The accurate mortgage and Realty show is sponsored by academic mortgage and equal housing lender and[inaudible] and academic Realty advisors, which is a separate company from, but still affiliated with accurate mortgage.
Speaker 2:Welcome to the Acushnet mortgage and real to show getting you inside information on buying, selling, and financing your home with expert advice, but accurate mortgage and Realty. And now here's Brian and David Wickers. Well, good morning and welcome to the active mortgage and Realty show. I'm Brian, the majority owner of acronymed mortgage.
Speaker 1:So Jan, back in at Realty advisors, along with my one and only son David Wickford, who is our chief client experience officer at Econet mortgage. If you've got a question or comment you can call or text us on the academic mortgage talk and text line, which is(855) 616-1620. You can also grab a podcast of today's show or any of our past shows wherever you normally get your podcasts. All right. So David wants tell a success story to start out the show, a continuation of a story that we started last week. And, uh, in case you weren't listening, this is the story of some clients who weren't really looking, you know, they were kind of casually looking sure to keeping track of some websites and all of a sudden, bam on the website comes what turns out to be their dream home, uh, listed around$700,000. And so I get the email as the interesting that we didn't mention this last week. Uh, this is a past client of ours, but about a month or six weeks ago, their initial inquiry was, can you help my son buy his first home? And so we kind of got going with a rock solid. Pre-approval got that a home buyer hooked up with a good real estate agent that has not born any fruit yet, but now it's like the parents, all of a sudden, like, you know, we found a real home. And so can you help us by said dream home for about$700,000 without selling our Wallatosa home first? Okay. So they're hip they're smart. They know that they can't write an offer that says I'll buy your home as soon as I'm done selling mine, even if it's in a market. Yeah. I was going to say even at a higher purchase price, uh, especially, maybe especially at a higher purchase price. Yeah. So, so the question is how, how can we help you do that? Well fact number one is we knew we wanted to limit our mortgage on the$700,000 property to the Fannie Mae Freddie Mac limit, which is currently$548,250. And the reason was our otherwise very well qualified buyer happened to have a medical collection, which traps your credit score by 50 to a hundred points automatically. So we're a little bit honors 700, which means it's problematic for a jumble loan. Um, so, so we know we want to get to that five 48. That means they need about$152,000 for down payment and closing costs. So right away in the first conversation we always ask, well, how are you situated for money for the down payment? And the answer is, well, you got about 40 grand in non-retirement savings, but I have this$150,000 inherited IRA that I'm willing to crack open to make this happen because this is our dream home. So it didn't take too long for me to get the calculator out and say, you know, if you take a hundred grand out of that, IRA, what happens? David?
Speaker 3:You get to pay taxes. As you said last week to both uncle Joe and uncle Tony,
Speaker 1:That's right. You get to pay. And in fact, in this borrowers tax bracket, at least 31%. So if you just withdraw a hundred thousand, you know, in may for your down payment, you weren't going to have a$31,000 income tax bill in 2022, when you do your taxes. So you got to remember that. And if you then go to take the money out of the IRA to pay the taxes, guess what you have to take a 44,$45,000 extra to pay the$31,000 tax bill, because you got to take taxes out on that money too. So that'd basically wipe out the IRA. So it didn't take me long to explain that to the home buyer and for him to agree. Yeah, let's not touch that money. So then we opened up our magic, you know, bag, bag of tricks, and we say, let's lend you some money on your existing Wauwatosa home. Great. We can liberate$85,000 of equity there, but then we're still short by about 70 grand. So, aha. We're going to make you a simultaneous home equity line of credit on the new home. So we put together this whole rock solid, guaranteed premium. Oh, by the way, I get a preapproval signed off on by our bridge loan partner. Okay, cool. All within the first week, this started on Monday, March 29th. By Friday, I had a pre-approval from the bridge loan lender on the old Tulsa home, not subject even to an appraisal because we got an automated valuation hit that worked. So it's like, great. I've got this really solid pre-approval on the bridge loan. I've got our rock solid pre-approval and again, we did have to ask the borrower who is very motivated, Hey, please upload your last two years of W2's bank statements for the last two months and a recent pay stub. Oh. And your homeowners insurance, uh, declarations page. So we know how much you're paying for homeowners and we've got to do all that. Why David? You got to come in.
Speaker 3:Well, I was going to say, because we're about to come up on the break here and I'm gonna throw you a softball, but, but dad, I thought I could do all of this while I'm standing in the living room of the$700,000 house. You're saying that there's hope there's more to this. I can't just punch it out on my phone during the big football game.
Speaker 1:That is correct. All right. We'll give you the rest of this happy ending. When we come back from our first break, you're listening to the accurate mortgage and Realty show on am six 20. WTMJ
Speaker 2:Pull mine advice from my guys who know it best. This is the accurate mortgage and Realty show with Brian on devotee TMJ 1999. The year that we happen to have it started good old acronym mortgage.
Speaker 1:And, uh, so we're telling a success story here in this ultra tight market of a client who within the space of a week, we were able to get them rock solid pre-approved for their accurate mortgage first mortgage, and also a solidly pre-approved for a bridge loan on their existing Wallatosa home. And pre-approved for a simultaneous home equity line of credit on the house that they were going to buy for 700 grand. So get the total package. Then it comes down to crafting the preapproval letter and, and working with the client and they're a buyer's agent. And so what we decided together to do at my suggestion was even though this place is listed for 700 and they were thinking about coming in just a few thousand dollars higher, cause wouldn't, you know, they find out there's going to be a competing offer. Even though this place has been on the market for 30 days, they find out now jazz, we're about to write our offer. Somebody else is going to write the offer their offer. So that's why they decided to go a little bit above asking instead of making my rock solid preapproval contingent upon that simultaneous home equity line of credit, because I knew and had verified. He had that IRA. I knew I could use that money. And so to make the offer clean cause folks, the name of the game in today's market as a buyer is to make a clear and convincing offer to the home seller with the least number of possible objections or things that could go wrong. So we're ticking them off. Hey, we got the rock solid guaranteed. Pre-approval on the first mortgage on the new home, we got the pre-approval on the bridge loan that doesn't require an appraisal. So we're removing uncertainty. Then we decide we're not going to talk about the home equity line of credit that we're going to do on the new house, because we've got a backup plan that we've verified. So that's clean, they're making a$548,000 mortgage contingency. That's a gob of equity,$152,000 and much to their delight. And my delight on Monday, April 5th, they got their accepted offer. Bam, bam. They were so tickled, uh, that, uh, they texted me a very nice, uh, text about how grateful they were. And, and this is the kind of planning and, and the tools you just can't go to your bank and deal with your average loan officer and, and get this kind of crafting of how to write a winning offer, uh, and succeed. So we're very happy about that outcome. Um, now we're doing this all the time and I don't get to do everybody's loan. I don't have time to do that, but all of our, our craft brewers and how many long consultants do we have no David about. Yeah. Yeah. They are all gifted and know these, um, tricks and, and they're not tricks they're techniques, I guess, ways to solve problems,
Speaker 3:The magic tricks last week. But, uh, but that's maybe that's just you and me on air, so yeah.
Speaker 1:Yeah. But, but then even you, you know, no matter who you're working with on the, I can a team, they can always call in the head, magician me, uh, for a consult. So, um, the name of the game though, is giving people wiggle room on the appraisal. And so David, you've got a story about somebody who did that.
Speaker 3:Well, I was going to ask, did they, so, but just to put a bow on your story, did they offer any wiggle room? Like, was this home, you know, listed at$700,000? Was that frothy or are they giving anything?
Speaker 1:I thought everybody thought that the asking price was reasonable or better than reasonable and the house needed some updates or work. Okay. So they tell everybody the buyer and their agent that this house is well-priced. So nobody seems to be worried about the appraisal coming in. And so they, they wrote it with the standard Wisconsin offered to purchase a appraisal contingency, which says, Hey, uh, the house has to appraise for what we, what we wrote the offer for. And if it comes in lower, this is a little new variation. If it comes in lower, you, Mr. Seller has the right to lower the price to the appraised value. And don't forget folks, and this is critical to David's upcoming story and the surprises, a lot of first-time home buyers, whenever we're doing, getting an appraisal done for a purchase transaction, the appraiser gets a copy of the offer to purchase, including what the sales price is. So now we're going to tell you a story about another buyer who got their offer accepted, gave them, I think how much$15,000 in appraisal wiggle room. We'll tell you what happened, what is happening right now in that transaction? When we come back, you're listening to the academic mortgage and Realty show on the biggest stick in the state am six 20. WTMJ
Speaker 2:Getting you into the home of your dreams. Here's more of an accurate mortgage and Realty show with Brian Wicker. WTMJ now right. We're telling stories here about, uh,
Speaker 1:Wires are competing in today's listing starved world and, and David, you have knowledge of a client of ours who succeeded in getting their offer accepted. And now we're at the point where the rubber hits the road. They did give some appraisal wiggle room, give us the scoop.
Speaker 3:It did well. Well, and so I'm glad when we're telling stories, I mean, we're telling the success stories, not just a bemoaning, the immuno the amount of listings. So, um, the, uh, folks who had one on this offer, the home was listed in Waukesha County and the five twenties. And they wrote an offer and one in the five fifties. And so that's what it takes,
Speaker 1:How, how much exactly over was their offer,
Speaker 3:Their offer price. There was$31,000 over the list price. Okay. Got it. What it took to win. And, and so cause, cause, um, we've, we've heard some examples of I'm sure that was their no regrets offer is the term that we've, uh, heard people using the no regrets offer. And so they want, which was fantastic. But, and so now we go to getting the appraisal done. And even as you said, before, the break on a purchase, the appraiser gets a copy of the contract. Uh, so they know both, they, they know two numbers, what it was listed for and then also what the buyer and seller agree to sell it for. And so, uh, appraisers are human beings. They don't want to, I'm going to say ruin someone's chance to buy a home. And so unfortunately, in this case, the appraiser brought the value back, their independent appraisal back at$3,000 above the list price, or to say it another way about$25,000 below what the buyer and seller had agreed to for price, which kind of stinks. You know, when, when you, as a buyer have to
Speaker 1:Appraisers have to follow their recipe, they, they cannot, um, they, they, they can't, they, they have a certain rubric. And, and I think a lot of times sellers are thinking, well, there's this one house that sold across the street. And so I'm pegging it to that, which is fine. But the appraiser's job is to find three closed comparable sales. And as you pointed, I think you pointed out, you got to have one that's underneath the accepted offer price and one that's above that's called bracketing. And, and so you can't just hang your hat out of one closed sale now. Um, so, so just know that the appraisers, the cat's out of the bag, they know what the price is, and they'll try because you know what appraising, isn't the exact right? It's an estimate. And so if, if they're within spitting distance of the price that the buyer and seller agreed upon, great. But I think this is a good example, David, of where the just couldn't get there with the numbers, the data did not support it. So now, did you already talk about how much wiggle room our client gave?
Speaker 3:No. So that was going to be my next thing. So, so these, so our wisely upon consulting with their senior loan consultant, Jason Webber at Acushnet had given that wiggle room that we've talked about for weeks and months, they said, Hey, seller. And if the home appraises for up to$15,000 below what we said, we'd buy your house for no problem. We'll cover the difference. Competence. Yes. Oh, it's a huge competence because even to your point, you know, sellers, Hey, my neighbor sold for this. So my house is worth that I think, um, is it that sellers realize what, especially in a bidding war, I think as this home in, in Waukesha County was I'm sure sellers are like, wow, I never thought I'd get this from my house. And so giving that room, uh, matters.
Speaker 1:And I remember when I was helping last year, uh, Tim and grace sell their home and TOSA, we didn't take the highest offer. Right. Because it didn't give us any wiggle room on the appraisal. So that's like, that's a false high. And so instead we took a false high, like that a false ceiling. So, so instead we took the, um, second highest bid because it gave us more wiggle room on the appraisal, you know, cause it's like, even I'm skeptical of what this house is worth. So now we're about, it sounds like from this story, David we're about 10 grand apart or the buyer and the seller are about 10 grand apart. Is that above roughly?
Speaker 3:We, uh, we, and so we think we've got a game plan because I don't think the buyer thinks the seller is going to budge, but the buyer does have some other assets they might be able to tap into.
Speaker 1:Hey, and as it so happens, Isaac just whispered in my ear, our happy buyer is on hold. So we'll get his real perspective, uh, coming up right after the news. And right now it's time to hand it over to the 24 hour news desk. Don't break the bank to get into a house back to the accurate ed mortgage and Realty show with Brian Wicker on WTMJ. Hey, we were just telling, talking about before the news, um, a client that we're helping try to be calm. A winner has got an accepted offer and a bid over the asking price by about$31,000. We don't wanna give away too many details. Um, we're not going to use last names or anything like that, or, you know, property location, uh, but he's happens to be a radio show listener. So welcome to the academic mortgage and Realty show. Patrick, I got a question for you right away. How many properties have you written offers on so far in your home search?
Speaker 4:Good morning, Brian and David. And that was exactly, um, what I w why I wanted to call in and just, uh, give my, you know, for lack of a better term testimonial, because this was actually the fourth offer that we had written and it's, you know, we've been outbid at every turn. Um, we're in a post documentary period, so, you know, we're kind of under the gun, but, um, you know, that's, that's not the, when you finally get the house and you think you got the house and then you get a curve ball, or, you know, David put it on the phone the other day, a ball in the dirt, right. Um, it's a gut punch. It's a huge, huge gut punch. Um, you know, and we got the, we got the appraisal back at close of business on a weekday. And, um, you know, David was kind enough to, you know, Jason was indisposed, he set up, uh, some time with David and he, he got on the phone with me immediately gave me about a half hour, um, and really talked me through the options we have, um, you know, ways we can make this work. Um, and by the time I got off the phone with him, you know, a lot of that stress and worry and just sick feeling was, was gone. And, you know, I don't think I, I, I don't think I could have found that, you know, like you said, working through, you know, your average everyday loan consultant, and this is actually my second experience, um, working with unit and I'm even more pleased this time around than I was the last time. So I just wanted to call up.
Speaker 1:I've got another question for you all. I appreciate. Thank you so much for the unrehearsed. Uh, Colin, Hey, I got a question for you though. Are you going to try to get the sellers to come down in their price?
Speaker 4:Um, you know, that's, it's something that, um, you know, our, our realtor is speaking to their realtor obviously. And, um, you know, we're gonna, you know, we had terms that were agreed upon when they accepted our offer. Again, it wasn't the highest offer, but maybe it was the wiggle room that we gave them on the appraisal that, you know, made us stand out. But bottom line is we have the go ahead.
Speaker 1:I was going to say, my thought on that is asking is for free, right? And, and I'm just reading between the lines, the reason they accepted your offer is because of the appraisal wiggle room they gave. So they kind of pre accepted if you will, the asking price plus your 15,000 wiggle room, you know, so maybe if it goes somewhere between, maybe that'll save you five grand and they give up five grand and everybody's happy. Cause I don't think anybody really wants to go back on the market, you know?
Speaker 4:Right, right. And, you know, we certainly don't want to have to go back out and start the search process all over again, you know, and go over for, um, Oh my God.
Speaker 1:All together.
Speaker 4:Right. And I mean, this is, you know, it's not to be able to not only find a home that meets our needs, but find a home that we're in love with and, you know, to win that, that bidding war, um, and then kind of had the carpet pulled out from under you, but then to be able to talk to someone like David and, you know, after that Jason, and, and be able to find out that there are ways that we can make the ends meet, you know, wherever meeting point ends up being, um, you know, we're very confident that that we're still going to be able to go through this offer. So
Speaker 1:Right. It's, it's not like it was, you know, two, three, four email, maybe it's even farther back five years ago when people, when buyers felt like they had to get a deal, you know, or back in two, 2000, this is a totally different market where it's kinda not at any expense, but you know, you just want to get in that house. So congratulations on selling your home. David, you gotta come in.
Speaker 3:I was, well, I was just going to say to a point that you made just now, but that we've made in previous weeks, sellers also don't want to start over. And I think that's worth remembering that cause because an agent would relay to the sellers like, Hey, I don't think the home miraculously, imagine if, if things fell apart this time around and they're not going to, you'd be starting over with a new buyer, but the data's probably the same. And so there's a second kick if it can. Yeah. Isn't going to somehow miraculously be different. The data is going to be the same, that drives the appraised value. So in Patrick's case, it's like, okay, we're all at the table and let's find an equitable middle ground. Right. Because there's no sense
Speaker 1:To make this happen. All right. Well, we'll, uh, we'll tell another SQL about your story. Maybe a next Sunday show Patrick. Congratulations. And thanks for calling in today. All right. You are listening to the academic mortgage and Realty show on am six 20, WTMJ
Speaker 2:Important home buying questions and answers you can count on. This is the accurate mortgage and Realty show with Brian Wicker on WTMJ. Alright. We want to thank Patrick once again for calling in unrehearsed and talking about what
Speaker 1:It's like to be a first time or not a first time a move up buyer. So it's not to be like he had his home sold and is now in that post occupancies thing where, Hey, I can live in my old house for 60 days, but then I gotta be out. So, um, uh, the other kind of, we can talk about this scenario all day. Uh, but I got one other customer, a little tighter maybe in terms of making it all work also has a home to sell in TOSA kind of in, we don't know exactly like the 300 range. So
Speaker 3:I think key, key to that story though, is they have not put the for sale sign in their yard, unlike Patrick, absolutely critical. So it sounded like he would move twice if he had to because they sold their house.
Speaker 1:Yeah. Good, good, good point. Good point. So, um, so in this particular case, uh, they definitely don't want to move twice. They've said that's like key, uh, because of their family situation. So then the other couple of facts are they, they want to sell and TOSA, you know, buy a bigger home for their growing family. And you know, they're hearing all these stories or they're talking to friends or they're very excellent buyer's agent, you know, you got places that are going for 10% over asking. And so I got a voicemail cause cause the next step in this, uh, home buyer's journey was to fork over the$450 to get their existing home in TOSA, uh, praised by our bridge lender, buddy. Okay. Sure. And the reason is so the bridge lenders, like, okay, we can do an automated valuation model AVM, but that came in at two 89. Their, the, their soon to be listing agent feels very confident that this house should appraise out for at least 300. Well, that 11 grand is critical, right? Because these people, every dollar counts. And then what we actually are thinking about doing is a bridge loan up to 80% of the value and then possibly a second bridge loan. So I wrote them an email back and, and what every, what his asked was, are we going to win anyway? Why should maybe I shouldn't spend this$450 because there's no hope, but that was essentially the voicemail that he left me this week. Is it really worth going ahead with this$450 expense because got in front of the stories I'm hearing, you know, we're not going to win anyway. Well, yeah, what I was able to do and I've kind of modified our or illustration software so that we can show a specific home shopper, Hey, you can afford. So this is what I lined up. We can afford. You can afford to write an offer at three 90 and have it appraise at three 60. You can afford to do that. All right. And you would call it, you would have to come out of pocket with about$54,000. You know, that's at a three 90 price range. Well, you know what? You can also afford a four Oh five purchase price with an appraisal as low as three 75. And how can we afford that one? Well, I assumed in that one that the property taxes were lower. Everybody wants to know is how much home can I afford. But really the answer that we have to give is what's your maximum house payment, including principal and interest, property taxes, homeowners, insurance, and private mortgage insurance. We're really, pre-approving people for a maximum monthly payment on their home, on their new homes. And then this flows into the idea though, but if you're going to get a bridge loan, like we're going to give these folks, they got to afford both at the same time. Yes. And then your so, so we've established, that's your maximum number before we run out of income, the other precious resource is down payment. So then I showed them a third one and I said, if we get lucky and we're able to do the double bridge loan and get you like$72,000 of cash, you can afford a four 25 purchase price. And it only has to approve appraise out at 400. Cause it's all the same payment in all these scenarios. So in this case, it's going to take another 25 grand of cash to make that deal with a wiggle room happen. The point of it is hard to describe on the radio, but we have modified our online and it's a private online, uh, tool that our loan consultants use so that we can show home buyers exactly what happens if they overbid for a home. And the appraisal comes in low because this is the game, right? This is the 2021 home buying season game. How much over asking price can I afford and still have the appraisal come in short, give that wiggle room. What does that mean to me in dollars and cents, we can help you understand that so you can make your very best no regrets offer. All right, when we come back, uh, from this last break of the show, I've got a refi story, a person we helped a retired woman who we helped two years ago by her condo here in Southeastern Wisconsin, or she could be closer to her kids and grandkids. And she left me a message on Friday. Hey, should I refinance? I'll tell you how I answered that. When we come back, you're listening to the academic mortgage and Realty show on am six 20 WTMJ WTMJ W2, 77 CV and w KTI HD to Milwaukee from the annex wealth management studio. This is news radio. WTMJ
Speaker 2:A place to call home without the headache. This is the accurate mortgage in wheel to show with Brian Wickers on w T M J. So you've been talking a lot about
Speaker 1:Buying homes in this show so far, let's talk about refinancing one. We did help this particular retired client purchase a condominium in Waukesha County. Um, she had lived up North and sold their family home up there. Um, moved down to be closer to her, uh, kids and grandkids. And so two years ago, we got her a 3.9, 9% 30 year fixed rate on the condominium. And David, we had her put like 19 and a half percent down. Can you explain why we did that?
Speaker 3:Uh, 20% down, uh, you are not required to have mortgage insurance, but at 19 and a half percent down, there's this thin layer of safety for the ultimate, you know, servicer or a mortgage company that might collect a monthly payment, the owner. Okay. And so that, that thin layer of insurance, private mortgage insurance makes that loan more attractive rather than 20%. And so I think what you're about to tell me is she's paid, uh, she nibble tens of dollars in PMI, but her rate probably was way better than if she put 20% down a counter intuitive game plan. But I bet we saved her some coin by doing it.
Speaker 1:Yes, yes we did. Two years ago. We did that for sure. And the other factor was her credit score was just to here under seven 20, and then with a condominium until you get to 25% down, there is a pricing penalty, unless you qualify for Fannie Mae's fantastic home ready program. Yes. Which she did. And that's based on whether or not you make 80% of the area, median income. So being a retired person on a fixed income, she doesn't have a lot of income, but she has enough to afford this condo. So we were able to get her the absolute best turn. And by the way, she was paying 28 bucks a month in PMI, but it was so much better than her just putting the 20% down. All right. So a long story short now along she comes two years ago, she remembers she's at 3.99 in her question on her voicemail to me on Friday was, should I be refinancing? So I took out my super-duper XL spreadsheet that all of our loan consultants use. And I looked at what her loan balance was and what our property taxes were and all that happy stuff. And I shot her an email and her daughter who's her real estate agent by the way. And I gave her three options. I said, do you want, you know, I could give you 2.99, and I'll bet you a dollar that she's going to say, that's what she wants. But that comes with$3,164 of loan costs in today's world. Or I can give you three and a quarter, Oh, by the way, that would lower a payment, 112 bucks. I can give her three and a quarter with an APR of 3.27. And that would cost her the regular closing costs. This assumes we need an appraisal of 1,234 bucks that lowers her payment by$93. Or the thing I'm going to recommend is, and this again is counterintuitive 3.375 as an APR of 3.39. And this will allow us to pay file$700 of her loan costs. Reducing her loan costs to just$534. And by having her bring money to the closing two, to pay for the month of interest that she's going to skip and the taxes and or closing costs, I'm going to save her$99 a month. So the upshot of this is I laid out 2.9, nine three and a quarter 3.375. It turns out in my humble opinion, the best one of those is the highest rate cause it has the lowest cost. And I can, when I talk to him and I say, you know what, for$534, I can lower your payment,$99 or that's$1,200 a year. So you're gonna make
Speaker 3:Tell that to someone who's retired on a fixed income, it's like, you can lower my payment, a hundred dollars. I just got in my car and I'm driving. Tell me where you need me to go. Cause I would like to do this game plan please.
Speaker 1:Well, and, and now, now there are some people that are gonna object. Well, no, I want, I want to, I don't want to, restretch my loan back out to 30. And then my retort is going to be, you know, you're 74 years old, right? Enjoy the a hundred dollars a month. The only people that are going to enjoy the extra equity in your home are your heirs. So live a little that's my advice to retired people is exactly what you said.
Speaker 3:Also just started to make a point as Americans, uh, age and, and live longer, uh, acting it, whether you are 25, 55 or 85, you qualify, or you can receive a 30 year fixed rate mortgage, w there's no age limit, age limit, which is a question we get from time to time. It was like I'm 81. Really? You can give me a 30 year fixed. Absolutely.
Speaker 1:That's right. We're not really counting on you living to 111. We're just counting on your errors. You know, being able to liquidate the real estate upon your passing and pay off the mortgage. And that does happen. But yeah, there is age discrimination is illegal when it comes to mortgage lending and your rate, a lot of people are super surprised to learn that they think there'll be somehow I have to do an actuarial estimate of your lifespan, not the case. All right. So on today's show, we talked a lot about how tight the market is, but also how with some persistence, remember our call in our one call and during today's show was the fellow who we helped get an accepted offer. After four unsuccessful attempts, we helped them get aggressive enough. We've got the tools to help you understand, uh, what the financial consequences are or are not of overpaying. Uh, and you know, with very specifics of, uh, in terms of how much are you overpaying. And that really puts you in a position to make that no regrets offer rates are still plenty low folks. And you've got a ton of equity in your home, probably more than you realize. So it's a great time to tap equity in your home for a remodel or some other worthwhile costs. And if you want to get started, uh, to find out what you can afford in terms of buying for the rock, solid guaranteed pre-approval or, uh, no social security number required, refi checkup, all you gotta do is click on that blue button. And I can add to account you've been listening to the accurate mortgage in Realty show on a Wisconsin's radio station am six 20 WTMJ. The proceeding was a paid program. Advice and opinions expressed during the accurate mortgage and Realty show are solely that of the hosts or guests of academic mortgage and accurate Realty advisors and not WTMJ radio or good karma brands, Milwaukee LLC,