yes it did work out... thanks Jack, Antonio for your help

i turned all string variables related to the dynamic query variable (@sql) to nvarchar(MAX) and i am getting the results....

did not think that mixing varchar and nvarchar(MAX) could cause this...good thing to know.

on a separate note...i continued printing the @sql constructed query and it's length.....i dont understand why the query still looks truncated (it works though) and length is 4195....

is there a limit on how many characters can be displayed by print command?