3 Things YOU Can Do to Find More Real Estate Deals That Cash Flow (Rookie Reply)

Ashley:
If you happen to’ve bought 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 ought to be being attentive to in 2025.

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

Ashley:
We’ll sort out these actual world funding dilemmas and provide you with actionable recommendation you may implement at the moment. I’m Ashley Kehr.

Tony:
And I’m Tony j Robinson.

Ashley:
Welcome to the Actual Property Rookie Podcast. Okay, so our first query at the moment is pulled from the BiggerPockets boards, and this query says, for the previous six months I’ve been on the lookout for homes each single household and multifamily that may produce a minimum of a bit little bit of cashflow with round 20 to 30% down. Nevertheless, I’ve began to comprehend that that is just about not possible today. I presently have $110,000 sitting in my financial institution able to be invested, however I simply can’t discover something that can a minimum of produce a 3% money on money return. I’ve been on the lookout for properties in and round Tampa, Orlando, and St. Pete’s, however I can’t discover something that’s value it. Okay, so Tony, initially, Florida, we’re going to have to handle the insurance coverage charge right here, but additionally the approaching information headline that Florida is making an attempt to cancel property taxes too. So there could possibly be some reduction for main owners in Florida in the event that they do exactly utterly reduce out property taxes, however you need to take into account that’s in all probability a billion greenback line merchandise that must get replaced some other place and so they’ll simply discover one other solution to tax you on it, so that you’ll be paying it one other approach.

Tony:
I didn’t see that headline that they’re interested by doing that.

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

Tony:
Yeah. Effectively, 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 method. I assume some context, proper? A number of markets throughout the nation have exploded by way of reputation over the past a number of years, and Florida has seen lots of internet migration simply even exterior of actual property investing. There’s simply lots of people transferring to Florida. There’s undoubtedly been robust demand in that marketplace for housing, and I believe due to that you simply’ve in all probability seen costs improve sooner than rents have elevated in that market. So perhaps costs have elevated 30, 40, 50, perhaps 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 may demand begin to get again according to the precise worth of those houses. Perhaps it doesn’t, proper? And perhaps that’s simply what Florida is transferring ahead, however I really feel like that is perhaps a much 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 bit little bit of cashflow. However I’m curious as to if 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 presents as to the place the deal will work and so they’re getting rejected as a result of an asking worth just isn’t the acquisition worth. So there could possibly be a room for negotiation the place you may really provide the place your deal would work and get your provide accepted, after which the property does pencil out. So when you’re 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, you already know what? This deal doesn’t work. It doesn’t money circulate. I’m not getting the money on money return that I need change the acquisition worth. That’s the best quantity to alter. You don’t wish to inflate the rental revenue, 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 presents based mostly on that evaluation? So you’ve got to have the ability to do this as an alternative of claiming no offers really work. You possibly can solely say that in case you are making presents and your presents aren’t being accepted,

Tony:
You make an unimaginable level really, I believe for lots of rookies, one among their greatest challenges is simply that they don’t get sufficient presents out and there’s this worry round, effectively, they’re in all probability going to say no. And it’s like, okay, effectively 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, and so they go away it at that. The perfect case situation is that they are saying sure by some miracle, however the most probably case situation is that they try to meet you within the center someplace like, Hey, we’re undoubtedly not going to go right down to X, however we will do Y. And now you’ve opened up the dialogue to try to discover a whole lot. Really, I used to be really simply speaking with AJ Osborne early this week.
If you happen to guys know aj, he’s been on the rookie podcast, the BPRE as effectively, 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 presents is crew placing out proper now to search out offers? And he was like, we’re placing out so much, however truthfully I really feel like we ought 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, this can be 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 crew was like, effectively, it’s listed at 2.5, they simply 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 just a few months later at 1.5 and he went again to the crew and was like, effectively, what did we provide? They’re like, we didn’t provide something. Why? So I believe the largest 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 if you happen to’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, just isn’t desirous to lavatory down your agent with placing out one million presents for you which can be low ball presents and taking on lots of their time. That was one thing I didn’t wish to inconvenience my agent with that. In order that’s a dialogue to have together with your agent. As in I wish to make all of those low ball presents. Is that this one thing that you simply’re okay with working with me? And in the event that they’re not, then you may go to the agent finder biggerpockets.com/agent finder and discover an investor pleasant agent who’s prepared to do that for you. The subsequent factor is is that you could go forward, you will get on the MLS as discover out who the agent is that’s representing the vendor, ship them a message, electronic mail them, name them and say, Hey, would the vendor be open to a suggestion round this quantity? And so they can let you already know. After which if the agent says, yeah, really they is perhaps relying on the phrases or no matter, then you may go to your agent and say, I wish to write up a proper provide and transfer ahead with it that approach too. So there’s alternative ways to strategy the low ball presents irrespective of the explanation why you’re not doing it. There’s methods to beat these excuses, I assume as I’ve realized.

Tony:
And I believe the one different factor that I’d add right here is that clearly I believe a possible resolution 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 a superb likelihood that there’s one or two on the market that can permit 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 perhaps entertain totally different methods to take a position. As a result of if you happen to’re simply taking a look at conventional single household long-term leases, may you perhaps have a look at several types of properties perhaps as an alternative of single households, are you able to exit and try 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, may you discover a totally different kind of property or may you perhaps inside these single household houses leverage a unique property? We’ve talked so much about co-living and room leases not too long ago we had a visitor on Devonna Reed who talked about sober dwelling services. We’ve had of us speak about assisted dwelling services. I do know Henry Washington’s doing one proper now. So if you happen to can’t discover a cope with your present asset kind and technique, are you able to mix these otherwise to search out one thing that truly does work?

Ashley:
Effectively? We’re going to search out out what occurs if you do discover a property and it’s a large number inside, like hoarder degree messy. Let’s speak about 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 at the moment?

Tony:
Alright, so our subsequent query says we are attempting to purchase an off-market hoarder home flip. The vendor needs an appraisal to set the worth, however the home is filled with muddle and can want a brand new roof AC and mainly 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 fascinating, like the vendor requesting an appraisal.

Tony:
Effectively, let me ask really. Has that ever occurred to you earlier than? If you happen to’ve achieved 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 achieved, bought a second lien or one thing on the property and so they had had an appraisal achieved 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 type 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 achieved to set the acquisition worth. Now,

Tony:
Yeah, neither have I, proper? So I believe if we’re going to type of not shoot from the hip, however simply if we have been in that state of affairs, type of how we strategy it, and I believe the very first thing that involves thoughts for me is that you simply’ve bought to grasp 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 speak about 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 a giant 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 items up. Nobody’s going to wish to transfer right into a home that’s stuffed with your whole junk.
It doesn’t occur that approach. If you happen to’re going to a retail conventional purchaser, if I’m on the lookout for my starter dwelling with me and my household and my child and my pet, I can’t image myself dwelling there with your whole 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 need it empty. So there’s lots of 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 vitality that you simply’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 approach out the place I’ll are available, you may go away all the things, I’ll clear this entire home out. You don’t must raise the one finger except for the stuff you really need. And it’s the comfort that I believe will make it easier 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 underneath contract or to ascertain 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 huge of the home is it 1500? I might say, okay, we’ll do the appraisal. Positive, 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 underneath contract. If you’re going to pay for the appraisal, I might get it underneath contract and I might set an quantity after which I might say to them, however this shall 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 mainly, so you already know that they don’t exit and discover anyone else throughout this time interval or no matter. You’ve it underneath contract so you’ve got 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’ve got it locked up. If the appraisal is approach increased, then I might put in there that the quantity of the appraisal relies on the house being vacant, together with the entire contents. So that will imply the vendor, positive, I’ll pay that appraisal worth, however all the things must be faraway from the property and it must be utterly vacant, which as Tony stated, that utterly removes the comfort of promoting off market.
And that’s the place they’ll perhaps have a look at the worth higher and say, you already know what? It’s simpler for me to only go away all the things, 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 desire to, no matter you don’t need, please go away it. We’ll handle it. And so they don’t must get dumpsters, they don’t must spend their weekends cleansing out their grandma’s home. And that could be a enormous comfort in negotiating. So if you happen to’re doing the appraisal, I might add that in because the appraisal worth that we’re getting relies on the home being utterly vacant, however I might nonetheless go forward and do the appraisal. If that’s the one approach they’re going to maneuver ahead, then sure, there’s no cause to combat doing it if you happen to 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 and so they’re like, Hey, the appraisal got here in $75,000 increased than what we’ve contracted, and if you happen to 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 type 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 optimistic. It looks like all the things’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 in addition 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 underneath contract on a business property and I needed to have an environmental examine achieved on it, and I paid for that environmental examine and one thing was flagged and it wanted to go to the following part. The sellers really stated, no, we don’t need any extra environmental research achieved on the property, which proper there’s a pink flag. And so I stated, okay, effectively I’m not persevering with and so they canceled the contract, however I stated, if you’d like, I’ll promote you my environmental examine and you’ll have it. So if you go and discover one other purchaser, you’ve got that as a negotiation tactic that anyone that will get it underneath contract doesn’t must go and get a brand new one achieved. You have already got one that you could present them. And they also really purchased it from me. So on this state of affairs with the vendor, perhaps there’s some alternative the place if the contract does fall by way of, 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 may promote the entire appraisal to them or one thing too that they might use to go and discover one other purchaser to type 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 stated. After we tried to purchase our first resort, we failed, and I’ve shared that story right here on the podcast earlier than, and we had in all probability invested, I consider our EMD was $50,000 on that resort, and I believe we invested 30 to 40, perhaps even one other $50,000 in all of our due diligence prices. And we had an appraisal, which was fairly huge for a resort of that measurement. We had an inspection, we did a part one environmental. There have been different issues that we needed to do, lots of paperwork, lots of 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 stated, Hey, look, we’ve already achieved all this due diligence.
We’ll give all of it to you if you happen to launch our EMD. So we have been capable of stroll away from that deal, hold our EMD in change for all of the due diligence that we did. So only for anybody that’s type of like in that state of affairs, the entire work that you simply do, validating whether or not or not this can be a whole lot, that’s an asset to the vendor of their subsequent transaction. If you happen to can leverage that to assist both transfer the deal in the suitable route or a minimum of 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 may educate the vendor and you’ll inform the vendor like, Hey, look, I get what the appraisal stated, 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 seeking to purchase. This home will execute as effectively. So the suggestions that I’m giving you may be the similar to the kind of suggestions you get from every other probably purchaser, I want 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 sometimes must make a margin of a minimum of 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 approach that the deal is smart for me. And look Mr. And Mrs. Vendor, if it doesn’t make sense for me, there’s a superb likelihood it’s not going to make sense for anybody else as a result of we’re all trying on the identical numbers, we’re all trying on the identical comps. So I believe doing your individual evaluation and educating the vendor on, Hey, right here’s what the numbers really say, it’s more durable to argue with that. Not saying that they gained’t. I’m simply saying it’s a bit bit more durable to argue with that. So working your individual evaluation of the device in your device belt right here.

Ashley:
Okay, so what if you happen to’re not flipping or shopping for in Florida? What if you happen to’re simply making an attempt to determine the suitable technique on this bizarre market? Let’s speak about 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, you should definitely subscribe to the Actual Property Rookie YouTube channel. You will discover 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 ought to be being attentive to proper now? That is like everybody’s million greenback query. I really really feel like this one retains popping up in several 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 huge image, what are among the headwinds that we’re dealing with 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 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 suggests much less income in order that there’s much less margin on the offers. The opposite piece is that lots of sellers nonetheless haven’t accepted that we’re on this new state and so they’re doing one among two issues. Both A, they itemizing at costs which can be unreasonable and so they’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 availability 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 type of seeing it on each side the place much less folks seeking to promote their houses, ones which can be being much less resistant to really be versatile with their pricing. I believe we have now seen, simply even for us as offers that we’ve supplied on, we’re beginning to see extra flexibility come again, however it’s undoubtedly not, it’s virtually a purchaser’s promote it looks like, however not completely. So I believe there’s nonetheless some headwinds we’re dealing with there.

Ashley:
Yeah, I used to be simply really studying one thing this morning that stated in February, new listings that hit the market have been up 17% corresponding 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 have a look at rates of interest this morning too, and so they’re undoubtedly beginning to come down a bit bit as you make presents and issues and getting financing and pre-approvals, have a look at the entire totally different lending choices. Effectively, as at all times, as just about as is at all times been your finest rate of interest goes to be if it’s your main residence, which leads us to accommodate hacking as an choice. And I really noticed at the moment that anyone commented on one among our YouTube movies and stated one other dumb home hacking video is all people getting sick of listening to home hacking as a method. And we hear a lot now about co-living, which I believe co-living goes to be the recent technique of 2025 as a result of purchase one property, hire out the rooms to a number of folks and make your property money circulate that approach. As a substitute of renting it out to at least one household, you’re going to be renting it out to a number of folks and it provides you, you may cost extra per mattress that approach.

Tony:
And truthfully, I believe it’s the people who find themselves type of mixing home hacking with a few of these different methods the place we are likely to see one of the 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 a giant single household home close to Washington DC and large single household home, a lot too huge for him and his household, and so they ended up dividing it into three whole models, three whole models, and I consider 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 per 30 days 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 per 30 days. However have a look at what he’s achieved. He’s molded a number of methods collectively. He’s bought home hacking, he’s bought long-term and he’s bought short-term. And I speak about Craig curl up so much, however once we interviewed him about his technique, he did the same 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 stated, you get low down fee, you get low rates of interest, after which including within the type of juicier money circulate strategies, midterm, long run or midterm, short-term and co-living is how you actually maximize the income potential. So that you’re lowering your value of acquisition and also you’re growing your prime line income. And if you are able to do each of these issues, that’s the way you are likely to get actually, actually good returns.

Ashley:
In a part of that too is focusing in your operations too. You possibly can have actually good operations and make extra on one property than another person can on three properties. And that’s additionally figuring out the suitable property too. So we at all times say you need to take motion. You possibly can’t anticipate the proper deal, the proper property, however if you happen to 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 excellent alternative for you there.

Tony:
I believe the very last thing I’d add to this query as effectively can be search for alternatives which can be virtually like companies which can be constructed on prime 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 houses for disabled adults. So these are disabled adults who’ve some type of psychological incapacity and so they want care type of 24 7, and he or she has a home for people who match that mildew. And these are methods to essentially, it’s nonetheless actual property investing, proper? As a result of you need to go on the market, purchase the property, set all of it up, however actually it’s a enterprise on prime of that. And people are the methods I believe that may actually, actually, actually juice a few of your cashflow and techniques. We don’t speak about 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 hire the place you continue to don’t must run the enterprise, you hire it to those companies that can really function these. However we have now had friends on that are available and so they really do the operations piece and personal the property to the actual property. Effectively thanks guys a lot for becoming a member of us at the moment. In case you are having fun with this podcast, your assist means the world to us. Taking simply 30 seconds to go away a evaluate on Apple Podcast could make an enormous distinction. Your suggestions not solely motivates our crew, however helps us attain extra superior listeners such as you. Thanks for being part of our podcast group. And Tony, did you’ve got one that you simply needed to shout out at the moment?

Tony:
I do. So this one comes from Nobe, REI love. The title says, take heed to this podcast each day. Love the present. Please hold making content material. I want each day motivation from you guys. You might be what retains me going and dreaming. So respect that noob and you might be. What retains us going is figuring out that people such as you’re listening to the podcast, so the gratitude is reciprocated for positive.

Ashley:
Tony, perhaps we have to begin doing a each day podcast or a each 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 belongings you would inform him, these life classes, these analogies. So you can mainly take all of those who you’ve accrued over his final 16 years and go forward and put these into a bit monologue to play for us all each morning to maintain us motivated and impressed.

Tony:
I like that concept and it’s bought 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:
Greatest present on television, however it’s actually bought severance vibes. I don’t, don’t know if folks would get sick of listening to my voice each single morning, however hey Ricky’s, if you’d like it, we’ll make it occur.

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