[Music]
Hello everyone and Welcome to another
episode of Selling Greenville your
favorite real estate podcast here in
Greenville, South Carolina it is your
favorite right it is 100% your favorite
there are not very many real estate
podcasts here in Greenville South
Carolina I have a little bit of a corner
on that market and so this one's
definitely your favorite
I am your host as always Stan McCune
I'm a realtor here in Greenville South
Carolina you can find all of my contact
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episodes today today I want to be
talking about contract changes that are
coming in the state of South Carolina
when it comes to residential real estate
but particularly I want to go back
and review what happened with the
changes and what has been happening with
changes that were made last year for
those that are longterm long time I
should say longtime listeners of this
show you know and and perhaps even if
you're not a longtime listener of this
show if you're just very active in local
real estate you know first off that the
vast majority of retail residential real
estate transactions occur on a single
contract form that we know ASR which
stands for the South Carolina
Association of Realtors form 310 this is
the contract form that a retail
transaction generally takes on when it's
a a residential deal that's happening
a major change was made so so the second
thing if hopefully that was the first
thing you knew and if you didn't now
do the second thing that you might
already know so if you do I apologize
but for those that don't last year a
major change was made to the section
dealing with inspection and repair
rights and we used to have multiple
different options for what an inspection
period would look like for the buyer and
that was just changed to a simply
straight due diligence period all right
now here's what due diligence means
again this is going to going to be
review for some people but I promise you
it will be worth the payoff because I'm
going to be talking about how this has
evolved just in the past 6 to eight
months all right so for those that this
is new for the due diligence
period operates like this it used to be
in the old days that sellers had a
certain responsibility for well they
always have had and they still have a
responsibility for disclosing major
issues with their home that remains
there is still a seller's disclosure
it's still the seller's responsibility
to disclose major issues with their home
what has changed is sellers then used
to be required to make certain repairs
structural repairs repairs that
related to roof leaks things of that
nature what changed is that this went
away from all of that because that
became very subjective there was a lot
of in fighting there's a ceiling spot
on the on the ceiling is that a roof
leak can we ask for repair there is
settling you know a certain window shows
signs of settling is that a foundation a
structural issue is it not there was so
much back and forth happening and so
much negotiating happening mid
transaction that it just was it it was
too much the the South Carolina
Association of Realtors was getting too
many complaint calls too many people
arguing doing too much infighting and so
they decided to change it to a straight
due diligence contract which this was
always an option before that's what's
interesting is that due diligence was
always an option in the past but it was
usually only used for investment
types of properties and typically here's
here's what due diligence means all
right so let's just get to the meat and
bones of it it means that the seller
during their due diligence um they
aren't require during the buyer due
diligence they aren't required to do
anything buyer can come back and ask for
this repair or that repair the seller
does not have to do a single thing if if
it comes back that there are tons of
structural issues the seller doesn't
have to do anything about it now what is
the buyer's leverage well the buyer if
the seller can't do anything or chooses
not to do anything the buyer can then
back out and then it's the sellers
obligation at that point now they have
to disclose those issues that were
discovered and if there were issues that
the seller knew about and didn't
disclose now they're potentially up for
litigation they could be in legal
trouble for not disclosing things to a
buyer and now the buyer has costs they
have inspection costs they've now been
out of the market and possibly lost out
on homes that they could have been
interested in now there's a a potential
legal issue that the seller has to
deal with it sounds like okay well that
sounds like it's way too buyer friendly
well there's leverage that the seller
has as well over the buyer and that
leverage comes in the form of a
termination fee this contract it doesn't
have a standard termination fee it's a
blank the blank has to be filled in so
the termination fee means that the buyer
during the due diligence period they
have to pay the termination fee if they
back out during the due diligence period
And if they choose to endure the due
diligence period and and they get past
the due diligence period now the
termination fee goes away now it's the
earnest money that's up for for dispute
if the buyer were to back out so
hopefully that all makes sense I don't
want to get into a lengthy discussion
about that if you want more details on
that i' I've had a couple of episodes
where we've discussed it go back and and
listen to those and then it'll make more
sense but the way practically the way it
works is the buyer has a couple of weeks
typically again the time frame is is up
for interpretation but the buyer has a
couple of weeks to do whatever due dilig
due diligence they want to do anything
they can have a gazillion inspections if
they want or they can do nothing they
can just do a walk through or they
can have a contractor go in there they
could do whatever they want previously
you had to have a licensed South
Carolina home inspector that was a that
was a big part of the contract now not a
big deal anymore it doesn't matter
so they have a period of time that is
written into the contract whatever
period of time both parties agree on
where all of those inspections can be
done and then and this is important
before the end of the due diligence
period the buyer has to tell the seller
whether they want something out of this
and that something can be literally
anything it can be I want you to do
this list of repairs it can be I want
you to come down on the price it could
be I want you to pay some of my closing
cost now in lie of of repairs
obviously you don't put that into the
contract cuz lenders don't want to see
anything in lie of repairs but
functionally that is every everyone
understands and agrees that that's
what's
happening or it can be any
combination of those things so there I
mean it could be the buyer might not ask
for anything maybe the buyer asks for
home warranty I mean literally anything
can be renegotiated during that due
diligence period the seller can agree to
it the seller can not agree to it or
there can be some kind of a compromise
that's made and again the primary
leverage that the buyer has in in this
situation is that if the seller let's
just say the seller says forget I'm not
doing anything then the buyer really
their only Leverage is to back out and
if they do then they have to Forfeit
that termination fee whatever was agreed
upon so we've now been in this system
for several months and I have seen a a
lot of
different ways that this has played out
it's very interesting when it first came
out I said this and you can listen to
this on my previous podcast where I've
discussed this is that in a seller's
market this is a very seller friendly
way of structuring the inspection
period and in a buyer's market it's very
buyer friendly and here's why because
it's completely
open-ended because in a sell's market
the seller can ask for a really high
termination fee and basically make it to
where the buyer has tons of skin in the
game whereas in a buyer's market when
sellers are not getting a whole lot of
activity or a whole lot of offers
then the the the buyer can present an
offer they might have a z termination
fee they might be asking for what we
what South Carolina Association Realtors
likes to call a free first look well
that means that they can back out
without any repercussion
and so that's what we have here is that
what during so I went to a lot of
classes last year about this and they
would ask do you think that this is more
friendly towards sellers more friendly
towards buyers and pretty much every
time the class would raise her hand for
the sellers oh man this is so much more
friendly for the sellers but that was
because we were still in the middle of
this crazy sellers Market with like one
month of inventory multiple offers on
everything now that the market has
shifted and again as I've said before we
are nowhere near seeing a buyer market
yet but it's balanced out a little bit
more and so now that it's balanced out a
little bit more we are seeing a little
bit we're we're seeing this not to be
nearly as seller friendly as it was
before and here's what I tend to be
seeing as kind of the standard oh sorry
there was one thing I I forgot to
mention before I need to go back and
mention this the when you deliver a list
of repairs in the old system um during
your inspection period you could the
final day of your inspection period
deliver a list of repairs and then the
the seller had a few days to to respond
then the buyer had a few days to respond
to the seller's response that was also a
confusing part of it was all of these
days for the due diligence period once
that date comes it is over the buyer is
now committed their earnest money is now
on the hook once you get past that date
so that's why it's very important all of
the due diligence has to be done several
days before the end of that period and
then everything has to be negotiated
with the seller no later than that due
diligence period end date um and so
there's a a little bit more of a time
crunch when it comes to some of this
stuff so here's what I'm kind of seeing
generally speaking here's kind of the
standard where this has kind of
normalized I'm seeing typically that
buyers are trying to start with a very
low termination fee and roughly a 10 to
14 day due diligence period I saw saw I
had one offer coming recently on a
listing of mine that had like a like
a 4-we due diligence period um that was
the longest I've seen I saw one recently
as well um on a different listing that I
had that had a very short due diligence
period it was like six days or six
calendar days something like that um but
typically we're seeing 10 to 14 days and
we're seeing very low termination fees
what do you mean by very low termination
fees what I mean by that is either
somewhere between 0 and
$500 to me that's very low the standard
for earnest money is 1% of the
contract price right now the median
price of a home in Greenville MLS is
300,000 so you would on average expect
for the earnest money to average out to
around $3,000 per contract um the
termination fee much much less buyers
right now are seeing that the market has
shifted a little bit and they're
offering very little um but that being
said for my sellers so so for my buyer
clients if we're not in a multiple offer
situation that's exactly the strategy
that I'm using that I'm encouraging for
them let's try to get this as low as
possible to give you maximum leverage
right because if you have an easy out
then you have all of the leverage on
your side for my sellers it's the exact
opposite if we get an offer like that
that has $0 or $250 I'm trying to for
that for that termin ation fee um which
is the amount the buyer has to pay if
they back out during the due diligence
period I'm trying to get that number up
as much as possible um that is a a a
really important piece of this for
everyone and and you know sometimes you
try to get it up and you can't get it
all the way up so I had an offer
recently where the the termination fee
someone offered
$100 during their due diligence period
for the termination fee and I was like
you know $100 that doesn't give me
confidence that you really are sold on
this house that you really want to
purchase this house and so we counted
back with
$11,000 which I thought was reasonable
and they came back and they said we're
not willing to go up to $1,000 but we'll
do
$500 now this was in full disclosure
this was a house that I was flipping
I've flipped a few houses recently
something I do on the side so I was the
listing agent and the seller in this
instance um so this was strictly my
opinion what I felt about it and here's
what I felt about it I felt okay I don't
feel great about $500 versus
$1,000 which is where I wanted them to
go to but they did come up from a 100
and I don't know all the thinking that
was on their side but having $500 that's
a relatively I mean it's not great skin
in the game but that's something that
hurts you lose
$500 um you know you can you can take a
a little weekend getaway somewh where
for for $500 if you're Savvy um and so
nobody wants to just forfeit
$500 and so to me it was I I like the
fact that they were willing to meet me
kind of in the
middle and that that showed me that they
were at least somewhat interested in the
home that showed me that that they um it
it it gave me a little bit of a sense of
what they were doing on their side and
this is generally speaking a tactic that
I like to use is when I'm representing a
seller I I do when a an offer comes over
I do like to even if it's a really
strong offer there are some exceptions
to the rule I mean if it's just to knock
your socks off type of offer I don't
necessarily encourage this because it
can it can sound nitpicky but if if an
offer is trying to you know it has a few
little buyer friendly Provisions in
there I like to do a reasonable counter
on a few things just to see how does the
buyer respond because that gives you an
indication of how the transaction is
going to go that's a very important
Little Nugget of data that you have as
you're kind of negotiating with them and
so I I I like that and and this was also
an interesting transaction because from
other standpoints in terms of how
they handled their due diligence period
I'm 99% sure that they did not ever hire
a licensed inspector what I believe that
they did is that they inspected it
themselves they maybe they're handy I
don't know um but I'm very very sure
that they went through the house
themselves and identified the things
just from their opinion that they
thought needed to be fixed or replaced
or whatever and that might sound like
something that you wouldn't want right
if you were a seller because it is
subjective and there were some major
headaches with how this H happened but
generally speaking Hey listen if I have
someone purchasing a property that I
have listed and they're not hiring a
licensed home inspector to look at every
single thing wrong with the house to me
that's a win for for me as a listing
agent for my seller even if the buyer
doesn't really know what they're looking
at that's honestly part part of the
reason why that's helpful for the seller
um they're just not going to find as
much stuff as a licensed home inspector
will find so um so I find found that to
be very interesting now in in terms of
what buyers are then going back and
asking for like what that negotiation
looks like um we're seeing
really I I feel like it's gotten a lot
better in terms of just being a smoother
process from what it was before when we
had that list of stuff that the sellers
had to do um and then if they didn't
then the buyer could back out all of
that type of stuff it has gotten in my
opinion a lot smoother now and what
we're seeing is a lot more of okay um
here's here's a list of repairs and then
the seller looks at it and the seller
says you know what I'll do five or six
of these things but I'm going to offer a
home warranty for these other things um
or let's um let's handle let's not worry
about any of these things let's just do
cash let's just let's just offer the
buyer just some cash at closing and
let's just wipe our hands of of any
of these repairs in some instances you
know I have some buyer clients
recently that we were talking about it
and for a variety of reasons I didn't
personally and they agreed with me I
didn't personally feel comfortable
asking the seller to make repairs
because it was like they had done some
other things in the house there was some
deferred maintenance in the house and it
was just kind of like you know what do
we really think they're going to do a
good job on repairs if we ask them to do
repairs I was skep
so it's just like let's just go back and
let's just ask them to pay for some
closing costs and what I did a little
wrinkle that I did to make them feel
good cuz we still had several days left
on the due diligence period um I
basically included language from the
repair
addendum I I copied language sorry from
the repair addendum that states once
ratified um the due diligence period has
has essentially ended that's not exactly
how it's worded it's it's very very
legally phrased where it says something
like the buyer's right to due diligence
terminate this contract has expired or
something like that anyway I just copied
that language and just pasted that into
this addendum where we were asking for
the seller to pay additional closing
costs and that way it told the seller
once you agreed to this we're not asking
for more things right because otherwise
if I hadn't done that we would still be
in due diligence the the buyers
technically could still you know pull
something funny and try to get the the
seller to also have to agree to some
other things so that was a way to get
the seller to agree to an additional
closing cost expense that probably hurt
I mean it it was it was not we're not
just talking about like two or three
hundred bucks it was it was a bit more
than that and so we helped to soften the
blow a little bit by then saying okay
we're this ends the the due diligence
period when all parties sign off on this
um
and again I feel like so far the way
this has gone it has been a better
system for everyone really since the
start of the new year or maybe even
going back a little bit further than
that we're not really I haven't seen a
whole lot of termination fees higher
than $1,000 it seems like that's kind of
that's kind of where things are cutting
off and and specifically for properties
that are are below 500,000
in in purchase price I I need to
clarify that for more expensive
properties yeah for more expensive
properties that number is way way higher
and that's still there's still a lot of
negotiating that happens in that
instance um but for the vast majority of
real estate transactions in the upstate
which are fewer than
$500,000 we're seeing often times those
termination fees are not exceeding
$11,000 because again again we're not
having as even though we're not in a
buyer market yet we're not having a lot
of those multiple offer situations where
people are having to go back and forth
having to compete on all of these
different terms and all of these
different things but that is for me when
I have a listing and I have you know
buyers agents calling me and asking me
hey what do you think that is important
to your
buyers um that's always kind of a a
weird fishing question because the
answer is always going to be the same
right they want the most money the best
terms you know etc etc um but what I
always talk to my sellers in advance is
with this termination fee is that that's
a major part of how we're going to
assess offers because that tells you how
much skin in the game the buyer has and
so when I get those fishing questions
from buyers agents about my listings I
will let them know right away you know
well of course my sellers they want
the most money they want they love you
know friendly financing terms quick
turnaround all of that but we're going
to put a lot of value on the termination
fee in addition to these other things do
not come in with a$0 termination fee and
expect this offer to be seriously
considered it's just it's just not going
to happen we're not in a position of
panic um and
that's an important Point as well with
my seller clients I'm encouraging them
Hey listen this Market this is not what
the market felt like for a couple of
years this is not where you know you
heard your friends that were selling
their home and getting 10 offers in the
first 24 hours that's not the market
that we have right now you need to be
patient don't fret don't freak out don't
be worried we didn't get any showings in
the first couple of days all of these
different things it it will sell it will
sell we just need to let the market
take its time the market is taking a lot
more time right now buyers are you know
they're kind of dilly-dallying around
not being super
urgent letting the market kind of play
out and so things are just taking longer
than they have in the past but
because of that you need to make sure
you you don't need to then be like okay
because things are taking so along I
need to surrender a bunch of of these
terms no it's not worth it it's not
worth it to go under contract give a
buyer an easy way out and then in the
end you end up putting the house back
on the market you've lost potential
buyers that would have been interested
that went that went under contract for
another house during that period and now
here you are in a situation where you
took your home off the market for a
couple of weeks and have nothing or very
little to show for it and so that's
something that is is is really really
important to my sellers I know I've I've
mentioned that in the past as
well so as the market continues to shift
I think that we've kind of
normalized for the current market and
this being what it is I think we're
going to see a lot of thousand and Below
termination fees that's that's all the
skin that it's that buyers are going to
have in the game is you know 500 250,000
maybe in some cases
$0 that is what we're seeing over and
over again and so I think that that is
where this has kind of normalized now
I mentioned before I got an offer
recently where the due diligence period
was like for a month no way no way there
there are no circumstances in which a
buyer should have I mean even if I'm
representing a buyer I don't want a
month due diligence period like what are
we going to do get the inspections done
right away don't don't you don't want to
fool around with that kind of stuff so
in an instance like that if I'm
repres representing the seller we get a
an offer with a month-long due diligence
period I'm either a just G to suggest to
my seller that we just counter that back
or I'm going to you know if if that
becomes a big sticking point for the
buyer I want to know what is going on
here like why is it that you're
requesting for that much of a due
diligence period that's just an
abnormally long period of time to have
something like that usually you can get
all of your inspections done within
just I mean really just a week there
there in most cases there's no reason to
need more than a week to get the
inspections done and then of course you
need time to review and then you need
time to to get with the seller and then
the seller needs time to review and then
they need time to respond so usually 10
to 14 days is plenty of time to get all
of that completed as long as you're on
top of it so that's another thing
that I think people are still trying to
figure it out I think they're being told
I think a lot of agents are being told
by their brokerages hey give yourself as
much time as possible because this takes
longer than before you don't need to
give yourself that much time that
doesn't that doesn't in that doesn't
make the seller feel great when the
buyer has a month where they can back
out of a contract that's an AB normal
way of of handling
this so that is just my personal
opinion on what I am seeing boots on the
ground from all of this
generally this has worked pretty well I
haven't had too many instances of people
trying to back out I haven't had people
trying to to take advantage of the
system it's been a system that has
worked well so far I've actually only
had one instance this entire time
sorry I shouldn't say one instance I've
had cuz one of them was a property
that I sold so I've had in total two
instances since we went in this due
diligence model of people backing out
and having to pay a termination fee and
one I was representing the buyer and
one I was representing the
seller and so I feel sorry three
instances man I need to go back I I've
not really thought about it too much
three instances what's weird is that two
of them were one was an investment
property that I owned that I was selling
and then another one was my primary
residence I had an instance where so
I moved the past year and I sold my
primary residence and we went under
contract at first with one buyer and
they were it was kind of a a
confusing thing but they looked at it
and then they brought their they went we
went under contract then they brought
their children over their children
didn't like something about it and so
they backed out so I've had two
instances where I was on the buy side
and sorry one instance where I was on
the buy side representing a client and
they backed out and had to pay the
termination fee which wasn't very much
it was like
$250 and then at least two instances
I can think of where I was on the seller
side where I've received in both
instances I was I was representing
myself I received a termination fee
had the the people back out and they had
to pay a termination
fee and so that it's it's in relative
terms with the amount of volume that I'm
doing in terms of my buyer clients and
my seller clients that's not very many
times for people to back it out excuse
me not very many times that people have
had to back out and so I think that
that means that at least for me the way
I'm handling this the system is working
now I want to real quickly discuss a
few other major contract updates that
are coming this is not to form 310 but
this is to a few other things I'm
just going to go over this really
quickly South Carolina Association
Realtors they are adding this year a
vacation rental slsh short-term rental
addendum this is great highly needed
when properties that are airbnbs are
being sold um they need this type of an
addendum that clarifies whether
whether the seller is delivering rent
rolls whether the seller is delivering
you know here is future bookings all
of that whether the buyer is going to
continue to keep this as a short-term
rental whether the fact that it is a
short-term rental impacts I believe
it gets into whether it it impacts
financing all of that great form great
addition I'm happy that they're
including that as part of this
another one that they're adding is a new
personal property addendum also a really
needed thing personal property is
defined in a lot of different ways right
so for instance the the most common form
of personal property is Furniture and
clothing things things of that nature or
if you have like games or TVs all of
that kind of stuff this personal
property addendum outlines all of the
standard personal property items that
could be questionable but that we're
just going to assume unless the seller
clarifies at the bottom of it we're
going to assume that all of these things
convey with the home so this includes
things like sump pumps garage door
openers generators invisible fencing
smart car chargers all of these types
of things so that that's going to be a
great addendum as well to make sure that
everyone is on the same page with what
is conveying and what isn't conveying
I'm excited for that one they are
changing the the sellers and buyers
agreement to occupy prior to closing or
sorry the buyer agreement to occupy
prior to closing in other words if a
buyer wants to move into a house before
closing that is possible and the
seller's agreement to occupy after
closing if the seller wants to remain in
the house after after closing happens
the the primary changes there's a lot of
lingo that's that's changing in these
that needed to be changed a long time
ago I've actually complained about this
in other episodes of this podcast
they finally did it but the primary
thing that they're changing is they're
making these just 7-Day agreements and
if buyers or sellers need to occupy
prior to or after closing for greater
than seven days then basically they need
to get an attorney involved to draft up
the language for that so so that's
that's an interesting change I'm kind of
non-committal on that I think that's
going to create a little bit of a
headache but I understand why they're
doing it it it makes sense once you
start to get past 7 days it can start
impacting it can there can start to be
financing concerns there can start to be
you know concerns with whether this
is a landlord tenant agreement which
these forms specifically are trying to
avoid and so yeah I totally get why
they're doing that it's just going to
create a little bit more of a headache
if we have you know a seller that wants
to occupy post closing for a month we're
going to have to get attorneys to draft
up that lingo now and the only
other major change currently that I'm
aware of is the buyer agency contract
this is the agreement between a buyer's
agent and their buyer client the way
it appears to me they are changing it
there used to be multiple options for
how the buyer agent get gets
compensated and they have reduced the
number of options greatly they're used
to be this option where the the buyer
agent could simply accept whatever
amount that they were getting paid out
of the transaction in other words if the
listing brokerage was offering $100 then
the buyer's agent only got paid
$100 well the way I understand this it
wasn't clearly stated on here but the
way I understand it that is going away
and now all buyers agents are going to
have to have an agreement with their
buyer clients on a either a percentage
or a flat fee for what they are getting
compensated for what they're doing and
if the listing brokerage isn't offering
that much then it will be up to the
buyer client to compensate the buyer's
agent for whatever the Gap is between
that amount so let's say the buyer agent
and this is standard for me standard for
me that I I request a a minimum of 3%
and that's standard for the vast
majority of agents in this market so if
the seller isn't offering a full 3% then
my buyer client has to has to to pay
the shortfall now what we do in these
instances is we try to get the seller to
pay closing costs to cover that and
usually we're able to do that in this
market now the market you know during
the crazy pandemic Market it was harder
to do that in this market it's gotten a
little bit easier we can get we can get
the seller usually to agree to that type
of thing and it ends up basically being
a non-issue but in in the future
all of the agents mainly newer agents
that have just been accepting whatever
the listing office the listing brokerage
was giving to them they're going to have
to draw a line in the sand what their
minimum amount is what they feel like
they're worth at the end of the day
right what their service is worth for me
my service has consistently in my
opinion been worth 3% my clients agree
with that I
don't I can't think that of a time that
I've ever lost a client over that that
aspect of it I've had some some
instances where investor clients don't
want to commit to one single realtor
they want to be able to to potentially
contact and talk to multiple Realtors I
understand that I can't think of
any time that I've had one that bed at
compensating me that minimum 3% CU
that's that's my paycheck at the end of
the day that's what I that's what I
feed my family with as it were um so
that's going to it's going to be
interesting to see if that impacts
anything here's what I think that might
impact there is a certain Builder
which I won't name
that only offers $2,500 to Buyer Agents
which is a bit absurd because often
times with this particular Builder the
Buyer Agents end up having to do a
lot more work but the the the long
story short of it is are they going to
now lose business in a time where it's
really hard for Builders right now over
half of active listings in mLs are new
construction is that going to then
impact their compensation model for how
they decide to compensate cooperating
Brokers and buyers agents I think
it might I think that there's a good
chance it might because if they're only
offering
$2500 it's a $300,000 house 3% of
300,000 is 9,000 now the buyer is ex is
expected to bring an additional what
$6,500 to closing that's a a a burden
for a lot of buyers that's something
that they're not expecting and not
wanting to have to do so that's going to
have ripples um and and I should say
that's just one Builder all of pretty
much all the other builders that I'm
seeing are offering at least 3% to Buyer
Agents right now I've seen some
instances where they're offering 5% plus
a bonus and that's something else that's
being addressed in here is that any
bonuses that are being offered to Buyer
Agents that there doesn't need to be any
any approval by the buyer or anything
like that for that to to convey that
was something that my former my
former broker fritzy God Rest her
soul she that was something that brought
a lot of angst to her was that when
there were bonuses being offered
there there was just Le there was a
lot of legal gray area there when when
agents were were getting bonuses she was
really good with that with those
technical legal things and and so
they're finally coming around to
addressing that in here so that's a
little bit in the weeds but I know
that some of my listeners like to get
into the Weeds on some of that stuff so
I hope that was helpful to some of you
let me know if you have any questions on
any of that you know how to contact me
it's in the contact information if you
don't for whatever reason and please
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[Music]