Hello everyone and Welcome to another episode of Selling Greenville your favorite real estate podcast here in Greenville South Carolina I'm your host Stan McCune I'm a realtor here in Greenville as you probably already know and you can reach me via my contact information that is always in the show notes go ahead and look it up there if you need to reach out to me for any reason if you hate the show if you love the show if you want to talk about the show if you want to buy or sell a house I can help you out let me know and as always please make sure that you rate and review the show there is depending on what app you're using there's different ways to do that in the Apple app you usually have to scroll down a little bit to find where they've got those five stars you just press the five star button leave a little bit of a review that helps the show to get out to more people and I really appreciate when you guys do that so please do that as often as you can well if you've already done it you don't need to do it again all right cuz I've gotten that question from some people you don't need to do it again just do it one time in the app that you're using and we're good to go today we are going to be talking about appraisers gone wild because the past few weeks I have lost so much sleep thanks to appraisers and it's not normally been this way okay this is kind of an abnormality for my career and and an abnormality I think for appraisers as well and obviously we're in a a unique market and there are some challenges there are a lot of challenges for appraisers in a market like this we're having a lot of bidding wars prices going up in unique ways and it it becomes difficult for them when they are trying to make a deal work and most appraisers do try to make a deal work they do they don't want to be the ones that blow up a deal they don't want that reputation but at the same time it's challenging when we're seeing appreciation at levels that we've never seen it before and if you have someone that is making a small down payment the appraiser becomes really the the appraisal becomes a really important part of it because we can typically get appraisals waved if the buyer is making a Down payment that's you know at least 20% you know if they're going up to 25 30% usually we can just get the appraisal waved if the down payment is that much but when you have the the standard minimdown payment 3% 3 and a half% 5% whatever that may be depending on the loan product that's being used it becomes a very important part of it because that appraisal now determines exactly how the lender deems what the lender deems the home to be worth and and so it it becomes a challenge when the appraisers are are looking at you know okay obviously the market is appreciating at a at a tremendous rate right now but they don't want to just artificially put a higher number than they should they have standards whereby they need to try to ensure that the lender isn't isn't putting more money towards a house than they should and that a buyer isn't buying a house for more money than they should because when that happens then we can end up back in in 2008 when we have a a housing market crash that causes a massive worldwide recession appraisers are kind of the Guardians of that to a certain extent and they take that at least in Greenville and Spartanburg they take that very seriously we have very conservative appraisers around here and they really don't want to see home prices going going wild well instead the appraisers I feel like in my opinion they are the ones that have gone wild and they're in really a unique position and and by the way I'm probably going to get some some negative responses from some appraisers I'm not trying to to bash appraisers on here and not all appraisers are the same let's let's start with that there are definitely ones that have a good reputation and definitely ones that have a bad reputation it's it's the same way in every business there are some that are good and some that are bad and I've had a slew of some bad ones but over the course of my career I've had a lot of good ones a lot of ones that that you know that called me up regarding one of my old listings that closed and and asked me questions to try to understand cuz they're doing an appraisal for someone else they want to understand my listing a little bit better and I always help out appraisers when they do that because I I want them to be able to to do their job I want them to be fully equipped and if they're going out of their way to contact an agent to try to get more background information on a listing that's great that shows me that they're doing a great job but the past few weeks and and really the whole year appraisers have been causing me to to to lose sleep and and as I was starting to say they're in a unique position where they are really the only essential Cog in a real estate transaction that is functionally I I know they're not com this isn't 100% true but really functionally they are immune to Performance standards there they yes there are some certain things in place to somewhat make it to where there are performance standards for the appra for these appraisers but at the end of the day they're they're pretty much immune to Performance standards I mean if a realtor A lender an insurance agent closing attorney an inspector Etc if they do a bad job they are going to lose business right that is the way this works if you if you do a bad job I mean maybe one time if you do a bad job that's it's not the end of the world but if you consistently do a poor job you are going to lose business and I mean we could be sued anyone in that part of the transaction could easily be sued now I'm sure that there are ways that appraisers could be sued but I have never heard of that and I don't see how that could could possibly happen unless they they acted unethically us as Realtors and and particularly inspector lenders Etc just making a simple mistake could have us in the crosshairs of a of a lawsuit and that just doesn't happen with the appraisers they make mistakes all the time and there are basically no ramifications for them for that they they don't have the same concerns as the rest of us do and at the end of the day they are working for the lender but it's a very unique relationship between the apprais aers and the lenders because the lenders only have limited say in terms of what appraisers they work with they have appraisal management companies that essentially that they go through and then you know my understanding is it's kind of almost like a lottery system whereby you know the appraiser is selected for the job A lender can't just go out and say we want this Appraiser for this job because that's you know kind of what was happening back in 2006 2007 there were some shady things like that going on and it's part of why the housing market crashed so they've really tightened up there's very limited communication that A lender can have with an appraiser directly and very little say that they have in terms of what appraiser they work with and I'm not going to get all into the Weeds on that lenders aren't completely in the dark and and completely incapable of of you know selecting who the appraisers are but there is just a lot more degrees of difficulty there to to basically bring accountability to to an appraiser because of of how many different things are in place to prevent lenders from colluding with appraisers and so that makes appraisers you know the god in the transaction they have very limited accountability but guess what they have tons of business and that's the other thing is that you know yeah lenders you know even if a lender terminates an appraiser or wants to terminate an appraiser from their system that's kind of like you know cutting off your nose to spite your face because appraisals are getting declined are backed up by weeks it's it's insane what's happening because of of how much that's going on in the market and because you know at the end of the day we don't have enough appraisers right now to handle all the work that's happening and I don't know if it's still the same but I I looked it up years and years ago this was before I was a realtor I was looking up you know what it would take to become an appraiser and it's it's takes you know several years of being an apprentice not making a whole lot of money and you know it's it's not super easy to get started in it but then once you get started in it you're rolling right in in theory but I think because of of how difficult it is right at the beginning that a lot of people don't go that Direction They Don't Go the direction of becoming an appraiser because Who Wants to Be an apprentice for a few years again I haven't checked recently if that's still the case with the process but I'm assuming that it is because not a whole lot changes you know down in this area they tend to keep these real estate things if anything they become stricter they don't tend to become less strict now now I saw with regard to the amount of work that appraisers have today I saw a Facebook thread actually just yesterday with some appraisers where they were saying they're turning down five to 10 appraisals per day these are multiple appraisers turning down 5 to 10 appraisals per day so what does that tell me that tells me they are way too busy and guess what happens when people are really busy and basically they are immune to Performance stand standards have you ever been to the one restaurant on you know on an exit in a really long stretch you know and this is this is the first opportunity that people have had and and you know perhaps an hour hour and a half of driving to get out stretch your legs grab a sandwich use the restroom what typically happens to that one restaurant it's the only restaurant in this this long stretch and it and it's the you know basically immune to Performance standards right because they have no competition and they have a lot of business because people that are driving on this highway need a place to stop and get something to eat need a place to stop and use the bathroom are those places typically good or are those places typically not so good we all know the answer to that typically those places they're not good they don't need to be they don't need to be good they've got business regardless of whether the bathrooms are clean they've got business regardless of of whether you know the person at the front counter is sneezing all over the food it doesn't matter for them go on there and leave them a bad Yelp review who cares the next person that is hunger and needing to use the bathroom on that long stretch they're still they're not going to be looking at Yelp to see oh is this restaurant a good restaurant or not no they've got to use the bathroom they're hungry they're thirsty they're just going to pull over and just eat the sneezed upon a sandwich I mean that's just the reality of the situation another one that comes to mind is the DMV now I'm not I'm again I apologize that might be harsh to appraisers but who's another type of of organization that's immune to Performance standards and is too busy the DMV and we all hate it we all hate going to the DMV because we know we're just another number to them they They Don't Care About Us they don't need to provide good customer service to us we're not the one that they answer to but we're the one that they're serving but they don't have any good reason to have our best interest in mind it's basically an honor System we're hoping that we get the one person that's had a good day we're hoping that we get the one person that actually cares about their job because we know that a lot of them don't and that's the thing with appraisers if you catch them on a bad day or if you catch one that doesn't have pride in their work guess what you're you're at their whim because they can do whatever they want basically no accountability very little again I shouldn't say no accountability but it is not a lot of accountability it's less accountability than every other part of the real estate transaction in my opinion now again I I just want to make sure that we understand that there are a lot of good appraisers out there and they're really of them they're all working very hard right now regardless of whether they're doing good work or not they're all working their their tails off and I respect that I know because I'm a realtor and I'm working my tail off and by the way I'm not sitting here and pretending like there are a lot of realtors that are doing poor work because they're too busy as well you know it's hard for all of us to keep up with everything but you know as Realtors we have the the good ones have processes in place in order to make sure that their business can expand and contract depending on what part of the market it it's in because we have seasonal business appraisers that their business is not as seasonal as us as Realtors because I don't know how many appraisers there are in Greenville I'm guessing a few hundred whereas there are thousands of Realtors so it's just a different appraisers unless the market gets really slow they always have work whereas Realtors the market can be a it can be a decent market and you as a realtor still aren't super duper busy that can happen it's just a completely different type of of work even though it's real estate oriented it's a completely different type of work so there are a lot of appraisers the pretty much all of them are working hard right now they're all trying to keep up and a lot of them are are absolutely doing their best but it's human nature that even those with the highest standards of work when they're super duper busy and when there's really no one holding them accountable things are going to slip that just happens it it happens among the best of us okay it happens among the best Realtors you can see it I had a closing attorney that I've used for several of my own personal transactions I've dealt with them on a few different things recently their business their quality is slipping I've heard this from multiple other people and and I never thought that that would happen with them and so weird things happen when people are busy and so you have to keep that in mind appraisers are not immune to that just like on the flip side they basically are immune to Performance standards and being held accountable they are not immune to having their service slip unfortunately so a few examples you guys are probably curious well well what are you seeing out there well I told a story a while back the the listing from hell and that was that was from a few months ago at this point that was from the spring and that was an example of where the appraiser basically scheduled the appraisal for the same day so she you know scheduled the appraisal for 400 p.m. and scheduled it at noon that day so like 4 hours before she was going out there that was when she scheduled the appraisal for then she got out there couldn't get into the property told me that you know that she wouldn't be able to go back out for several weeks probably because she's again she's just way too busy and thankfully this was an example of a good appraiser who listened to me and and listened to my Saab story about how we had been waiting and waiting and waiting and it wasn't her fault but it was the buyer's fault which was not my client but the buyer had changed things so many different times and my client the seller was just waiting and waiting and waiting and here we were we thought we had the appraisal in and now the appraiser couldn't get into the property and and again everything was so last minute nobody was prepared for the appraiser to be there because they scheduled it 4 hours before they were going to show up and so that was a a a an example of here's an appraiser to me that's just kind of flying by the seat of her pants a little bit but she redeemed herself because I was able to get my locksmith out there get the property open for her and she came back on her way back from the other appraisal she had to do she came back and did on her way home so she redeemed herself but it wasn't an ideal circumstance by any stretch anyway you can listen to that whole episode that was just one small part of a wild ride that I had on on on that list that you can go back and listen to I don't remember what episode number it is but it's called the listing from from hell I had another one just recently and and by the way some of you guys I I know some of you are are listen to my podcast you're going to hear your story on here so I hope you enjoy that I'm not going to you know mention any personal details so you don't need to worry about that but I'm sure I'll get some people that are like hey I recognize that that was my house I just had my lowest appraisal in terms of difference from the contract price to the appraisal price $49,000 lower than what we have it under contract for 49,000 this is not this this is basically 10% of of the total contract price I've never had anything like that and I asked the lender hey have you ever had anything like this he could only think of one other time I asked my team leader who's been in real estate for you know 20 something years have you ever had something like this one time he could he could think of where he had a $70,000 low appraisal but otherwise they're usually you know low appraisals are typically usually 10 15,000 if that 49,000 and and let me tell you this isn't an instance of course there are instances where people over spend for house this is not one of those instances this is a house that is a remodeled kitchen remodeled bathrooms the comps that the appraiser used the appraiser only used three comps and we went back to him and and showed him other comps said you know why are you only using these three comps they were not good comps one of them was a cash purchase above list price now if you know anything about real estate you know that most cash purchases are not above list price most cash purchases are either at or often times below list price even in this market you know I've had multiple cash buyers the you know the past year and there has well there was technically one that went above list price but they went above list price by like $500 just to give them you know a potential competitive Advantage because there were like 30 offers on this house and guess what 30 offers on that house the cash by fire went 500 above list price you know how many other offers were above list price I think EV every other offer that they received was higher than my clients but my client got it in large part because it was cash so that is the trend other other cash buyers that I've had the past year while this Market has been crazy they've been able to get it even a little bit below list price in a market where the past couple of months things have been selling on average above list price which is the first time that's ever happened okay in in our Market okay so what do you think was the case if this was a cash purchase several thousand above list price that tells me that there were a bunch of offers and you can look at this house and see it was underpriced there had to have been a bunch of offers that were well above what it went under contract for that were financed and because that would be the norm for that situation but guess what we're penalized for that when that's used as a comp because the seller opted to go for a lower price with a cleaner cash offer okay an appraiser doesn't care about that I get it but me as a realtor I'm looking at that and I know exactly what happened and it's like you know what that is a really frustrating comp to to use I get it I know that that some of that is anecdotal but it's frustrating okay now if that were just one of the comps and it's not that big of a deal whatever by the way that property it it did not have nearly as nice of fixtures as the subject property a lot of other things that I I didn't like about it that the appraiser did not adjust for whatever another one of the comps that the appraiser used was clearly a fixer upper home like you can look at it you can see that the the flooring is waving looks like the flooring has moisture damage or something you can see that the the kitchens and the bathrooms are we're not just talking about like not updated we're talking about ugly we're talking about these need to be completely like they are well below the standard for that neighborhood did the appraiser make adequate adjustments for those things no no not at all and and the appraiser did not make any adjustments for appreciation either we're appreciating right now on average about 1% per month no adjustments for appreciation except with with one comp that was an older comp and it wasn't an appropriate adjustment it was not an appropriate adjustment so we got a very low appraisal and and the lender was just like we we all just laughed I was talking to the to the Banker about this and he was just like yeah that that we can all look at that that's just a bad appraiser and a bad appraisal and by the way we sent them other comps and he said oh no those are too big or too small but this is in a neighborhood that has a wide variety of of Home sizes and and the appraisal is designed to where you can make those adjustments you can make adjustments based on the size of the property wouldn't do that would only look at homes that basically the only thing he was looking at was the square footage of the home he wasn't looking at the kitchens or the bathrooms he wasn't looking at the the Landscaping or anything he wasn't looking at appreciation he was only looking at the square footage okay these homes are in the same neighborhood similar square footage what did they sell for that is an awful way of doing your job in my opinion and so the lender actually just ordered another appraisal which is pretty rare to be honest just ordered another appraisal and and told me that they actually have have terminated their relationship with that appraiser they they talk to another realtor who does a lot of work in that area knows a lot of the appraisers and that Realtor said oh yeah that's the worst appraiser in the area and so they did a rare and kind of nuclear move of just terminating their relationship with that appraiser had another one recently so so really that's my only like low appraisal that has been like the big headache I don't get very many low appraisals and if I do we're kind of prepared for them and and there have been a few situations where where we have been prepared okay this could be a low appraisal type of of situation what are the odds that it appraises low and what where is it going to fall and I always have that conversation with my clients on the front end so that we're all prepared for it this is the first one that really of my entire career that has been like surprisingly low low in a way that that we did not anticipate it and what does that tell you that tells you that almost certainly that there was a quirk with the appraiser and the appraisal itself and and the appraiser was just when we approached him about why it was so low he just dug his heels in and there were there were mistakes on the appraisal as well that I caught he tried to explain the mistakes but didn't his explanations didn't make sense so anyway it was just we decided to cut our losses and just move on from that guy let's just get a second opinion and we'll go from there the second opinion might come in low but I don't think it's going to come in anywhere near that low that might be another story for another day we'll see we'll see how this all plays out here's another one so this one wasn't a situation where an appraiser an appraisal came in dramatically lower than we expected but it was a situation that it this just happened where I have a client under contract by our client for a house that as soon as we went under contract the house had some water damage that it got hit with and basically there was a leak upstairs caused damage throughout the house homeowners insurance claim had to be filed they had to do water mitigation they had to do a bunch of repairs etc etc but the lender recommended that we move forward with go ahead and and keeping the appraiser on schedule to go out there and look at it and obviously when the appraiser sees all this damage the they're they're still going to give the normal appraisal as if the home was in good shape but then they're going to have to go back out there and and perform a reinspection in order to ensure that those repairs were done well that was scheduled for this past Friday the appraiser was supposed to go back out there and reinspect on Friday well I get a text from the while I'm out at another meeting saying did the listing agent tell the appraiser that the repairs weren't done and I was like not that I'm aware of the you know and I've been in touch with the listing agent and he had literally just texted me that day a bunch of photos showing that all the repairs were done and I had actually walked through the house just a few days earlier and the repairs were like 99% done there were just some very minor things like some shoe molding that was missing some some very basic things that needed to be done so I was like what happened you know I asked the lender what what happened and he said the appraiser is not scheduled to go there out back out there until the 29th well guess what we're supposed to close on the 30th that's really cutting it tight and probably not enough time for everyone to to get their stuff together so I reached out to the listing agent listing agent listing agent like no I confirmed with the rer that that as of Thursday the repairs would be done and he was like I've actually got this all on text so he sends me a copy of the of screenshot of the text message thread and sure enough there's the appraiser talking you know scheduling it with the listing agent and they said we'll be out there on Friday referring to this past Friday not this upcoming Friday this past Friday and so there was a lot of back and forth that then ensued of course then the appraiser was hard to reach I couldn't reach them I called them multiple times the lender of course the lender can't call the appraiser directly they have to call the appraisal management company listing agent reached out to them we're basically being ghosted by this appraiser finally we got a hold of them on the next day and they actually admitted to the listing agent they they had just made a mistake and guess what this is what I'm saying they are too busy of course there's nothing we can do about that but they're so busy I think they just confused the house for another house and so thankfully again this is an example of an appraiser that redeemed themselves they went out there yesterday and they completed their work they got it done I think in this case they they took ownership they actually admitted that they were wrong they took ownership of that and they went back out there and and corrected you know what could have really hurt the transaction potentially I had another one and and this one was the most stressful out of all of them I had another one recently that was a very unique property it was a a multif family type of property had a lot of unique features in terms of its location and and and various things and guess what appraisers didn't want to take it it took a long time for them to just get an appraiser to accept it cuz guess what I just told you that appraisers are saying they're rejecting 5 to 10 appraisals per day well which appraisals do you think they're rejecting they're rejecting the ones that are hard they're taking the easy ones they're looking at the appraisals that are coming down they're like oh that's a neighborhood that has a lot of comps oh that's that's a house that looks like an easy one to comp so that you get a unique property a multif family property something that has unique features and they're not getting paid a whole lot more if anymore in in order to appraise that property they're just going to pass over it give me the easy ones right and and again I'm not making fun of appraisers for only wanting the easy work Heck i' if I were getting paid the same thing to do easy and hard work give me the easy work all day I mean that's just a very basic thing particularly when you're as backed up as they are but we had a hard time I think it was rejected eight different times before an appraiser finally took it on well then of course it's multiple weeks before the appraiser actually gets out there and so we had a date where the when the appraisal was supposed to come in and of course this was combined with a listing agent that was completely out to lunch I mean this is a listing agent he's the broker of his company he was completely out to lunch the entire transaction not not fun to work with he he argued with me about the contract language and he did not even know the how the contract language worked there was just a lot of different things there but the day that we were supposed to get the appraisal back I found out that the appraiser hadn't even been out there yet I mean we're supposed to have the report in the appraiser was supposed to have been out there at least like a week earlier right the report's supposed to be in and the appraiser hasn't even been to the property yet so it turns out that he had been reaching out to the listing agent because it was it was such that it was set up so that because there are tenants in the property it was set up so that the listing agent had to approve all all showings and and all appointments well the listing agent because he was nonresponsive wasn't responding to the appraiser because the listing agent probably was also too busy among other things and so the appraiser waited an entire week until the day his appraisal was due to let us know to let the lender know that and and the appraisal management company know that oh I haven't even been able to get out there yet so I certainly won't have my report in today well that was awful news to hear because this was already a difficult transaction based on what the seller was doing the seller had a backup contract in place that was better than our contract weird situation overall but they had a backup in place better than ours so they were just playing hard ball the whole time and I was concerned if if we end up not being able to close on time is this seller going to say you know what forget it I've got a better offer that can close in two weeks you know they had they revealed to me that they had a cash offer so it could have closed in two weeks and it was as is and I I believe that the agent if I remember correctly said it was above the price that we had under contract for so they if we didn't close on the contractual closing date they may have had some very compelling reasons to just at that point say you know what we're moving on from this one and going on to one of our backup contracts and so I was on pins and needles we need this appraisal to come in and so we were able to between me and the and the lender we were able to get that appraiser into that property on that day and that was a that was actually a Thursday if I if my memory serves me and so then we need the the actual appraisal in by Monday and thankfully the lender with Southern First Southern first is really Nimble in terms of being able to handle things last second but you know that's within reason right so the appraiser you know needs to get his appraisal in really I over the weekend we're supposed to be closing Monday morning so I called the once I got confirmation on Friday that the appraiser had been out there I called the appraiser and spoke to him and his wife who is his scheduler which is actually kind of common in the appraisal World interestingly I spoke to him was just like hey just so that you know we're closing this Monday morning it would be I I know that you're really busy but is there any way that you can can crank this appraisal out and get it over to them over the weekend and the and you know i' had given him the address and everything the appraiser didn't even remember this property he didn't even remember the property he had just been out there like 12 hours earlier maybe a little bit more than that maybe 18 hours earlier and it was a unique property and that just blew my mind I was like these guys they can't even remember the properties that they were at the day before maybe there was some senility going on there or something I don't know but I took it as this guy is way way too busy and so finally I jogged his memory he's like oh yes yes yes okay all right so you're you're closing when oh okay 10: a.m. on Monday okay hey honey that that that multif family property they they're closing Monday morning are we able to do that yeah yeah yeah okay yeah we'll get it done that's that's what he said to me so I was like okay all right that's good he said he'll get it done well we decided okay this is probably going to be the kind of thing where we need to give ourselves a little bit more time on Monday so we we kicked the the closing to 1 pm on Monday to make sure that we had the morning because you know Banks aren't open over the weekends and and all of that as well so even if he got it to us over the weekend it wouldn't be reviewed until Monday morning anyway well guess what it didn't come in Saturday it didn't come in Sunday and here we are Monday morning hours before closing and we still don't have the appraisal now Southern first did a great job they got every everything teed up so that they were ready to rock and roll when that appraisal came in they could review it crank it out get it done we come to 10:00 no appraisal 11:00 no appraisal my client is asking me should we go to the attorney's office and I'm just like I have no idea I I have no idea whether you should even go to the closing attorney and so I I talked to the lender and we just decided you know hey let's let's try to find a later time give this appraiser some more time he said he there was some communication with him and I guess he said he was working on it but again we're all multiple degrees removed and I don't want to bug the appraiser because if he is working on it well if he isn't working on it we're in trouble anyway right it doesn't matter if I bug him if he is working on it then I don't want to distract him with phone calls so so that puts me in a weird spot where I'm just you know waiting on again on pins and needles so so the the closing attorney has a 3 p.m. slot available okay so we bumped the time to 3 p.m. the appraisal came in at noon it came in at 12:00 and of course now there was a possibility that appraisal could have been low and now I didn't think that that was going to happen that that really would have shocked me in this instance but that is always a possibility it came in at noon now it has to go through the review process and has to be approved by underwriting and all of that thankfully Southern first cranked it out and I mean we had it it was we're not even talking about the 11th Hour like it's the 59th minute of the 11th hour we got them to the closing table we got everything Signed Sealed Delivered good to go thank you thank you appraisers for making every step of the process as stressful as possible every step there's not a single part of this from scheduling to producing the report to going back for reinspection to providing the the appropriate value literally every step in the process has been difficult and I feel bad again that they are so busy but we've got to we've got to find a solution for this there's got to be more accountability I don't have those Solutions I don't know what the answer to that is outside of you know Finding ways to get to get more appraisers here in the upstate of South Carolina in order to ease up some of the issues with with supply and demand get more supply of appraisers in order to be able to handle how much demand there is for them but nonetheless that is where we are at appraisers have gone wild we're doing our best to work with them but it is a major factor going into a transaction how is the appraisal going to go and and in the past that used to be with regard to price now it's regard to every aspect of the appraisal process has just become difficult and so be prepared for that whether you're a buyer or a seller be prepared this is the way the market is right now we all just have to do our best this is why it's really important to work with a good lender a good lender particularly a local one they will step in and do what they need I mean that one that example that I just gave that if if I and the lender hadn't done the work that we did that whole deal might have blown up it I my hunch is that it would have it would have blown up had we not stepped in and so that's the important I'm not trying to toot my own horn but that's the important part of having a good realtor having a good local lender it can be the difference between a transaction that happens and a transaction that falls apart that's it for today's episode a little bit longer than I planned but lots of Storytelling I hope you guys enjoyed it I hope you guys have a great rest of the week we had some insane flooding yesterday I'm recording this on Tuesday July the 27th yesterday we had some crazy flooding up at the airport it was wild but it looks like a nice nice day hopefully the rest of the week is nice and I hope you guys stay safe and enjoy the rest of the time the last few weeks that we have of Summer [Music]