3 Issues YOU Can Do to Discover Extra Actual Property Offers That Money Circulation (Rookie Reply)

Ashley:
For those who’ve acquired cash saved however can’t discover a money flowing deal, this episode is for you. We’re tackling investing in an overheated market, a dangerous hoarder home flip, and the technique each rookie needs to be listening to in 2025.

Tony:
And in the present day, we’re answering three rookie questions straight from our inbox, and these are actual issues from actual traders that they’re going through proper now. Once more, from appraisal worries to methods which can be working in in the present day’s shifting market.

Ashley:
We’ll sort out these actual world funding dilemmas and provide you with actionable recommendation you possibly can implement in the present day. I’m Ashley Kehr.

Tony:
And I’m Tony j Robinson.

Ashley:
Welcome to the Actual Property Rookie Podcast. Okay, so our first query in the present day is pulled from the BiggerPockets boards, and this query says, for the previous six months I’ve been in search of homes each single household and multifamily that may produce at the least a little bit little bit of cashflow with round 20 to 30% down. Nonetheless, I’ve began to understand that that is just about inconceivable as of late. I at the moment have $110,000 sitting in my financial institution able to be invested, however I simply can’t discover something that may at the least produce a 3% money on money return. I’ve been in search of properties in and round Tampa, Orlando, and St. Pete’s, however I can’t discover something that’s value it. Okay, so Tony, to start with, Florida, we’re going to have to handle the insurance coverage price right here, but in addition the upcoming information headline that Florida is attempting to cancel property taxes too. So there may very well be some aid for main owners in Florida in the event that they just do utterly lower out property taxes, however it’s a must to contemplate that’s in all probability a billion greenback line merchandise that should get replaced some place else they usually’ll simply discover one other approach to tax you on it, so that you’ll be paying it one other manner.

Tony:
I didn’t see that headline that they’re eager about doing that.

Ashley:
Yeah, in order that’s been one thing that’s being mentioned proper now. However yeah, in order that may very well be attention-grabbing. For main owners, it did particularly say that it must be your main residence for the tax aid. So then as an investor, one of many choices they might do is definitely simply triple your tax on. So possibly it’s not the very best for this one that needs this property as an funding.

Tony:
Yeah. Nicely, a pair issues come to thoughts for me first, a 3% money on money return I really feel like is a really low bar, and I believe the problem could also be extra so round the place you’re trying than actual property as a technique. I suppose some context, proper? A variety of markets throughout the nation have exploded by way of recognition during the last a number of years, and Florida has seen numerous internet migration simply even exterior of actual property investing. There’s simply lots of people transferring to Florida. There’s positively been robust demand in that marketplace for housing, and I believe due to that you just’ve in all probability seen costs improve quicker than rents have elevated in that market. So possibly costs have elevated 30, 40, 50, possibly they’ve doubled within the final couple of years in seven markets, however rents have solely gone up 5 or 10%, no matter it could be. So I believe over time, hopefully we’ll begin to discover that steadiness once more the place the rental charges you possibly can demand begin to get again in step with the precise worth of those properties. Possibly it doesn’t, proper? And possibly that’s simply what Florida is transferring ahead, however I really feel like that is likely to be an even bigger problem than the technique of actual property investing itself.

Ashley:
And one factor too is talked about in right here, he’s saying that when he can’t discover something, that produces a little bit little bit of cashflow. However I’m curious as to while you say that, are you taking a look at what the asking costs and analyzing the deal based mostly on that, are you really making affords as to the place the deal will work they usually’re getting rejected as a result of an asking worth shouldn’t be the acquisition worth. So there may very well be a room for negotiation the place you possibly can really provide the place your deal would work and get your provide accepted, after which the property does pencil out. So if you find yourself taking a look at properties and also you see the asking worth and also you analyze the deal utilizing the BiggerPockets calculators and also you say, what? This deal doesn’t work. It doesn’t money stream. I’m not getting the money on money return that I would like change the acquisition worth. That’s the best quantity to vary. You don’t wish to inflate the rental earnings, you don’t wish to lower the bills on the property, however change the acquisition worth. At what buy worth does this deal really pencil out and begin making affords based mostly on that evaluation? So you might have to have the ability to do this as a substitute of claiming no offers really work. You’ll be able to solely say that in case you are making affords and your affords aren’t being accepted,

Tony:
You make an unimaginable level really, I believe for lots of rookies, one in every of their largest challenges is simply that they don’t get sufficient affords out and there’s this worry round, nicely, they’re in all probability going to say no. And it’s like, okay, nicely who cares? Proper? I imply absolutely the worst case situation of you submitting a suggestion that’s decrease than what they need is that they are saying no. They are saying, no thanks, they usually depart it at that. The perfect case situation is that they are saying sure by some miracle, however the most definitely case situation is that they attempt to meet you within the center someplace like, Hey, we’re positively not going to go right down to X, however we will do Y. And now you’ve opened up the dialogue to attempt to discover a whole lot. Really, I used to be really simply speaking with AJ Osborne early this week.
For those who guys know aj, he’s been on the rookie podcast, the BPRE as nicely, the actual property podcast, actually, actually profitable man within the self cupboard space. And I used to be asking him this query, what number of affords is group placing out proper now to seek out offers? And he was like, we’re placing out so much, however truthfully I really feel like we needs to be placing out extra. And he informed this story the place there was a small self supply facility they have been taking a look at. It was like, I dunno, I believe two and a half million is what it was listed at. He was like, it is a killer deal at 1.2. It’s an okay deal, like an inexpensive deal that we nonetheless do at 1.5. And since the group was like, nicely, it’s listed at 2.5, they only didn’t even assume that the vendor would entertain one million {dollars} lower than the asking worth. Lo and behold, it finally ends up closing a number of months later at 1.5 and he went again to the group and was like, nicely, what did we provide? They’re like, we didn’t provide something. Why? So I believe the most important problem for lots of actual property traders is simply getting previous the worry of getting a no and realizing that it’s simply a part of the method and it will get a lot simpler to get to your sure in the event you’re not afraid of that subsequent, no,

Ashley:
And I believe a part of it too, this was one thing that held me again too, shouldn’t be desirous to bathroom down your agent with placing out one million affords for you which can be low ball affords and taking on numerous their time. That was one thing I didn’t wish to inconvenience my agent with that. In order that’s a dialogue to have along with your agent. As in I wish to make all of those low ball affords. Is that this one thing that you just’re okay with working with me? And in the event that they’re not, then you possibly can go to the agent finder biggerpockets.com/agent finder and discover an investor pleasant agent who’s keen to do that for you. The following factor is is that you may go forward, you may get on the MLS as discover out who the agent is that’s representing the vendor, ship them a message, e mail them, name them and say, Hey, would the vendor be open to a suggestion round this quantity? And so they can let . After which if the agent says, yeah, really they is likely to be relying on the phrases or no matter, then you possibly can go to your agent and say, I wish to write up a proper provide and transfer ahead with it that manner too. So there’s other ways to strategy the low ball affords regardless of the rationale why you’re not doing it. There’s methods to beat these excuses, I suppose as I’ve discovered.

Tony:
And I believe the one different factor that I’d add right here is that clearly I believe a possible answer to getting higher than a 3% return is simply going out of state, going to another location the place the returns are higher. Once more, 19 20,000 plus cities in the US, there’s likelihood that there’s one or two on the market that may assist you to get a greater than 3% money on money return. But when for no matter cause you’re simply actually hyper-focused on investing in your individual yard, then I believe possibly entertain totally different methods to take a position. As a result of in the event you’re simply taking a look at conventional single household long-term leases, might you possibly take a look at several types of properties possibly as a substitute of single households, are you able to exit and attempt to discover small multifamily or single households with an A DU or single households with a completed basement or I don’t know, self shops, proper? Simply speaking about aj, might you discover a totally different kind of property or might you possibly inside these single household properties leverage a distinct property? We’ve talked so much about co-living and room leases lately we had a visitor on Devonna Reed who talked about sober dwelling services. We’ve had of us discuss assisted dwelling services. I do know Henry Washington’s doing one proper now. So in the event you can’t discover a take care of your present asset kind and technique, are you able to mix these differently to seek out one thing that truly does work?

Ashley:
Nicely? We’re going to seek out out what occurs while you do discover a property and it’s a large number inside, like hoarder degree messy. Let’s discuss what to do when the appraisal may kill your flip proper after. A fast phrase from our present sponsors. Okay, welcome again to the present, Tony. What’s our second query in the present day?

Tony:
Alright, so our subsequent query says we try to purchase an off-market hoarder home flip. The vendor needs an appraisal to set the worth, however the home is stuffed with muddle and can want a brand new roof AC and principally a full reno. I’ve run my comps, however I’m fearful that the appraisal may are available too excessive and kill the deal. What ought to I do?

Ashley:
That is actually attention-grabbing, like the vendor requesting an appraisal.

Tony:
Nicely, let me ask really. Has that ever occurred to you earlier than? For those who’ve carried out an off-market transaction the place the vendor needs their very own appraisal?

Ashley:
No, however I’ve had it the place that they had an appraisal previously, even years in the past, there was one campground the place that they had went and carried out, acquired a second lien or one thing on the property they usually had had an appraisal carried out to get a brief time period mortgage, and it was from in all probability I believe three years. And so they have been going based mostly off of that appraisal what they needed and the way they thought it had elevated much more in worth over these three years or no matter. So that they have been utilizing an outdated appraisal to sort of justify their asking worth at that time. However I’ve by no means gone right into a state of affairs the place they’re speaking about promoting however asking for the appraisal to be carried out to set the acquisition worth. Now,

Tony:
Yeah, neither have I, proper? So I believe if we’re going to sort of not shoot from the hip, however simply if we have been in that state of affairs, sort of how we strategy it, and I believe the very first thing that involves thoughts for me is that you just’ve acquired to know what the motivations of the vendor are, and clearly worth is one, in any other case they wouldn’t be getting an appraisal. In the event that they wish to discuss getting an appraisal, then worth is one thing that’s necessary to them. But when it’s a hoarder home, extra occasions than not, what you see in these conditions is that it’s the comfort of promoting. That’s additionally an enormous motivator as a result of if the vendor have been to take this and listed historically with an agent, the agent’s going to say, you bought to scrub these things up. Nobody’s going to wish to transfer right into a home that’s crammed with all your junk.
It doesn’t occur that manner. For those who’re going to a retail conventional purchaser, if I’m in search of my starter house with me and my household and my child and my pet, I can’t image myself dwelling there with all your stuff. And even when I can image it, I’m not going to maneuver it out proper? By the point I get the keys, I would like it empty. So there’s numerous work I believe that’ll go in on the vendor’s aspect to get that property prepared. So if it’s me, the dialog I’ll be having is like, Hey, look, Mr and Mrs. Vendor, I completely get that the appraisal says X, however what it’s not accounting for, it’s a time, effort and power that you just’ll must put into it to get the property prepared to really promote for that quantity. And what I’m providing you is the simple manner out the place I’ll are available, you possibly can depart all the pieces, I’ll clear this complete home out. You don’t must raise the one finger apart from the stuff you really need. And it’s the comfort that I believe will show you how to bridge that hole between no matter you’ve agreed to and what that appraisal is.

Ashley:
And I believe there’s part of it as to doing issues. The vendor needs to get it beneath contract or to determine that working relationship. So in the event that they actually need an appraisal, what’s an appraisal value in your space? Is it 500? Is it a thousand? Relying on how large of the home is it 1500? I might say, okay, we’ll do the appraisal. Certain, no downside. That’s what you need. Assuming on this state of affairs, you as the customer are going to be the one paying for it. I’m assuming they’re asking you to pay for it. In the event that they’re going to pay for it, nice. I might ask to have it beneath contract. If you’re going to pay for the appraisal, I might get it beneath contract and I might set an quantity after which I might say to them, however this will likely be contingent on the appraisal.
So if the appraisal is available in increased, we will renegotiate. If it is available in decrease, we will renegotiate. That is simply one thing for us to signal one thing. So principally, so that they don’t exit and discover anyone else throughout this time interval or no matter. You’ve gotten it beneath contract so you might have some management of the deal. And so I might say, sure, I’ll do the appraisal, however I wish to get one thing signed in writing that we will transfer ahead. So if the appraisal does come again on the worth you need, you might have it locked up. If the appraisal is manner increased, then I might put in there that the quantity of the appraisal is predicated on the house being vacant, together with the entire contents. So that might imply the vendor, certain, I’ll pay that appraisal worth, however all the pieces must be faraway from the property and it must be utterly vacant, which as Tony mentioned, that utterly removes the comfort of promoting off market.
And that’s the place they’ll possibly take a look at the worth higher and say, what? It’s simpler for me to simply depart all the pieces, and I do that on a regular basis, even when it’s not a hoarder home is I’ll say, particularly when it’s an property sale, I’ll say, take no matter you want to, no matter you don’t need, please depart it. We’ll care for it. And so they don’t must get dumpsters, they don’t must spend their weekends cleansing out their grandma’s home. And that may be a big comfort in negotiating. So in the event you’re doing the appraisal, I might add that in because the appraisal worth that we’re getting is predicated on the home being utterly vacant, however I might nonetheless go forward and do the appraisal. If that’s the one manner they’re going to maneuver ahead, then sure, there’s no cause to battle doing it in the event you can’t change their thoughts on it.

Tony:
Yeah, I believe the one different level I’d add can be don’t be afraid to stroll away. If this vendor is taking part in hardball they usually’re like, Hey, the appraisal got here in $75,000 increased than what we’ve contracted, and in the event you don’t give me this further $75,000 and the deal’s over, I might say don’t get emotionally hooked up to the deal and find yourself transferring ahead with it simply since you’ve already sort of had your coronary heart set on closing this transaction out. As a result of not each deal is closeable. And there are some offers that begin off extremely constructive. It looks like all the pieces’s going proper after which it takes a flip from the left and offers don’t work out. In order that’s a part of being an actual property investor.

Ashley:
And likewise too, in case you are the one which’s paying for the appraisal, the appraisal is yours. So I used to be in a state of affairs the place I used to be beneath contract on a industrial property and I needed to have an environmental research carried out on it, and I paid for that environmental research and one thing was flagged and it wanted to go to the following part. The sellers really mentioned, no, we are not looking for any extra environmental research carried out on the property, which proper there’s a pink flag. And so I mentioned, okay, nicely I’m not persevering with they usually canceled the contract, however I mentioned, in order for you, I’ll promote you my environmental research and you may have it. So while you go and discover one other purchaser, you might have that as a negotiation tactic that anyone that will get it beneath contract doesn’t must go and get a brand new one carried out. You have already got one that you may present them. And they also really purchased it from me. So on this state of affairs with the vendor, possibly there’s some alternative the place if the contract does fall by, you’re not giving them the total appraisal, you’re simply giving them the web page that claims what it’s at to point out them or one thing. However you possibly can promote the entire appraisal to them or one thing too that they might use to go and discover one other purchaser to sort of recoup a few of your prices.

Tony:
You make a extremely good level, and I wish to get again, simply to complete off this query, however simply to observe together with what you simply mentioned. After we tried to purchase our first lodge, we failed, and I’ve shared that story right here on the podcast earlier than, and we had in all probability invested, I imagine our EMD was $50,000 on that lodge, and I believe we invested 30 to 40, possibly even one other $50,000 in all of our due diligence prices. And we had an appraisal, which was fairly large for a lodge of that dimension. We had an inspection, we did a part one environmental. There have been different issues that we needed to do, numerous paperwork, numerous professionals that we employed. And to ensure that us to barter to get again our EMD, we did what you probably did the place we mentioned, Hey, look, we’ve already carried out all this due diligence.
We’ll give all of it to you in the event you launch our EMD. So we have been in a position to stroll away from that deal, maintain our EMD in change for all of the due diligence that we did. So only for anybody that’s sort of like in that state of affairs, the entire work that you just do, validating whether or not or not it is a whole lot, that’s an asset to the vendor of their subsequent transaction. For those who can leverage that to assist both transfer the deal in the appropriate route or at the least get your a refund, it’s one thing to do. The final level right here is, no matter what the appraisal comes again at, I believe it’s nonetheless useful for you as the customer to do your individual evaluation, run your individual comps so you possibly can educate the vendor and you may inform the vendor like, Hey, look, I get what the appraisal mentioned, however right here’s the marketing strategy that I’m going to execute.
And that is in all probability the marketing strategy that most individuals trying to purchase. This home will execute as nicely. So the suggestions that I’m giving you may be the similar to the kind of suggestions you get from another probably purchaser, I would like to purchase your home at this quantity as a result of it’s going to value me X in repairs, it’s going to value me y and holding prices. I usually must make a margin of at the least Z for this deal to even make sense for me. And the property’s going to promote for this quantity right here. So if we again out of all these numbers, if I come as much as this appraised quantity, there’s no manner that the deal is sensible for me. And look Mr. And Mrs. Vendor, if it doesn’t make sense for me, there’s likelihood it’s not going to make sense for anybody else as a result of we’re all trying on the similar numbers, we’re all trying on the similar comps. So I believe doing your individual evaluation and educating the vendor on, Hey, right here’s what the numbers really say, it’s tougher to argue with that. Not saying that they gained’t. I’m simply saying it’s a little bit bit tougher to argue with that. So operating your individual evaluation of the device in your device belt right here.

Ashley:
Okay, so what in the event you’re not flipping or shopping for in Florida? What in the event you’re simply attempting to determine the appropriate technique on this bizarre market? Let’s discuss what’s actually working for traders proper now. We’re going to take a fast break earlier than our final query, however whereas we’re gone, be sure you subscribe to the Actual Property Rookie YouTube channel. You could find us at realestate rookie. We’ll be again with extra after this. Alright, let’s leap again into our final query right here from the BiggerPockets boards. Tony, what’s the final query?

Tony:
Alright, this one says, with the market continuously shifting, some are falling out of favor. So what’s one actual property technique extra traders needs to be listening to proper now? That is like everybody’s million greenback query. I really really feel like this one retains popping up in numerous methods.

Ashley:
I do know. Are we going to have the identical reply? Is what I’m questioning?

Tony:
I really feel like we’re leaning into it, however I believe first, simply large image, what are among the headwinds that we’re going through proper now as actual property traders? I believe first the obvious one is that rates of interest have gone up. They’ve come down a little bit bit, however they’re nonetheless increased, considerably increased than the place we have been 2021 popping out of Covid, et cetera. And dearer curiosity means dearer mortgage funds, which implies much less earnings in order that there’s much less margin on the offers. The opposite piece is that numerous sellers nonetheless haven’t accepted that we’re on this new state they usually’re doing one in every of two issues. Both A, they itemizing at costs which can be unreasonable they usually’re considerably unwilling to barter. Not all however some, proper? So there’s simply much less flexibility on the vendor aspect. And the second factor that people are doing that’s in all probability simply as impactful is that they’re simply not itemizing in any respect.
They’re like, I’m simply going to carry onto this deal. I’m going to see the place the market goes, which is lowering the provision of listings on the market. And if provide is low whereas demand is excessive costs, there’s some stickiness there. So I believe we’re sort of seeing it on each side the place much less individuals trying to promote their properties, ones which can be being much less resistant to really be versatile with their pricing. I believe we now have seen, simply even for us as offers that we’ve provided on, we’re beginning to see extra flexibility come again, nevertheless it’s positively not, it’s nearly a purchaser’s promote it looks like, however not completely. So I believe there’s nonetheless some headwinds we’re going through there.

Ashley:
Yeah, I used to be simply really studying one thing this morning that mentioned in February, new listings that hit the market have been up 17% similar to final February of 2024. So already we’re seeing increasingly more properties being listed, which will increase provide. So it’ll be curious as to the place issues find yourself. I did take a look at rates of interest this morning too, they usually’re positively beginning to come down a little bit bit as you make affords and issues and getting financing and pre-approvals, take a look at the entire totally different lending choices. Nicely, as all the time, as just about as is all the time been your greatest rate of interest goes to be if it’s your main residence, which leads us to deal with hacking as an choice. And I really noticed in the present day that anyone commented on one in every of our YouTube movies and mentioned one other dumb home hacking video is everyone getting sick of listening to home hacking as a technique. And we hear a lot now about co-living, which I believe co-living goes to be the new technique of 2025 as a result of purchase one property, lease out the rooms to a number of individuals and make your property money stream that manner. As an alternative of renting it out to 1 household, you’re going to be renting it out to a number of individuals and it provides you, you possibly can cost extra per mattress that manner.

Tony:
And truthfully, I believe it’s the people who find themselves sort of mixing home hacking with a few of these different methods the place we are inclined to see the very best returns. I used to be really simply speaking to somebody, I met them at an occasion and we simply reconnected not too way back, however he shared with me that he purchased an enormous single household home close to Washington DC and large single household home, a lot too large for him and his household, they usually ended up dividing it into three complete models, three complete models, and I imagine short-term rents, one of many models long-term rents the opposite unit and lives in a single with him and his household. He’s informed me he was clearing, I believe it was like 10 grand monthly on this one property.

Ashley:
Wow. Andy’s dwelling in it too. So his value of dwelling is zero,

Tony:
So no bills dwelling and he’s getting 10 grand monthly. However take a look at what he’s carried out. He’s molded a number of methods collectively. He’s acquired home hacking, he’s acquired long-term and he’s acquired short-term. And I discuss Craig curl up so much, however after we interviewed him about his technique, he did an identical factor, home hacked, and he mixed that with co-living, proper? So he was dwelling in a single unit and the unit he was dwelling in was renting out the rooms after which the opposite models, he was renting them out as full unit. So I believe mixing a few of these methods collectively, home hacking is nice as a result of as Ashley mentioned, you get low down fee, you get low rates of interest, after which including within the sort of juicier money stream strategies, midterm, long run or midterm, short-term and co-living is how you actually maximize the income potential. So that you’re reducing your value of acquisition and also you’re rising your high line income. And if you are able to do each of these issues, that’s the way you are inclined to get actually, actually good returns.

Ashley:
In a part of that too is focusing in your operations too. You’ll be able to have actually good operations and make extra on one property than another person can on three properties. And that’s additionally figuring out the appropriate property too. So we all the time say it’s a must to take motion. You’ll be able to’t await the right deal, the right property, however in the event you discover a property that has that flexibility to be molded and turned into one thing that’s going to generate extra cashflow, that’s such an amazing alternative for you there.

Tony:
I believe the very last thing I’d add to this query as nicely can be search for alternatives which can be nearly like companies which can be constructed on high of actual property transactions. So I discussed earlier, sober dwelling and assisted dwelling. Really somebody in my spouse’s household, they’ve a small portfolio of properties for disabled adults. So these are disabled adults who’ve some type of psychological incapacity they usually want care sort of 24 7, and he or she has a home for folk who match that mildew. And these are methods to actually, it’s nonetheless actual property investing, proper? As a result of it’s a must to go on the market, purchase the property, set all of it up, however actually it’s a enterprise on high of that. And people are the methods I believe that may actually, actually, actually juice a few of your cashflow and methods. We don’t discuss a ton, however that I believe can actually be useful to, even for Ricky’s which can be beginning out.

Ashley:
And to be clear on these two methods too, so far as there’s a enterprise operational piece, there are corporations that run these companies that search for these particular homes to lease the place you continue to don’t must run the enterprise, you lease it to those companies that may really function these. However we now have had visitors on that are available they usually really do the operations piece and personal the property to the actual property. Nicely thanks guys a lot for becoming a member of us in the present day. If you’re having fun with this podcast, your assist means the world to us. Taking simply 30 seconds to depart a assessment on Apple Podcast could make an enormous distinction. Your suggestions not solely motivates our group, however helps us attain extra superior listeners such as you. Thanks for being part of our podcast neighborhood. And Tony, did you might have one that you just needed to shout out in the present day?

Tony:
I do. So this one comes from Nobe, REI love. The identify says, take heed to this podcast daily. Love the present. Please maintain making content material. I would like day by day motivation from you guys. You’re what retains me going and dreaming. So respect that noob and you’re. What retains us going is realizing that people such as you’re listening to the podcast, so the gratitude is reciprocated for certain.

Ashley:
Tony, possibly we have to begin doing a day by day podcast or a day by day voice memo and everybody can join a textual content message from you within the morning that’s simply in your calm, soothing voice. Good morning, it’s time to start out analyzing offers. You are able to do this one thing very, some inspirational quote, you used to inform us on a regular basis about your son and stuff you would inform him, these life classes, these analogies. So you could possibly principally take all of people who you’ve accrued over his final 16 years and go forward and put these into a little bit monologue to play for us all each morning to maintain us motivated and impressed.

Tony:
I really like that concept and it’s acquired an actual severance kind vibe to it. Do you watch severance or No?

Ashley:
I’ve watched two of the episodes. Darryl’s watching it, however I haven’t actually gotten to it.

Tony:
Finest present on television, however it’s actually acquired severance vibes. I don’t, don’t know if individuals would get sick of listening to my voice each single morning, however hey Ricky’s, in order for you it, we’ll make it occur.

Ashley:
Nicely, thanks guys a lot for listening. I’m Ashley, and he’s Tony, and we’ll see you guys on the following episode.