What's up everyone. This is ne ye ale host of the, a Cabo home financial freedom mastermind group. This group meets virtually every Wednesday at 7:00 PM Eastern and the members of this group are committed to achieving financial freedom. Well before the traditional retirement age. So in this podcast, you are gonna get VIP access to the conversations we have about different forms of investment and creative ways to get your dollars working harder for you.
Then you originally worked to obtain those dollars. The one thing that happened today, and we talked a little bit about it, I wanna say last week and I wanna kick it to John, just for your thoughts, man. Cuz the news is fresh off the presses. The fed pulled the, the rates up, not half a basis point, but 0.75. And I know it's gonna affect not only real estate, but the markets, John, what are you? What are your thoughts? Yeah. I mean, this is what the highest rate hike we've seen in 30 years.
I think. So kind of scary, a little unnerving. I don't know what's gonna happen. I think we're probably, like I said, last time, not, not at the bottom. I'm hoping we're near the bottom, cuz it is, is painful. Luckily. A lot of my clients are on the younger side of things with longer time horizon. So, you know, we always say, you know, it it's a blip. Like I think I shared this on my Facebook. If anyone's friends with me on there, but you can scroll out, you can see the blips and.
As long as we can weather that storm. We're fine. Now, when we're doing real estate investing and short term investing, it's a little bit different, but we probably don't want to use short term investment tools for that, unless we're setting up lines of credit against them, but it's bottom left corner to top right corner. We don't want to sell, we don't want to get emotional. We don't want to panic. We only panic.
If we get emotional, we only get emotional if we sell and we only sell if we don't have a plan. So like, that's kind of what we're preaching to our clients. We have them well insulated against this with other products and tools that we're using. But yeah, I mean, it looks like we could be entering one of the longer bear markets that we've seen for a while. You. I was originally thinking maybe six month, eight month correction and bounce back here.
It looks like it could be as long as 12, 18 months, but the longest bear market we've seen in the past probably 20 years has only been. One and a half years, I mean, back in 1942, we had the longest bear market ever. 1930 great depression of 62 months, but we've seen a trend that further and further we've gotten to present day. The shorter bear markets have become. So the last one being March. 2020, where we had a bear market for, you know, a month, one month, three months.
So I don't know, it's a little scary because it's, it's been down longer than that and we're closer to present time. So I'm wondering if we're flipping the scripts for a reset here and it might be longer than 18 months, but my hope is it's probably an 18 month period in time. And, and thank you, John, when you pull back and, and look at the numbers and the data you just, you just mentioned, right? That's crazy. Over the last 30 years, the longest bear, market's been 18 months now.
We've been breaking records right over the last two years, but I, I would take that data and kind of, it gives me a little ease and a little pause cuz. This may actually, if you look at it like that, be an opportunity, right? Oh yeah. I mean, if we're looking at long term investing, I said this last month, my clients, but I'll say it again.
Like I haven't been able to buy the S and P at this rate in over a year, and now I haven't been able to buy the S and P at this price in over a year and a half. So. It is a nice opportunity to be dollar cost averaging money in over the next, I think 12 to 18 months, as long as it's a well diversified portfolio. And, you know, we've got a plan around it. Don't just go and throw stuff at the wall and see what sticks, cuz that doesn't tend to work out all that well.
But yeah, if you've got a plan around it, if you have excess cash that isn't going towards some of these other projects or things that you can control, it's a nice time to start building up that market. Portfolio in my opinion. Agreed agreed. And, and a fun fact for all those that are real estate focused. I checked in with a commercial lender today and their rates are actually lower than some of the conventional loans right now. So it's, it definitely flipped a couple things.
And one thing that anytime you have a rate hike like this or something that nature, I think it forces everybody to pause for a second. Right. And during that pause there's opportunity. Mm-hmm for example, Currently in negotiations for a property I'm trying to purchase out in Marietta that I want to use for an Airbnb. We were in the middle of due diligence. There's like a Marietta things we gotta correct. And so we were negotiating back and forth.
And I hung up with the, the seller's agent a little earlier, and I think they're gonna give a little bit more in concessions than they would up a month ago. Because if you do put this back in the market rates are a lot higher, a lot less people able to buy this thing. You're already close to the finish line with me. It's like, Hey, let's concede a little bit and, and just move forward as opposed to taking it back to market. And then, you know, who knows what's gonna happen.
So you can use it to your advantage as well. And I wanna kick it over to destiny. It's been a little while. What are you working on now? And what have you seen change in the last couple weeks? Well, last talked, I was telling you that I was trying to find something to buy turns out. I'm not really as ready as I thought I was. So just.
Wanna wait, which kind of sucks with, you know, the rates and everything, but the end of the day, I think you, I think it was you who told me, like, it all only matters, like what it'll rent for, you know, what the cash flow is. So I just had to pay attention to those numbers rather than the rates. So I've kind of just told, tell people the same thing, not when it comes to cash flow, but just like. like these rates, aren't going to be the rates forever.
So, you know, even if you get a house right now and everyone needs a home, that's the best part about being in real estate that, you know, you're always going to be relevant.
But I think that the, the good agents and the bad agents are kind of showing through this hard time, because it's not as easy as it was in 2020 or 2021 to sell a. You actually have to know your, you have to actually have to know the market, know how to write good offers, good strong offers and put the right verbiage in there. So I'm kind of doing the same thing.
I still have some investors that are looking just haven't found them anything, just, just working as hard as I can to get, get stuff going. A lot of people are just like, I'm waiting for the market to get better. And a thing that I've just started to ask people, I'll just ask them this question. I won't say anything. I'll just say, well, do you know, do you remember what the market was like before 2020?
Just. What was the market like before 2020, if they don't know, like you just let them tell you, you know, whatever they say. And if they're like, oh, I don't know. And like, that's exactly like, you just were used to a great, great market now. It's not a great. Market. It's a normal market. It's shifted back to normal and people will think that since it should, it back to normal, it's a bad market, but it's really not.
Because if you go back in time, people were paying 8% for homes during the recession in two, 2008. It's not even that bad. So this isn't a bad market. It's just, we had a great market for almost three. Now people think that they're perceiving this as bad. And then people like me who weren't even, you know, I was in elementary school in 2008, so I don't know really what was going on. I just remember, you know, what happened, you know, but.
I know that people, my age, who were, who were just got into the, the buying pool, cuz I just graduated from college in 2020. So if you just graduated, you weren't even thinking about buying a house, then you say, oh, it's a great time to buy a house, but you just graduated. You don't have any money. Now you finally got your stuff in order. It's 20, 22. Now these interest rates are higher. Like, oh no, I'll just wait for the prices to go back down.
Which is what a friend of mine who's the same age as me said. And I said, they're not going down. This is, this is the market. We just were experiencing a great market, you know, and people are getting discouraged. You just kind of gotta hit 'em with reality a little bit and just say, this it's a shifting market and it's going to keep shifting. And like you said, with that, the fed hiking up the rates. I actually had a loan officer. Tell me about that.
Just, he just sent me like a graph with, I think it was something from the fed cuz he works for Annie Mac. So. He was telling me about that. And it's, I mean, that's, it's just going back to normal. It's a little bit higher than it was before COVID because I don't really know what the average rates were before. COVID because I didn't get my license until after oh, Kareem has its hand raise. Go for Kareem. Hey. Yeah. Sorry. I didn't mean to interrupt guys.
I just had a quick question regarding specifically the RA Heights that are happening right now. Me, if I'm isn't ed a, a barrier to entry to some other investors and decreasing the competition a little bit. Yeah. So the loan officer that I spoke with, he kind of was saying something like that, not like barriers, but he was just saying that they are raising the rates to stabilize the market, which I believe is helping a little bit average days on market are going up. There's less bidding wars.
They're still bidding wars for houses that are marketed great. But if you don't have a really good pricing strategy on the first week, you might not get an offer, which is what we're seeing. Even for very great homes, they're still on the market. It's been a week. They're not, there's nothing wrong with them. They're just, we're going back to a normal market. It's it, wasn't normal for houses to sell in less than two days.
And to that point, piggybacking off of that, it's, if you, for, for the lower like cost products that are on the market, right. If you were a first time home buyer and you had everything saved up and they're like, Hey, you're qualified for 200. When they raise it 0.7, five, you're probably no longer qualified, right? Yes. Your, your mortgage goes up. It's going to be very tough.
So they're putting a lot of things in place to make it a little tougher and green we've experienced this firsthand, right? One of the pieces that they put in place that have learned about over the last few weeks and few days is for investors. They're only allowing you to get 2% back toward closing. If you negotiate that right up to 2% back and they're adding points onto any type of conventional loan. So you end up paying more at closing to try to curb.
Investors from picking up all the houses, which are in short supply. Uh, if you're buying a personal home where you're gonna put 5% down conventional, they'll allow you to get up to 3% back toward closing as opposed to what you could before. And then if you're doing a FHA first time home buyer, and you're scraping everything together for that three and a half percent. You can get up to 6% back.
So they're really encouraging, you know, more first time home buyers and more individuals that are gonna live in the house to buy it out as, as opposed to investors. But in my mindset, to your point, destiny, what you mentioned earlier, interest rates are just returning back to normal, right? It was at historic lows for so long that we got used to it and a little bit spoiled. And now it's going back to five, 6%, and this is.
This is actually a good range for the fed to be able to help pull us out of future recessions and things of that nature. When you're already at 3% or down to 2%, it's hard to lower anymore to protect against that. So that's, that's kind of what's happening in my mind, but Jason, you've been investing in, in two different markets would love to hear your thoughts. Oh yeah. So. Me here.
I, I, I deal with some investor, a client of mine, a lot of them using the non QM loan, the one that, you know, no, you know, non nonqualified mortgage. So they don't check for income. None of that stuff. But interest rate is a little bit higher. So what they did was, you know, they try to get as much home as possible because you know, with that, it's not QM. So it is better than conventional for, you know, for, for some sellers. And they got it under contracts.
And then they, you know, they intend to keep it for like a year or two to refin back to conventional. So it's still red, hot over here. A lot of people are still buying. A lot of people are still using the private money. And, and also a lot of people here at my market, they, they use this program called redid. You guys heard of it. It's kind of like this. They give you a cash offer opportunity. For you to go bidding war.
So when you go bid on a house, right, 10 different buyers, you, you pretty much the ribbon's gonna purchase the house in cash. And then all the agents get the commissions. And then after that, the ribbon's gonna resell back that house to the buyers. So in words, it comes in with a cash offer, you win, but in as bad of fact behind rapid program, you can, you know, the buyer can use the, a FHA or conventional.
So that's, that's another way that a few of my clients are doing to, to win a fitting work. That is PR. And actually I have heard of that, but you you've actually experienced it where our clients worked with ribbon. Yeah, they, they actually did.
There's a lot of paperwork up front that they have to submit to ribbons, but the program actually worked, you know, when you write a contract, get written in ribbons name, and then you got it under contract under their names, and then the reseller brought you back to you to, to the. It's pretty cool. Yeah. And they always been in a bitted work, always, you know, a cash offer. They closing seven to 10 days who wouldn't want that. Hey, you can't beat that.
And if anybody comes to, to me with a ribbon offer, I'm gonna, I'm gonna tell you, but to that point, so, so how is ribbon making money? Do they resell it at a higher price I'm guessing or, oh no. They charge 1% of a home value. So, so home here in Virginia, Average about $500,000, five to 600 K average. So they charging at 1%. So five to $6,000 instead of the buyer bid up and then pay the different in the appraisal or value. It's just gonna pay the 1% and they get the house. That's pretty cool.
Yeah. He's whatever loan they want. VA loan. I have a guy who used VA loans and, you know, with VA loan, he can't really buy a house nowadays in, in a hot market and they use and then ribbon's gonna resell it back to. Using VA loan. So they win. They win the offer, they got a house that's not bad at all. One question on that, cuz they can close in seven to 10 days. Do you still get an inspection period to like send in or due diligence and things of that nature?
Well, ribbon's gonna get house on their first. And then after that, whatever the VA loan thing is gonna be is gonna be between the buyer and the brick. So the house they'll close and they can still move in. They can do all that stuff, you know, they can move in and then they can do the transaction afterwards. That's pretty interesting. Yeah. As long as they pay the 1%, I don't think ribbon cares. Okay. I'm gonna look into that.
Cause I have a couple clients that we've been trying, we've been losing. That's been tough. I'm hoping that this rate height kind of slows other people down, but I'm looking to ribbon. I've heard of it. I just never looked into it. Yeah, some lender use it. And some, some don't I, you know, I lost so much, so many bidding work. We went to see like more than 60 home that we couldn't get anything under contract.
And then, you know, I joined one of his meetings here and then one of a lender came in and they said, Hey, you know, we have ribbon program. That is how it works. And we, you know, I give it a shot. It actually works. that's pretty cool. That actually works. That is pretty cool. And John question for you.
I know you mentioned that and we talked a little bit, you mentioned that you're starting to look into a little bit of the real estate play and kind of figure out, you know, what the strategy's gonna be from there. Have you had any more thoughts or any more questions around that? No, we had planning a wedding and we got the, the preliminary package of the cost for the wedding this morning. And it is astronomical.
It's, it's stupid, but luckily my income has grown fairly significantly over the last two years, so should be able to pay for all of that and buy a property, which would be the next big goal. So it's just, you know, taking the action, starting to look at deals, starting to make connections with people in and around.
Poconos, I do want to buy land and then build a tiny house and turn it into a unique stay, or also considering a beach property as we find ourself in and around ocean city, Maryland very often. And when we try to book an Airbnb out there in the summer, it's like 500 bucks a night for one bedroom, one bath places. So I feel like if I can solidify something there, that would probably be the play. So, yeah, it's. Building the cash and figuring out the place, but looks like Maria's on board.
So that is a huge help. Hey, come on now that's half the battle and congrats on the upcoming wedding. I'm looking forward to seeing the pictures in the videos. I know it's gonna be amazing. And a question to the group. Has anybody done development work similar to what John just mentioned done tiny homes or anything like that? Yeah, that would be super helpful. If anyone has any input on that. I, you know, I hire somebody to do it, but I haven't done it myself. Mm. You know, that was my plan.
I would like to hire builders or someone to go about doing that. Like, did you, how did you screen the people that you hired? Well, so this, this person is my she's actually my broker in Atlanta. I'm I'm uh, and then she, she do real city involvement, you know, around Atlanta area. And she's building a lot of duplexes and multi-families. Yeah. So I, you know, I, I hire her to, to build one of her duplex for me, uh, within this year.
So I'm gonna be getting it towards the end of the year, but I think they, what, what she did was she, she bought a raw end, get it under contract, due diligence for like, I think 30 days or so. And then she sent it to one of a consultant company that ended the guy used to work in Winnet county. And now he opened the consultant companies. So what did, what this guy does is he's got, he's kind of like screening out the land and basically tell you that, Hey, you can get a permit on this land.
This land is good to build a house here. And then, you know, once you get, once you hear a confirmation back from him and you can, okay, we can move on to the next stage, get the house, get the land under contract and start, you know, starting to get all of, all the other stuff in. That's pretty much all I know about the, the development I'm trying to get into it. It's kind of complicated, you know? So start from raw lane and all that stuff. I'm still flipping, you know, yeah.
That's kind what I was. I, I got to talk to me on Friday about it and, and it seemed like there's a lot of the pieces into the puzzle. I do just need to take action and, and buy another property, get my third one out there and keep this one as a rental this time, rather than resell it.
So I think that's where the Airbnb beach beach house idea kind of came in because when I was thinking through the development and drilling and septic and water and electricity and all those different permits, I was like, all right. Maybe that's something a little too deep for me to jump into and I can just buy a property, put in the systems, turn it into an Airbnb and be good to go. Yeah. I think that's a way to go, you know, whatever, save you the most money and get started as fast as possible.
Cuz uh, new, new construction could be headache because you know, we're. We started a few months ago. I think I torture earlier this year and we're just now doing a grading because if plane keep going bounce back and forth, you know, they, they just want, you know, a little thing, you know, every time and they just don't tell you the, exactly the whole thing, Hey, do this.
And then we're done, you know, they, they just kick back say at this, and then at this, you know, we're still negotiating still back. So it's kinda a. Right. Yeah. And this is kind of a foreshadow, Jason and I shared it with the group last week, but we actually have a date for signing. We're signing this Friday with my realtor in Louisville. We're getting this land 11 acres and we're gonna develop it into self storage and then apartment units.
And yeah, we're, we're not gonna be the ones on the ground doing all the work. We actually met with a couple engineers and, and contractors and things of that nature that, that know this process and the dollar signs are already adding up. So it's, , it's, uh, If you could find something that's already there, man, for your next deal, I would highly recommend I'm excited about it for five years from now, but this next year is gonna be a lot of money poured into it, put it like that.
So you're gonna, so you guys are gonna be doing it all of you or this is me and my realtor. Yep. We're gonna do the first phase. So we're gonna handle the self storage, which is gonna be about two acres and it's gonna, we were gonna get a construction loan. We're actually signing on Friday. Have the operating agreement, put money in the account to get that going.
And then for the next three phases, which will be three different multi-family units of the other nine acres, we're gonna reach out to investors. So people in this call, if you wanna get involved and then also just our networks and that is gonna be a huge deal over the next two to three years, it should be completed. Oh, wow. So you guys looking for investor now? Yeah. Hey, I'm interested, man. Come on now. Hey, done.
And done. And Jason, I'm interested in this development thing you got going, man. You got, you gotta let the broker know that. Hey, I wanna buy something too. How you doing? Hey, I'm doing well. How are you doing? Super good. Are you still at work? No. So I just got back. I had a late client tonight, so I just got back and then I spoke to the roof people because they were here replacing my roof on my home. Nice. And do you mind sharing with the group kind of how you were able to, to work that.
Yeah. So getting the home at first, I was real, I was a little nervous because the only main thing that was an issue about the home was the roof. And I had a referral from one of my coworkers who knew someone who just, he just knocked on his door and then said he could get his roof replaced for free. And my coworker was like, okay, well, how can you do it? And he was like, well, I have a relationship with the insurance company.
From the look of your roof, it looks like you have like storm damage. And so what happened was with his roof, he got his replaced. He referred me to this guy who was amazing. His name was Lidy. And then he went on to my roof, also saw that there was wind damage and I was able to get the full replacement from the insurance company because of their relationship. So I'm really excited about it. It was the one thing that came up in the inspection. Everything else was really good.
It's a huge relief, having that all taken care of. Yeah. Congrats on that piece. I definitely want this person's contact for the future. And I can tell you that having just replaced the roof on a property in Louisville, which is supposed to be a cheaper market. That it's expensive. It's very expensive. I, I, I went into it thinking, okay, it's gonna be 6,500 to replace the roof. And then they got up there and realized, Hey, all this wood is, is rotten. And now it's, it's 10 grand.
I was like, okay. You know, so, so couch your blessings on that one. Now you got a roof for the next, hopefully 20 years. That's that's pretty cool. Yeah. Is it a big blessing? I was extremely grateful. I'm happy that it's replaced and I don't have to worry about it and it's definitely adding value to the home. So I'll definitely give you his contact after the. done and done is that mid Atlantic construction, uh, is a company like mid Atlantic construction. No, it's dynamic roofing.
So, yeah, and he just, you know, he's been around for a while. He just transferred companies. He was with the us roofing and then he transferred to dynamic roofing when he did my roof. But he's amazing. Like he's he knows his stuff about roof. Yeah, that happened to me a few years ago too. It was, it was. Not too big of a storm, but one of, one of the things fell off and then he came in, Hey, I got experience with an insurance company and then they replacement for free that's. So that's so nice.
It's such like a blessing. They just knock on your door and they're like, yeah, we'll, we'll take care of your roof for you. It's awesome. Guess what? An entire neighborhood corner, because it happened on the entire neighborhood. So they, they go, they come after each house and they just replace their roof. It's funny. It's smartest. It's a good way to do business. You replace one roof, they put the sign out front and they're like, oh, I'm just gonna replace the entire neighborhood from here.
That's all. tell you what guys, if you see me on my roof with a leaf blower, don't ask any questions. Alright. I'm just gonna, gonna handle this right now. So we're coming. We're coming close to the close. We got a little over five minutes left on the call. Anything that's top of mind. I know we talked about the market early on. We talked about the, the points increase and kind of what that can affect, but any topics or any questions that are top of mind from anybody.
Well, I just saw a post about the interest rates, rising, the feds, raising those. So that's definitely something I'm interested in hearing people's perspective on. Do they think, you know, especially within my. My job. Everyone's talking about a recession, whether they should buy real estate now or not buy real estate. So any thoughts on like the, do people think a recession's coming or do you think it's a great time to buy?
I mean, I have my own opinion on it, but I'd love to hear y'all's thoughts on that as well. Yeah. I mean, I, I think even with the interest rate, cause I, when I buy real estate, I, I think long term, you know, like 10 years or more, and with, with this low, I think when interest rate goes up, we have. Small amount of buyers, but we're still, we're still low inventory. So we have small amount of seller too. So I think this, the price is gonna be stable or they can appreciate at a lower pace.
I don't think home's gonna ever, I mean, not ever, but I don't think it's gonna crash like 2008 or any, any of that things. And I think the, the home appreciation's, it's gonna still continue to go up, consider how many people actually move into the us every year and the, the development. A lot slower than the, the population. Great. You know? Yeah. So I think that's gonna push the home value up.
I mean, even if the interest rate going up right now, I still see a lot of people still buying right now, you know? Cause we don't have a lot of house for sale at the moment. And if you buy now 10 years later, you make a lot of money. I agree. That's a great perspective. Thank you for that. And even if people buy now with like 6%, 7%, what happened is next year, when two years later, when the rate drops to 4%, you can always refinance that.
Like they don't have to pay six, 7% for like 10 years straight, you know? That's true. That is true. Yeah. So yeah, still buying, I mean, numbers make sense. It will buy . Yeah. Makes sense. I tell people it all the time, refinance it when they go back down. Exactly. You'll have equity. It's gonna. Still appreciating. So yeah. Yeah. I mean, I agree with exactly what Jason was saying.
I think it's, again, you're going to have an opportunity because people are pausing right now, but the past two years we've been seeing double digit growth, which has been crazy and incredible. These rate hikes are gonna pull us back down to semi-normal where it's, you know, Supposed to only appreciate what three to 5% or so a year.
So I think we're gonna go back to that closer to normal, but I don't see it going into a decline as far as housing prices, at least in the markets that, that most of us are in. Oh, that makes sense. Thank you all for your perspective on that. I really appreciate it. Ne I was saying something and I realized that was on mute for like a whole minute before, before Kiara started talking. But it's all good. Cuz you had a good question, but I was saying.
With me, I was trying to buy the property and I'm not able to get one just because I haven't been in real estate long enough. So I, haven't not ma I haven't made, you know, you need two years of income. So I just, they're not even able to use it. And the income that I have, I just started selling this year, really. So I haven't really been making money for two years, really? Just one year. So is there, do you recommend like how you can buy houses with like no money down? Or anything like that?
Like I was thinking of seeing what kind of loopholes I can do or should I just wait until I have the, the money to do it? I'm gonna give my take, and then I would love to hear Jason. Cause I know he's, he's, he's done some non-mortgage qualifying, I'm saying it wrong, but non qualifying loans. I think that right now, one of the ways that you can, well, two ways is DSR loan, DSCR loan, right? Which I've looked into, which is an expensive route.
That's one where they don't look at your income whatsoever. They look at the property's income and what it can bring in. But the caveat with that is you gotta put down 20%, right? It used to be 15% as, as about like two months ago. And then when they started kind of changing some of the rules around now, it's 20% minimum that you have to put down. So that may not be an option. Another route is seller financing.
If you can find a home that's been sitting for 30 days, plus because of what you mentioned earlier, you mentioned that with rates going up. When you're selling a house, now you can't do what you were doing the last two years, which is, Hey, something sold for four 50. I'm gonna list mine for four 80 and it's, it's gonna sell. Right. And it's gonna go over asking now you've gotta actually look at the comps, say, Hey, where should it be priced and price it. Right.
And if people aren't doing that, you may have an opportunity to swoop in and talk to a seller about seller financing, or try to do an off market deal. But Jason would love to hear your take on creatively, picking up deals. Yeah. Regarding an on QM loan. I, I, I know Lona does 10% down investments, only 10% down. They don't check for your income, none of that stuff. So that is one thing you can do. Or you can do a, you can pick up an off market property.
I know a lender who fund a hundred percent to 100% financing. You put 0% down and you put zero, none of your money down. So you may pay some low closing costs, but that that's about it. And then you're gonna force appreciate the property to the, to, to the, the market value, the retail market value. And then once you, you, you, you fi you fix it up, you refinance into the 10% down, uh, right. I was talking.
And then you can do Airbnb, you know, the Airbnb bring crazy money in and you just hold onto that product, but then you, you can cash out a large amount of cash because you only put 10% down on the, the not you. Yeah. I appreciate that. I'm definitely gonna look into some more, less traditional loan options because I, I wanna buy something this year, just so badly.