Corp