Episode 2 - Getting Pre-Approved

Jeff and Gina discuss the importance of getting pre-approved.  We discuss what's involved in the process, from types of pre approvals to what's reviewed in the process.  

Jeff Cunningham is a Realtor (license # 301547) with United Realty Group (Broker license C34827) serving the Triad NC area.
Jeff can be reached at
Email -  jeff.cunninghamrealtor@gmail.com,
website, jeffcunningham.mysalecore.com,
Facebook,- https://www.facebook.com/jeffcunninghambroker/

Gina Milloway is the Mortgage Loan originator NMLS #1676070 & CEO of Triad Mortgage LLC, NMLS # 2385260,   
Gina can be reached at,
Email:  gmilloway@traidmortgagellc.com
Web: https://www.ginamillowayloans.com/
Facebook - https://www.facebook.com/mortgageswithgina/
Office -336-290-1891

NMLS Consumer Access:  https://nmlsconsumeraccess.org/
Privacy Policy:  https://www.ginamillowayloans.com/privacy-policy
Triad Mortgage is an equal housing lender 

Transcript

0:02

All right. Hey everyone. And welcome to the show. Let's get moving with Jeff and Gina. I am Gina. Millway your local mortgage advisor, and this is. Hey everybody. I'm Jeff Cunningham and I am your local real estate agent here in Greensboro and the triad of North Carolina. So today we are gonna be talking about a very important first step to buying a home. So if you've made that decision, you're ready to pull the trigger and you're going to be buying a home, purchasing a home in the near future. Why do you need to get pre-qualified? Why is that so important? Um, it's the biggest question I get asked all the time. I don't understand why can't we go look at that house, so, right, exactly. So from your perspective, Jeff, as a real estate agent, when you get somebody who calls you up and says, Hey, I really wanna go look at this house. It just hit the market. Your first question is, did you. did you get yourself? Prequalified? Did you get prequalified now? Why is that in today's market specifically? Perfect. Perfect question. Um, to in today's market, as we all know, uh, we are in what they call a seller's market. Yes. And a seller's market is basically driven hard by the sellers and in most situations, Um, the seller is in the driver's seat. Um, and again, with today's market, our prices are inflating. Um, inflation is inflating. Um, things are just going up in value, um, as, as, as we sit. Um, so, um, the speed of the market, I speed if, if, if you're just getting into it as well, uh, is, is at a very, very high rate. Um, we are having multiple offers. We are having very small amounts of time to actually go in, take a look at the home and say, validate whether or not that is the home that we are looking for to purchase. Um, the decision making time is much smaller than it has been. So in the, where we have been in the past, Hey, I wanna take a look at the house. Let's go take a look, go call the bank when we're done. See if you can afford it. And then we go from there. In today's market. We don't have that time. We don't have that luxury. Right. So speed. We have to. Yep. So in order to get the speed taken care of, we need to get it taken care of upfront, right? Absolut. It's just part of the preparation. Absolutely. Cause it, it is things are moving really quickly and we don't have the time to go look at a house and then, then come back to your loan officer and then go through the preapproval process. And granted we're, we're pretty fast, but we know a lot of times that the home looking experience happens on the weekend and. Granted, we typically answer the phone and, and do occasionally work on the weekend. Um, it may not move as fast as we need to on the weekend. Um, not everything's open to us that may need to be open to us. So, um, mm-hmm so it's really important for speed right now in today's market to go ahead and get that preapproval letter first, before you start looking at homes and falling in love with one that's, you know, gonna be off the market. Uh, relatively quickly. Absolutely. And you'll you, you know, if you can set your expectations up front, um, as we are speaking of here with your pre-qualification letter, of course you are given, say a low and a high, uh, dollar amount for what you can afford. And that's where, you know, again, that's where that's, what's gonna be driving your say, selection process. Mm-hmm um, on top of. Just the aesthetics, you know, whether you like it as well as school systems, you know, is it kid friendly? Is it, uh, you know, adult pet friendly, yada yada yada. Right, exactly. So the pre-approval process really sets the tone for the home, buying the home shopping experience, as far as what you can do for them, the houses that you're gonna show them, um, the payment, what they can afford, et cetera. So we. If we really wanna make sure that that person is truly qualified. If they're looking, um, at a home a$300,000 home, we wanna make sure that they really can't afford that$300,000 home mm-hmm so that way you guys aren't so to speak, wasting time driving around homes and aren't gonna work, um, correct. Maybe they can afford more home than what they thought they could afford. So, you know, that goes both ways. It's to make sure that we're putting you in the right home. Mm-hmm, make sure that the income is right, because we calculate income different than. You know, an individual might say that their income is so we wanna make sure that we're in the ballpark, right. We're in the ballpark. Absolutely. You know what we're looking at when we start going out and looking. So, um, so that's, that's the biggest thing. So right now is speed. Speed is necessary. You wanna make sure you're preapproved before you even. Get out there on the road or start looking at those homes. So, so true. Very, very true statement. And again, this is part of setting your expectations in, in, in your home hunting or your home buying experience. Um, and again, it's it. You follow you just gotta follow the dots on this one. Yes. Um, if you are not preapproved for, let's just say more, uh, than what you're offer. Um, then again, your, your, your expectations are gonna gonna fall short, right? Absolutely. And then that's just gonna break your heart, right. And one, you have to think the seller. sellers right now. It's my understanding. You can correct me if I'm wrong, Jeff, but sellers are not really considering offers that come in without a pre-approval correct. If you don't have that pre-approval letter, your offer is not gonna be put to the top of that because they can't verify it. There's no way that they can possibly know that you can afford that home unless you're paying it unless you're a cash buyer and we're not speaking to those buyers right now. If you're a cash buyer, that's a little different story, but you've got to have that letter, that preapproval letter to go with your offer to make your offer competi. absolutely. And, and, and even though you mentioned the cash buyers to tie this all together here, you know, so we're out during the weekends, looking at houses, uh, whether or not you're a cash buyer or, uh, uh, uh, someone just U looking for a loan or, or to use some lending, um, you still need to have proof of funds. Mm-hmm even as a, even as a, a cash offer. Right. And, and like you're saying part, part of the pre-work that the buyers need to do is to make sure that they do have this information, cuz again, speed to the market. House just comes on on say Friday evening, you look at it Saturday morning. Okay. Hey, I gotta, I gotta get an offer and I gotta call a bank and see if they can go ahead and give me some proof of funds documentation. As you said, Saturday's banks aren't open. Um, so, uh, again, part of the pre-work that we need to do to be successful. As a realtor and as a purchaser, as a client, um, you know, we just need to make sure that these, uh, um, these prerequisites are done. That's right. And, you know, I think that it's fair to say, that you just don't wake up Saturday morning and go, I'm buying a house. Right. you've been thinking about this. So come on guys. Work with us here. Like you've been thinking about this. You, you may have just started thinking about it within the last few weeks, but this is something that has crossed your mind. This just didn't happen. Mm-hmm you just didn't wake up Saturday morning and a house popped on Zillow and you're like that. I gotta buy this house. Mm-hmm that's not typical, maybe occasionally, but that's not typical. You you've been thinking about it and wanting to do something and. Use that planning to your advantage. Get ahead of it. Go ahead and get your pre approval done. Totally agree with that. And, and, and, you know, and as, as we typically do, um, to get in touch with us, please use the contact information below, uh, it'll be, uh, down below in the link, um, and just get in touch with us, uh, as soon as you are ready to. Get that preapproval process started. You do find a home that you're interested in. Mm-hmm you know, just use the contact information below to get that information started as well. Yeah, absolutely. So let's kind of review the different types of letters that you can get the different type of qualifications and what they mean, cuz they, there are some different ones out there. Now I will preface this by saying some states are different. Um, I'm I'm specifically, uh, I'm licensed right now. My primary work. In North Carolina, but I do have a couple other states, um, Virginia and Georgia. So this will vary a little bit state by state, but for us, um, in this area, there are really three types. And the first type is what's called a pre-qualification letter. This letter's worth about what it's written on. So this is, yes, this is me talking to the borrower and going, Hey, what's your credit score? Great. What, what's your income? Great. What, what debts do you have? Great. Well, based on this scenario, it looks like it may be possible for you to buy. That's essentially a prequalification letter. I'm not verifying the income. I'm not looking at document. I'm not going behind you and making sure that what you tell me is correct. It's just a conversation. And so just, and then that's all it is, is a conversation. And, and you're not required as a lender to put any extra information in there other than what's what it's calling for. Right. Right. Exactly. And so. You know, those, the pre-qualification loaders are not gonna be as competitive, especially right now in today's market. Um, I mean, I still see them occasionally. A lot of times people will go online and do them, and yes, they are pulling your credit when you go online, but they're not verifying other documents such as income. They're not re actually reviewing the credit report. They're not reviewing the bank statements. So that's still really considered a pre-qualification letter. Mm-hmm mm-hmm so. the next step is a more in depth. Look at your overall profile and that's gonna be the preapproval letter mm-hmm So the preapproval letter is I would say that's what we see most in this area. Um, when people are buying is, is the preapproval letter. So for me, what I do, when I get someone who needs to be preapproved, I'm pulling their credit in, I'm reviewing the credit to see what's on there to make sure, you know, late payments, collections, et cetera. I'm also collecting income documents, making sure that the income is correctly calculated. What type of income do they have? I'm pulling bank statements to see, you know, what's on their bank statement. Do they have an extra bill that they're not reporting? That's gonna come up during the process? Um, for instance, surprise an apartment that they're renting in another town because they work out of town. I've had that happen. So it's an in depth. Look at your documentation with your credit report. To make sure that you are qualified and in an experienced loan officer can take these documents and really look at them almost in the same manner, actually in the same manner that an underwriter will look at them. So that's pretty the most, the most common letter that we see in this area is the preapproval letter. So you wanna make sure that we're at least doing that. That's, that's the minimum. If you're gonna be shopping and having, you know, a competitive offer, when you say Joe, Yes. Oh, absolutely. And, and, and, and that's half of, uh, well, more than half the battle, uh, just as you were mentioning, um, you know, we, we see, we see proof preapproval letters everywhere. I mean, like you're saying, it's almost, you can just pull it off a, a serial box. Um, it's, it's, they're just very common. They are very generic, as you say, and very broad. Um, and then yes, to get more into the specifics and have a. Fine pinpoint idea of what it is that you can afford. Totally agree with you. We need to get this pre, uh, approval letter. I'm sorry, prequalified prequalification letter out. So we can go ahead again, make sure that we do have all the information that we do, uh, that we're asking for. Yeah. So we want that pre the preapproval letter is gonna be the in depth. Fine. One of the pre-call is gonna be our generic one. Absolutely. So, and then, geez, I get those back well, you know, it's funny because people do use them interchangeable. Um, mm-hmm and honestly, you know, some people may not know the difference, but there, there is a difference on what's out there. And I would say that. The buyer really wants to protect themselves and not do that. Pre-qualification letter mm-hmm because so many things can be overlooked and a pre-qualification letter because nothing's being looked at nothing's being checked, nobody going behind you. Exactly. And verifying that, what you say is accurate. Right? So, and real life scenario I've had, I've had an offer. We again, on a weekend spent a sat. It was a Saturday afternoon, about four o'clock in the, a. And met, uh, an individual and, and asked if she had her pre-qualification letter. Absolutely does. So we go down, um, the, we had to do this old school. She's a bit of an older woman, um, did not have all the technology on her phone that we require, or yeah. For any of the, um, e-sign and so forth regardless, um, asked her if she did have her pre-qualification letter. And of course she pulled it out in paper and it was from one of our larger. And the problem with the pre-qualification letters as we were just stating they are just so generic and basic, they'll give us a number mm-hmm as far as the, the conversation that had been had, and it'll simply state out there, these individuals are qualified up to this dollar amount. and with these larger banks, unfortunately in a pre-qualification letter, sometimes you can't contact anybody. That's very true. Yeah. Yeah. So on the weekends, when we can't contact anybody, just like we mentioned a few minutes ago, um, we're, we're dead in the water, right. Um, or. You might get into a good position. This is where we talk about our fiduciary responsibilities with our clients. You might be in a great position to have an offer put in. Okay. Maybe you're the first one. Maybe you're only the first of 10 or second of 10, which is great earlier the better. Right. But at the same time, typically that's associated with or accompanied with a due diligence check. My, if you were to submit your due diligence check with your pre-qualification letter, and then when you went to get preapproved and you didn't then nine times outta 10 and even nine and a half times outta 10, that due diligence money is. It's forfeited. Yeah. And, and, and again, a good realtor will spot this. A good lender will spot this for you, but at the same time, we wanna make sure that you're not getting yourself into these positions, um, that are gonna affect you negatively. Right. Which is why we go ahead and call this pre-work right. Exactly. Now there is one more letter that you will see. You're not gonna see this as often because it does. A lot more work on the lender side. And so that is the, the commitment letter, a bank commitment letter. And this is essentially is where. The file has all the documents have been collected. Uh, we review it just as we would the preapproval, but then we upload it. Um, and have an underwriter, take a look, actually take a look at the file. Now it's really nice to have these because you know what the conditions you know are, and they're laid out, you know, and the paper, you can just start checking'em off and get it done and put you a step ahead of the process. The con is, is that it is quite a bit of extra work to, to go through this. And like I said earlier, a good loan officer, who's just doing this and knows what to look out for. Doesn't need to have this done. Can competent, you know, can issue that preapproval letter with a lot of confidence, but the commitment letter is underwritten. It does go through an underwriter's check mark. So. The downside to it again is the time that it takes to get these. And everybody's a little different out there. Lenders are different as far as their turnaround time, but basically the overall. Deal with commitment letters and why you don't see'em as often is because of the, that time and that commitment. So you, our back office, our processors are underwriters. A lot of times they're paid on production based on how many files they get through how many clothes, you know, almost commission. And so if you have a file that's coming through that, doesn't have a property attached to it and may or may not ever have a property attached to it. It's kind of free work for them. So to speak. And I'm just letting you guys on a little, little trade secret there on what goes on in the backside, but it, you know, it is what it is. We're all, you know, we're all here, um, you know, to earn a living. So I don't think there's anything wrong with, you know, kind of revealing that so that everybody knows what, why you don't see these as often, but a lot of companies are, are getting better at em. Um, during the pandemic, it was harder to get'em because we were just overwhelmed with, with There was no room in the, in. During the pandemic and the pipeline to do these free, these free B, so to speak. So. But we, we can do'em more now. And, um, I do do them on files where maybe it's a little questionable, you know, there's some things going on. Maybe there's a rough patch in the credit. And I wanna, I just wanna have that extra security behind me, but it is a nice letter to have, because it, it is a one step ahead. Like you've already gone through the underwriting process. So now it needs the house, you know, so we have our conditions, let's get the house and let's move forward. So it'll speed up the process a little bit as. but it takes a little more preparation than the other two letters do. So. Absolutely. Absolutely. Well, a couple, couple questions on that. Uh, if you got just a second. Yeah. Um, so coming with the commitment letter, you had mentioned that, uh, that goes through, or that is typically a, a loan or the portion of the loan that is, uh, going through underwriting mm-hmm okay. Um, can you tell me what an underwriter or underwriting is? Yeah, so the underwriter is essentially the gatekeeper to the loan process. mm-hmm so we it's a love, hate relationship, everybody you love it when he goes well, and you hate him when it doesn't but essentially the underwriter is going to be someone who is specifically trained in the loan product that you're doing. And a lot of times loan products will have. Different requirements and different underwriters that look at files, but the underwriter is the person who's the gatekeeper to the file they look through and they go behind me and make sure that, yes, this was done. Yes, this was done. Yes. This meets this credential. They, they check it off and they make sure that, yes, this file does work. And then they use their magic and they do a bunch of other checking behind that to see if there's any judgements, any liens, anything else going on with this person? It may not have come up in the initial, you know, preapproval process. Right. So what it sounds like is basically, um, judge and jury they're they're the final say? Yeah, absolutely. On, on whether or not you go forward with the home. They're they're they're like the 99 point. 9% of the final say there are occasions, you know, underwriters are people too. So there are occasions where maybe they misunderstand a guideline or you have to push it up to, to management and a good loan officer. Won't be afraid to do that. I'm certainly always willing to go to battle with an underwriter. No, I'm right. I know I'm right on this. So, you know, we've, we've all had those battles and, and, you know, it feels good when we win, but yes, the underwriter is definitely. Judge and jury almost. A hundred percent. Mm-hmm yeah. Perfect. Perfect. Well, and, and the reason I ask that, um, and, and thank you for the clarity on that, but the reason I ask that is, you know, we still need, um, uh, the assurance that again, the process is gonna be completed. Yeah. Um, so, so the security, as you're saying with the, you know, underwriting and or commitment letter, even though it may take a little bit more. certainly gives you a better, um, more security. Yes. Um, in, in, in your purchase power mm-hmm absolutely. Okay. And I do know that there are some, some loan programs or products that are out there nowadays, um, that are highlighting the fact that these folks or, or, or they're, uh, loan will be processed up until. Say an underwriting process, um, or point, and then from there, you know, you're just waiting to find the right house. Right. Exactly. Is that that about right? Mm-hmm yeah, exactly. Okay. Wonderful. Wonderful. So in that again, is the purpose of getting these preapprovals or at least having a preapproval upfront mm-hmm um, again, pre-approval. Not necessarily the pre-qual, but the pre-approval and commitment letter that comes through underwriting are, are, are certainly the better letters to have. Uh, rather than again, the first one we had mentioned, which is just pre yeah, absolutely. And it, and it's all about the consumer's protection, you know, mm-hmm if, if you're buying a home and you're putting down five, 5,000 in due diligence, you don't wanna risk that money. You wanna do it with confidence. You wanna know, I don't care how much money you have in the bank. Nobody wants to just give. five grand. No, you know, on a whim. I mean, that's, mm-hmm, that's not smart. So having, having the confidence and feeling assured that when you make that offer and you write that due diligence check, that that your offer is pretty solid, that you have a really mm-hmm good chance of this happening. Uh mm-hmm that it just gives you confidence and it, and it makes the whole process a lot smoother. Great. Totally agree with you. I wish all of my buyers would have some sort of commitment letter, um, at least a preapproval letter in their, in their pocket. Um, you know, again for security's sake, I, I, as well as you know, that these folks are dealing with real money, real savings, and by putting that information, putting that money up front based on information that they're receiving. From a lender and, or a realtor or both, you know, uh, they, they, they're putting some significant trust in and, um, and some financial responsibility on our show. Yeah, absolutely. Um, and, and that's something that, again, um, Jean, I know we've talked about this before, but we both take very, very seriously, um, you know, again, as our fiduciary responsibilities back to our clients. So we wanna make sure that, uh, again, the request that we make of them to be prequalified. Preapproved and again, underwritten, um, it's not just to run them through the ringer. No, absolutely. It's actually go ahead and get them going. No, it it's, it's a protection it's protection for the client. It's a protection for me, you know, to make sure that I'm, I'm doing, like you said, my, my due diligence, it's a protection for you. Yeah. To make sure that, um, that you're not putting the buyers in a difficult position, it's all about protecting them. And it's a very, very important part of the process. Now. Mm-hmm Let's talk about another side to this that, uh, people don't talk about. And that is what happens when the buyer decides to do some stuff with their credit after they've been preapproved. And I think this is really, really important. So you guys getting ready to buy a house? Listen, if you've been preapproved based on X and then you go out and you buy a. or you buy some new furniture because you're getting ready to buy a new house and you put it on our rooms to go credit card. I have had, I I've had this happen. Mm-hmm you change your profile. Yep. You and some people, it may not affect them at all. It may be a very, very small percentage of their, their income. So it really doesn't change it. But the other side to that is it may change that greatly. It it's all a percentage. And you need to know before you go into this, will buying this car or will getting. Credit card affect my ability to purchase the house that I want. You may have to go from the dream house to like selling for the okay house. If you do that. Mm-hmm Yeah, yeah, absolutely. And yes, that has happened on numerous occasions. I know you see it more often than I do. Um, it's common, but yes, it's almost common. It, it, that it, we talk about it and people joke about it and it does happen. It happens all the time's. And let me tell you. if you've ever gotten a new credit card, do you know? Cuz then we have to start documenting. Then the documentation process comes in. I have to know. Okay. Yes. Let's say it doesn't affect your ability to buy. I still have to document it because that new credit card is not on your credit report yet. Mm-hmm it takes a little bit for that to happen. Have you ever tried to go get a credit card statement from a new credit card? It's not easy. No, no, it's not easy at all. No. So, so what's the best advice don't do it. well, fantastic. The best advice don't do it unless it's an absolute emergency. I mean, there, it, it can happen, but you need to know that you're gonna be doing some work to get the documentation that you'll have to provide. If you open a new line of credit now. There are different lines of credit. So they're not all as difficult, but credit cards, especially furniture cards can be, can be difficult to get that documentation that we need, even if it doesn't affect their buying power. So just be really careful on it. If you've been preapproved based on this set of credentials, this this file. Mm-hmm if you don't have to, don't open up new ones until after you've closed and, and you're done with the house. Wait, because, oh yes. You know, if you are. You know, if we're three days from closing and they do final checks because they do final checks and this, they do final checks. Yeah. And this pops up, we're probably not closing in three days. Right? Right. Your closing's now delayed. Hopefully the buyer, you have the grace period at the end of your contract. And now the seller doesn't back out because all of a sudden, we can't close on time when we're supposed to close. And that does happen. It at absolutely 100%. Does happen. So mm-hmm, the take home advice here is talk to your loan officer. If you've already gone through and been preapproved, or let's say you just, you just opened it when you talked to them, let them know because it takes sometimes 30 to 90 days to, for that, um, for that debt to show up on the credit. Sure. So if it's not there, we don't always know about it until it's until that 30 or 90 days. So just, you just gotta be open and honest and talk to your loan officer. We're here to help you. Yes, I totally agree. And that's, uh, that, that's, that's a great statement is yes. Please be open and honest with both your realtor and your loan officer. Again, reason being, you know, we, we, we, we. You're loan officer in your realtor. We both have a, a, a similar responsibility, um, which is again, getting you into that house. And if I'm not getting the information over to her, she's not getting the information over to me. Uh, you know, again, there's, there can be a simple miss and. And again, what what's at risk is, is some significant financials. Yeah, absolutely. Again, whether, whether or not you're into your due diligence period, if you've gone beyond due diligence and you're now, um, what a lot of folks call on your escrow. Um, but around here we call that earnest money. And again, you've, you've got some significant discounts. I'm sorry. You get some significant deposits that arrive been made and, you know, by going out and buying a$700. So. You know, you could really mess yourself up and, and again, that could be a, you know, real disaster for buying your house on time. Yep. And, and also putting it in jeopardy where you might only be able to close. Yep, absolutely. Yeah. So good point. So yeah, just, just be open and honest with you. You know, people tend to be nervous about talking to the loan officer about digging into their financials. Mm-hmm especially for some home. Mm-hmm it's a big deal to buy a home, you know, and if you've been saving up and getting ready, it could be, it could be nerve wracking to actually have that conversation, but we're here, we're here to help. We're here to get you through the process. Mm-hmm you know, I always joke around a little bit that going through the preapproval process is kind of like me coming over to your house and unannounced and opening up your underwear drawer and just going through it. Right. Yep. Whatever I find is what I find. But, but my job is yes. I find I may find something, but how do we work it into the scenario and how do we get past it if I do find it right. And that's my job, my job is to advise you on how to move past any issues that there may be. If we can't, now, there may be some issues we can't move past right now. but you need to know that before you drop 5k and due diligence and lose it. Absolutely. You need that 5k and due diligence for six months or a year from now when you can buy. Right. Right. So don't be afraid to talk to us. There. There is nothing we haven't seen. Like right. We're kinda like a financial doctor. We have seen it all. We have heard it all. You are not gonna shock and surprise us. Mm-hmm no, no, no. Ma'am we are, we are, we have seen enough yes. Well, what we need to do and, and again, we just need to make sure that folks understand that this is pre-work it's yes. It's not necessarily homework. Okay. It's pre-work because these are the things that we wanna see up front and. Protect you financially. Yes, absolutely. So do talk to your loan officer, do get preapproved. Don't open new accounts. right. Don't hide stuff from us for the love of God, please don't hide stuff. So those are the big takeaways here. So we, we are absolutely here to help you. And if you guys have any questions whatsoever about getting started in the process, we're gonna have all of our contact information listed below. For you to reach out to us and answer any questions that you might have. Jeff is North Carolina area, um, specifically Greensboro triad, and I'm currently licensed in North Carolina, Georgia, and Virginia. So I'm happy to help him through those areas. Fantastic. Fantastic. Yes. So folks, if you have not yet, and you are interested. In the home buying process, please reach out, um, and, and, and get started on, you know, if anything, the pre-qual information then move up into the preapproval information, uh, a preapproval step. And, and then if we can keep moving it to the commitment letter, um, and the underwriting status, and that would be again, Uh, the best place that you could be once you get into, you know, uh, a realtor's car, um, or if you're out there looking for new homes now. Absolutely. Well, I think we have just about covered all, any last minute details that we need to wrap up or no, I don't think so. At this point, other than, you know, again, the market is still cruising at a, at a great rate. Um, rapid rate, I should say. Homes are still moving. Uh, equity is still growing. So we need to go ahead and make sure that you folks are in the right position to get that house when you're ready to get that house. Absolutely. So we'll see you guys, hopefully in about a week, we are gonna come on and talk about getting started with your real estate agent, what you need to know about picking an agent and why it's important to commit to that agent. So thank absolutely. Yeah, absolutely. Thank you guys for hanging in there and we'll see you next show. See you next time.