The Accunet Mortgage and Realty Show

The Accunet Mortgage and Realty Show 5-9-2021

May 10, 2021 Accunet Mortgage
The Accunet Mortgage and Realty Show
The Accunet Mortgage and Realty Show 5-9-2021
Show Notes Transcript

This Week’s Highlights:

  • Good and bad news for mortgage rates and the economy
  • Potential headaches after your offer is accepted
  • The pros and cons of gray market sales
Speaker 1:

The acronym mortgage and Realty show is sponsored by academic mortgage and equal housing lender and MLS 82 five five three six eight and accident Realty advisors, which is a separate company from, but still affiliated with accurate mortgage.

Speaker 2:

Welcome to the accurate 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 wakers. Alright, I'm Brian Wicker, the majority owner of vacuum mortgage, and[inaudible]

Speaker 1:

Advisers along with my son, David, who is our chief client experience officer of academic mortgage had good morning, David. And do you want to say happy mother's day to anyone personally,

Speaker 3:

Of course, uh, uh, happy mother's day to my mom, happy grandmother's day, uh, to grandma Marge and a happy mother's day to be to my wife as well. So

Speaker 1:

There you go. Good job. Mom's coming over with the siblings for a mother's day brunch here in just a little bit after the show. So if you've got a question or a comment you can call or text us on the acronym, mortgage talk and text line wish is toll free. By the way,(855) 616-1620. You can also grab a podcast of today's show or any other past show wherever you normally get your podcasts. All right. Well, in general, it was a good week for mortgage rates. And I got to say, I was a little surprised or maybe to say it another way. I was a little worried about the jobs report that came out on Friday because the consensus forecast was that the economy would have created 1 million new jobs. And of course, good economic news is generally the enemy of interest rates. And so what did we learn instead, David,

Speaker 3:

We learned that in the month of April, the U S economy created 266,000. So, uh, what's that about say almost 75% less than we were all hoping for on the month of April. And, uh, the unemployment rate ticked up a little bit to 6.1, but as we were reviewing before the show kinda even comparing now, year-over-year Hey, uh, you said this last week, when you were, you are going to create your false headline compared to last year, it's so much better. Well that's because last year was in the teeth of lockdown. So there's still 4.1 million people not working compared to pre COVID February of 2020. I saw a lot of people. That's a lot,

Speaker 1:

That's a lot of people. And, and so what's also surprising. Uh, and the reason why we're talking about the jobs report is because people need jobs to buy homes. And it also has an influence on interest rates because what we have to remember is that right now interest rates are artificially low because our friends at the federal reserve are actively keeping mortgage rates lower than they normally would be by purchasing Oh, about five or$6 billion a day, every day of bundled up mortgages. And so when you have this big gorilla appetite, I'll buy some of those, I'll buy some of those on something that bears an interest rate, it keeps the interest rate down. Um, and so the question is when will the economy be healed up enough for the, uh, federal reserve to remove that artificial support? And, uh, and when they do the mortgage rates will go up, um, and of course, Fannie Freddie and the mortgage bankers association, as we talked about a couple of weeks ago, see that happening this summer fall by the end of the year. Uh, and so the current window of opportunity, um, to refire by is excellent. Um, here's what I had David for a$250,000 30 year fixed rate with 20% equity and all the other rights stuff, uh, to purchase a home Acushnet could provide a 2.99% rate as of the close of business on Friday, not just with no points, but we could afford to pick up all of your closing costs too, which are just 1,234 bucks. But now remember Fannie and Freddie charge a different rate if you're refinancing or they make us charge a different rate because they don't pay as much for those loans. So, uh, on a regular rate and term refinance, meaning you're not really pulling any cash out, just refinancing the balance you have with 20% equity and all the other rights stuff, two nine, nine with no points, but then you would have to pay the$1,234 of costs and door number three would be taking cash out at$250,000. If you still wanted that trophy rate, you'd have to pay the regular closing costs plus one and an eighth points. And then what you'd probably do instead is take a higher rate, like three and a quarter. All right. So rates are still great. And the window of opportunity to refinance is open. All right, what I want to talk about next is a phenomenon of what I'm calling or others are calling off market sales. This is where buyers and sellers are finding each other without a property being listed on Zillow or MLS or anything else. And so we're going to talk next on the show in the next segment with a happy home buyer, a multi-time Econet client who just closed on Friday on an off-market home. Uh, but didn't close with them.

Speaker 2:

Some high anxiety in drama,

Speaker 1:

The way that ultimately, uh, reinforces I think the advantages of Accurate's business model. So we're going to talk with Josh Radomski when we come back, you're listening to the accident mortgage and Realty show on am six 20 WTMJ

Speaker 2:

Homeline advice from the guys who know it best. This is the accurate

Speaker 1:

Mortgage and Realty show with Brian Wichert on WTMJ. All right. Well, we would like to welcome to the show, our five time client longtime listener to the show, but first time, caller Josh Radomski now Josh and full disclosure. I did give you some accurate swag on Friday at your closing for volunteering to come on the show. So I guess that is you wearing the acronym golf shirt.

Speaker 4:

Uh, I am right now.

Speaker 1:

All right. And do you want to all good? You look so good. I knew you had look at it. I'm wearing mine too. Do you want to wish anybody a happy mother's day here?

Speaker 4:

I would like to wish my mom a happy mother's day, as well as my beautiful wife, Heather.

Speaker 1:

All right. So Josh closed on their fifth lawn and his wife can at this last Friday after first becoming clients, Josh, I looked it up back in 2013. And so our current 2021 story begins on February one. When you contacted our senior loan consultant, Aaron, our true to get going on a rock solid guaranteed pre-approval, which occurred. You're a card carrying member, cause you've had those before. And I want to ask you first, where were you in the home buying process at that point in early February? And what was motivating you to sell your existing home and buy a new one?

Speaker 4:

Well, we were kind of just in the process of kind of looking around at that point, but knowing that if we found one that we liked, we needed a preapproval and working with you guys in the past you're rock solid preapproval is definitely something that is, uh, good to show, uh, future sellers. Uh, so we were kind of looking around, we kinda interested in moving, just due to, uh, wanting to get into a more kid-friendly neighborhood than we currently are and a little further away from the expressway. So we picked out a P walkie Brookfield, kind of a couple of different areas that we had looked in. Uh, and that was where we started our home search.

Speaker 1:

Now in another character, in our story here is the veteran real estate agent, Kathy wit from first Weber, who you engaged as your buyer's agent, what did she have to do? What did she do to find the home that you now are calling your own?

Speaker 4:

Well, first off she toured a lot of homes and put in a couple of offers that were essentially eventually denied due to getting outbid. So my wife had picked out a certain subdivision in Pewaukee that would fit all of our needs. So our real estate agent Kathy had sent a letter to every single resident in that neighborhood. And lo and behold one resident was in the process of moving out to Utah and was going to put their house on sale. And they contacted Cathy, got us in for a showing. We liked the house and then we were able to settle with them with all that going on in the market. So that's, this

Speaker 1:

Is a growing phenomenon. And so a kudos to Cathy wood from first Weber for, you know, applying the old elbow grease in this case with, you know, this letter writing campaign and in talking with other agents and people, it just seems like there is a growing group of sellers who like, don't really like the idea of the frenzy. I'm going to call it of, you know, going on the market and then having 40 people tramp through your house and, you know, getting 15 offers. And it's like, you know, what, if I can just find somebody who can make this easy for me, you know, they're, they're interested in doing that. So lucky for you, Kathy helped you find that person. And, uh, looking back in our record, you got your accepted offer on March 22nd, you apply it on the 23rd with Aaron and we got you hooked up with a 5% down 30 or fixed rate at 3% with no points and accurate paying all of your costs. Just like I mentioned, a few minutes ago. And that was all due to your rockstar credit rating of 785. So everything's looking pretty darn nice at that point. And now, by the way I mentioned, it's late March when we kind of get this property under contract, we had issued your rock solid, guaranteed. Pre-approval based on pay stubs and bank statements. And W2's back from January. Cause we issued your rock solid preapproval in February 4th. And we should also mention that we're able to do that without requiring that you sell your home. And so what that does for a home buyers like you is it makes your financial blood pressure artificially high because you're having to carry, uh, both mortgage payments at the same time for a short period of time. All right. So let's take a little bit of a break here and come back because then at the, toward the end of April, um, duties, a little change in income, uh, from when we first got started, the wheels came off the bus pretty badly. And so we're going to pick up the story after this break and tell you the next chapter of how it's important to be able to recover and to be persistent. We'll tell you the rest of the story. When we come back, you're listening to the accurate mortgage and Realty show on Wisconsin's radio station am six 20. WTMJ

Speaker 2:

Getting you into the home of your dreams. Here's more of the accurate ed mortgage and Realty show with Brian record on WTMJ. All right. So we're talking with a successful home buyer, Josh Radomski here on the last segment of this coming into the show, talking about it,

Speaker 1:

Hey, everything's going great. We're helping them buy their new home and pee Waukee and everything's going swimmingly. Um, because you were, we've got you pre-approved uh, without the sale of your home, we did need both your income and your wife. Heather's a part-time income. She works as a physical therapist in order to sustain that artificially high payment of carrying both mortgages at once. And so late in April, or maybe we'll start in the middle of April. We were starting to run into problems, uh, with the underwriting of the loan, because now we have updated pay stubs from March and they're showing Heather's income is less because she's kind of voluntarily chosen to work few hours, fewer hours than she had in the past in order to get your home ready for sale. And, um, we have your loan submitted to a Fannie Mae servicer for approval, and they actually rightfully ended up deciding that, Hmm, you know what Tandy me's Bible says that if you have declining part-time income, we can't use any of it. Oh my God. So now all of a sudden we're calling you up with the proverbial Apollo 13 Houston, we have a problem. Uh, we can't get your loan approved, uh, because you know, Heather has decided not to work as many hours, but don't panic yet because we have one of the things about our business model is we have more than one Fannie Mae, Freddie Mac servicer to place your lawn. And there's a nuance where actually Heather is guaranteed at least 16 hours. And so we're thinking we can play that card and probably still pull this out of the, out of the, uh, you know, loss column back into victory. We send your file over to, um, uh, Fannie Mae servicer number two, and they have a little practice of updating, uh, getting their own credit report. And here's where it really got complicated that new credit report showed some late payments for, uh,$11, three months in a row from PayPal. And that dropped your score from 785, Josh to six 77. So tell us how, how that felt,

Speaker 4:

Uh, that felt like we were got hit by a bomb. I remember the phone call with Aaron when we were informed of that. And pretty much both my wife and I just felt defeated and ready to give up at that point, you know, it was kinda, it was an awful feeling.

Speaker 1:

Yeah. And it, and that's when I got involved. So I'm the chief firefighter at Acushnet. And so that's when I got involved. I think it was a Monday, the last Monday of April. And we're putting our heads together because now this is a disaster recovery situation and folks the w to get an approval and all your rate and all this thing is a confluence of credit score and down payment. And when your credit score, and let's just the record show that that was a ridiculous result, but it is a fact that the FICO scoring over an$11 late payment that you didn't even know about craters your score over a hundred points and literally almost ruins your opportunity to purchase. But the great silver lining of this is we came up with a backup plan and the backup plan had to do with getting some gifts from a relative to help you put more money down, uh, so that we could get the automated underwriting system to issue in approval. Uh, despite the lower score at the same time we set about this was really on you guys to try to convince sync synchrony bank and PayPal, to correct your credit record and get those removed. And I want to say the hero of this story is you Josh and Heather, because you prevailed somewhat miraculously in getting synchrony bank to send you a letter that said what

Speaker 4:

It pretty much said that they were going to remove all of the derogatory information from our credit report. And I, I have to admit my wife, Heather did a lot of the heavy lifting on that one. She was very persistent on that.

Speaker 1:

Yup. And so once we got that letter, then Acushnet took that letter. We showed it to our credit Bureau and we were able to do a thing called a rapid rescore, um, which took about a day voila. All of a sudden your score is back up to seven 49. And the happy ending to this story is that we were able to go back to the original game plan or darn near original game plan and close this past Friday, uh, at two o'clock in the afternoon at 2.9, 9%, uh, with 5% down because originally we had to go like 10 or something like that to get it all, to work in that middle part. So we were able to prevail thanks to your persistence, good help from Kathy good help from Heather's parents and some creative planning. And the fact that we've got more than a one way to solve the puzzle. So congratulations on a land and a great rate and no points, no closing costs two 99 and achieving the purchase of your next home. Thanks for calling into the show, Josh. I really appreciate it. All right. Right now it's time for the news at the 24 hour newsroom, don't break the bank to get into a house back to the accurate ed mortgage and Realty show with Ryan Wichert on WTMJ. All right. So continue with the theme of off market properties, which I'm defining as, Hey, you're not listed on the MLS. You're not listed on Zillow. You're just kinda like, you know, I need to sell my house and maybe you tell your neighbors. Uh, we have, uh, one of our co that in Waukesha just mentioned it to four neighbors. And next thing you know, he's got an offer, Hey, I know somebody wants to live in our neighborhood. Boom. You know, or I suppose people are doing this maybe on Facebook or something like that. And we think the motivation here, at least the theme I'm sensing can, it's true. This next story is, there's a certain amount of what angst that comes along with putting your house on the market. Like, Oh, I got to do this stuff to get it ready. And then like a boiler

Speaker 3:

Pot of water. That's what it, or, yeah, there's a, there's a word that we're going to come up with that sellers

Speaker 1:

Just it's too much activity. It's inconvenience. It is an inconvenience and maybe a level of frenzy that it doesn't seem appealing. So this next story has to do with a relative of mine. Who's looking to sell their home and they've decided they're going to rent now. And, but they're new apartments under construction. So they think they can get an August one. Uh, but it's not a hundred percent sure. Cause I think the original date was like June or something. And then it got pushed to July and then, you know, not August. So, um, in talking with another relative, the coworker of yet the other relative over hears that relative number one is selling their home. They're like, man, we've been looking for months, probably seen at least 30 homes, you know, can we come take a look? So they come and take a look and they're like, this is awesome. So my relative now is expecting to get a whole, uh, offered a purchase at X dollar amount. And he's thinking there's no home sale contingency because they're first time buyers, there's no home inspection contingency. That's what they told me. There's going to be no appraisal contingency. And now it turns out another little twist is the buyer has been working with a real estate agent on successfully. And so thank goodness for the real estate. And she's like, Hey, I really would like to compensate, uh, the buyer's agent for all the hard work. So I'm going to write you an offer for five grand over what I really intend to, you know, what we agreed upon. And then you, Mr. Seller are going to take that extra five grand and pay my buyer's agency, um, fee for me. Okay. No skin off, no skin off our back. Right? Yup. Wait a minute. Except then much to the surprise of the seller. And I'm helping them as a relative. I'm not putting on my real estate brokers hat here. And in fact, I've got an attorney involved that we work with a lot because I'm not a party to the transaction, right. I'm just a relative. Uh, but I'm a smart relative cause they have my broker's license. And I was like, Oh, well look, the box for appraisal contingency is checked and they're offering no wiggle room on the appraisal. In other words, if the appraisal comes in one penny less, they did check the box that gives the seller the right to lower the price. But let's just say that, you know, the appraised value comes in 10 grand, less than the agreed upon price. Well, now my relative doesn't have the extra five grand right. To pay the buyers, see fee, right? It's going to come, it's going to come out of their proceeds. It's not, yeah, there's no extra. Now the extra has gone away and now you're taking it from my plate, not the excess. Right. So that's not contemplated in the offer then. Um, the other thing that, you know, uh, real estate professionals do, uh, when you do list with a real estate agent. So this is, I guess also a cautionary tale for, for sale by owner. Because I think without a relative in the business, they would've said, okay, and it looks good, right? Because normal human beings aren't versed in all the details of those kinds and offered to purchase for them. So in that Wisconsin offered a purchase form, which is standard. Um, you have to tell the buyers to tell the seller what's my financing going to be. And so they tell the, uh, seller, Hey, I'm going to put 20% down. Okay. And then, because they want a delayed closing, my, my relative wants to close in August. Um, they say, well, you know, and that happened to be 88 days away. So we don't want to give you the actual financing commitment letter until date 80, which is the right thing to do for the buyer. Correct wearable to do for my relative, because you are hanging out there waiting, waiting, you don't know what's going to happen. All right. So I'm going to give you a clue. We'll talk about this after this next break. One thing that I then said is a relative. You need to get a copy of a pre-approval letter, uh, on this buyer. So we'll tell you what happened next. When we come back, you're listening to the acronym, mortgage and Realty show on Wisconsin's radio station am six 20. WTMJ

Speaker 5:

Find a place to call home without the headache. This is the accurate mortgage and Realty show with Brian Wickers on WTMJ. Well, maybe without the headache is a stretch, you know, um, as the announcer says, we'll help you deal with the headaches. Uh, yeah.

Speaker 1:

That's sometimes. Yeah, that's right. I mean, we are the ibuprofen of the real estate, uh, problem solving. Yeah. The mortgage world. So we're talking about a off-market transaction for a relative of ours, actually, what I'm calling great. You're calling it the gray market. Okay. Black. Market's not the way market is gray, but anyway, the gray market, right. This is where people are kind of finding their own buyers without really advertising. Let's just call it word of mouth, you know, type of deal and their motivation, you know, rather than even listing for sale by owner and having this frenzy of, um, potential buyers and maybe multiple offers, this is just kind of easier. Right? I got this one person or some sort of a connection, you know, in this case it's a coworker of another relative and it seems like it's going to be easy. Well, but then in this particular case, it's not. Um, so we were at the point where it was like, okay, we got this offer. Uh, it says 20% down Scott, but it does have this appraisal contingency. So we do ask for a preapproval letter and get it. And lo and behold, I remember the offer was written with 20% down. And so now I reviewing this preapproval. It is what is the opposite of rock-solid David?

Speaker 3:

Um, sinking sand because answering him reference.

Speaker 1:

Yeah. This a pre-approval letter says this pre-approval is being given based on the information given to cornerstone. Oh, sorry. I didn't want to say the name on such and such a date regarding income assets and liabilities

Speaker 3:

Given to like said,

Speaker 1:

Right. Because to me, I read that and said, wait, you did, you didn't even check their credit. It says the information given to you good

Speaker 3:

Approval should also come with a lighter so that you can just light it on fire. Cause it's useless. It's based on what you told me,

Speaker 1:

It's subject to change or cancellation. If any of these circumstances change between pre-approval and actual final loan commitment. Well, yeah, that is horrible. And according to my friend and attorney and broker Pepin ban, there's so many pre-approvals are junk like this one. Oh. And by the way, this preapproval letter that they presented was for 5% down. So we said, yeah, yeah, exactly. I said, you know, so that's kinda poor practitioner ring, uh, perhaps by the real estate agent, it's like, don't you want to make sure that the offer you're writing with 20% down kind of matches with

Speaker 3:

Pessimistic, but it's just like, wow, you're a first time home buyer and you can put 20% down. That's awesome. I don't see a lot of those you'd think that would be, you know, thing, number one, like flag, well, not a flight, but like curiosity to turn it into something positive. Like if that is actually true, I need to sing that from the rooftop. When we go present this to the seller of the house that you're writing on with me.

Speaker 1:

Right. So, so we did ask and then quickly received, which was nice. Hey, can you please update that preapproval letter and say that, um, she, the buyer has enough to put 20% down plus closing costs plus prepaids and that you have verified, uh, the income and verified and verified credit and put it through an automated underwriting system. Now I'm not asking you to give a$2,000 guarantee, but I'm just asking, did you do all this stuff? And so we got that very quickly, which was nice except, Oh, that one was then for 10% down, not one that is less not 2010. And so we tried then and what was nice is we were kind of helping negotiate this via email. One suggestion that made that I think is going to help get this done is rather than waiting until August to close, let's close at the end of June, which would allow the buyer to lock in their interest rate right. At these low rates. And then the seller can simply rent back through August 2nd or whatever 60 and yeah, yeah, yeah. The maximum. Say that again, David, what's the maximum, somebody can rent back on it.

Speaker 3:

Primary 60 calendar days from your closing, not 61, 64 for you to call that a primary home.

Speaker 1:

So you cannot have a, uh, denim. Oh. Which is the rent back addendum that says, Hey, you're going to rent this back for 70 days. That is not allowed on a primary residence. The maximum is 60. So we'd be with, well within that. And now we'd like a little flexibility because we don't know if the apartment is going to be ready. Um, so this is now back in play, you know, we're, we're kind of figuring out, Hey, you know what that first offer you received was sorta not really accurate, not sorta, it was not accurate. And it had some has some problems, uh, that don't make it that clean layup. So hopefully we'll get this ironed out here, uh, early this week and have a successful off-market transaction. All right. Why don't we come back? I've got another story about, um, somebody looking to buy a property up North, plus I think we want to loop back on our story from Josh. We've got a couple of who was on at the beginning half of the show talking about his successful closing. I think there are some other wrap up items we could talk about there. You're listening to the acronym, mortgage and Realty show on am. Six 20 WTMJ

Speaker 2:

UTM J W2, 77, CV and WK T I D to Milwaukee from the annex wealth management studio. This is news radio WTMJ expert advice on buying a home. Here's more of the accurate mortgage and Realty show with Brian Wicker on WTMJ. All right. Have you say you had a comment about this saw off market market? Well, yeah,

Speaker 3:

So the gray market as I've declared is, um, so our family relative is the seller and its sellers. Uh, in that example, trying to create an experience that is less stressful, that is not the feeding frenzy for themselves. And so I think it's important for buyers to understand that they have no additional leverage if they happen to catch a fish in the gray market, because they found, you know, word of mouth. Awesome. But you, as a buyer, you don't have any more leverage just because it's not the frenzy because as an, as an ultimate backup, if our relative and your story, let's say they can't come, you know, pull this together with the first buyer, their gray market transaction, they can still go stick a for sale sign in their yard. And yes, they'll have to deal with what may be a frenzy, but they'll still have a buyer ready, willing, and able to offer them probably whatever price they want or near that. And so I just don't think

Speaker 1:

Five rule terms like appraisal wiggle room, you know, that is still a, the queen of clubs that is still the most powerful thing in today's inventory. Starved market is saying, Hey, I'm going to pay you two 60 for that house. And I don't care what it appraises for. It that's the best, or it can appraise as low as fill in the blank to 40. Okay. That, that makes me feel good that you will complete this transaction. And there are buyers out there. I am aware of, uh, some first-time buyers who lost out, I think for the third time, uh, last weekend, uh, because they, they wrote for 7,500 more, and this was on a house price at like two 30 in guess where Wauwatosa and they didn't get it in a while. It's like, yeah, you're not going to get that by. Oh, and they, and they wrote with the traditional appraisal contingency, which says, okay, Hey, my offer is contingent upon the house of praising offer what I'm offering. And if it doesn't, I'll let you lower the price down to what the appraised value is. That is not the winning strategy. Um, I asked the buyer's agent in that case. So how many times does it usually take, you know, before a buyer kind of capitulates, you know, gets wise to the market and like, yeah, I can't write offers like that anymore. And she said, ah, about three or four, three or four losses before you go. And we had a little texting exchange, you know, Hey, sorry. It hurt you. Didn't get your offer. And he's like, man, is this ever going to let up? And I'm like, no, not anytime soon. Um, although I did notice and you did too, David that the Fannie Mae's, um, what's it called? The home purchase sentiment index. Yeah. I went down in the month of April to 78. And just to put that in context before the pandemic, it was 90 and this is all about, um, buyers saying this, this is not a, this is not a good time to buy because there's not enough homes for sale. There's all these multiple offers. Um, it's, it's just getting very frustrating.

Speaker 3:

I was just gonna, well, I was gonna add to that it's um, I guess to, to, to a version of your question, okay, Hey, is it the third time that you lose or the fourth time that you lose or, or the fifth or sixth or seventh, I guess I'm, I'm waiting for us to observe buyers. So, so this is what I love about capitalism is that people are going to go try to solve their problems in a unique way. We described in this show, the gray markets, you know, trying to find people haven't stuck up for sale sign in their yard, or, you know, I know somebody who knows somebody. So I guess I'm just waiting for us to see when will, people's the scope of where they're looking widen, you know, when we'll thinking about Jefferson County or, or, or Northern Washington County become attractive, not to say that somehow there's more inventory there, but it's just not as fierce. Well, it's just like, guess what, you know, like Whitefish Bay or Walla TOSA is, is not getting bigger. It is the same size. And so that inventory is going to be limited, um, almost no matter what. And so I just, I want us to observe over the next months and maybe year, how will buyers widen, where they might be willing to look to try to offset. Yeah. Were trying to,

Speaker 1:

You know, and I think that's happening a little bit. We had a coworker that, uh, did that and worked out for him. Fine. You know, with, with the ability to work from home. That helps a lot. Yeah. I think if I was a buyer's agent, I would, Hey here of the homes, looking of your type in, you know. Okay. So let's say while at TOSA where the listing price was between 40 here's, how much over in, you know, buyer yeah. Is, is, is it really just 7,500 or is it really 25 grand? And so if you're not willing to ballpark, then don't all right. Well, it's almost time for us to say goodbye. I want to thank again, Josh. Radomski our fifth time home buyer for some of the show today to tell their success story, which we had to overcome. I liked, I heard some, uh, uh, uh, commercial. I said not just rocks, but boulders to get to the end zone. And I think it reinforces our business model where we have more than one way to skin the cat. And then you also get the chief firefighter, the old guy, uh, Brian wicked on the team if, when they go and it gets rough. So he can't get that anywhere. You can get it at academic mortgage. If you want to get started with a rock solid guaranteed pre-approval to buy or take advantage of these temporarily low rates, all you gotta do is click on the blue button@academic.com. That's all we have for today. We'll see you here next week. You've been listening to the acronym, mortgage and Realty show on 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.