From Getting Laid Off to a $60k First Flip Profit with Min

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You're listening to the flip houses like a girl podcast where we educate, empower and celebrate everyday women who are facing their fears, juggling family and business, embracing their awesomeness and wholeheartedly chasing their dream of flipping houses. Each episode delivers the honest to goodness tools, tips and strategies you can implement today to get closer to your first or next successful house flip. Here's your spiky haired breakfast, taco loving host house flipping coach, Debbie DeBerry. Hey, how's it going? Today, I'm super excited to share this conversation that I recently had with one of our awesome flip sisters, one of the women in our coaching program, who from day one of joining this program, trusted the process, went through every single lesson in every single module and did the action items and implemented the things we said to implement, and has also been a source of inspiration for others a source of encouragement, she has been rooting people on and just been such a strong presence in our community. And I'm just really excited to hear her story. Because while she posted a lot of things in the community and kept us up to date, there are some things I don't know. And I'm excited to learn all about her first flip and share her story with you. Because I know that she's going to inspire somebody to take action. That's the whole point of these conversations. I don't have experts on here. I have everyday women who are out there doing the thing, because I don't know what's more inspiring than that. Everyday women doing the thing, juggling busy careers and children and families and all of the things and still chasing this dream that they've had for years and oftentimes, decades. That's inspiring. Alright, let's jump into this conversation with men, as she shares with us how she navigated investor saturated, super expensive real estate market, Seattle, and how regardless of the market, regardless of the market conditions, you absolutely can buy, renovate and sell houses for a profit and make a positive impact. Alright, here we go. How about we start with you introducing yourself and giving us a little bit of background about you. If that sounds good? Sure. Okay. Sure. My name is Matt Johnson and I live right outside of Seattle, Washington. I've lived here for about almost 12 years. I'm an East coaster originally living on the west coast. So I'm still getting used to it. But But lived here moved out for work over a decade ago. And living here with my husband and my four kids. Okay, so I remember I'm remembering our original conversation. And a few months ago, and I believe you lost your job in during COVID. Right? I did. Okay, dad, so COVID hit in March of 2020. I lost my job in June of that year. And then unfortunately, my husband lost his job the month after. So that's it was just a really yeah, it was just a really like, the pandemic was scary enough, but then to have to deal with, you know, being laid off and being a part of this sort of economic downturn was was just really challenging at the time. I mean, it you know, looking back, because, you know, it's interesting, while you're in the middle of the storm, it's always very confusing, and you have all of these emotions. But you know, we're almost a year from when it happens. That looking back, it was the absolute perfect, the, the most perfect thing that could have happened in my life. Because Funny enough, my husband and I always wanted to flip homes and we always talked about in the future and later in the future. And we just never did it because we were in the throes of buisiness and life and so it really opens the door for us to really entertain the idea of doing this for real. So it was a it was a clear blessing for us, man. They don't seem like it. No, no just doesn't seem like it when it happens. It's like, Why me? Why? Why now? Oh my gosh, I get it, I get it. And there's always that hope that we're going to look back and be thankful and appreciative. And this was the pivotal moment. But Dang, it's hard to trust, huh? Yes. Yeah. So we like, you know, we like took some we took some time off, like, you know, it's summertime here in the Pacific Northwest we have. So we wanted to take advantage of summer break with the kids. So we just didn't work, which was fine. So we took, we took a lot of, you know, local trips, because no one was flying. And no one was, you know, no one knew what was going to happen with the pandemic. And then, after the kids went back to school in September, my husband started his own general contracting company. It's something he's always wanted to do. And he provides services to the residential community. And so I was busy helping him with that, and really understanding how to, you know, how to create an LLC, how to register your business. So all of these things happened, that helped pave the way to start this real estate investment business. So it was all it's all serendipitous, right. But it was it these things all connected together so perfectly, better than I could have ever dreamt or planned. And, and then I discovered your podcast in later that month in October, I accidentally knocked into you, because I was listening to other podcasts that were primarily focused on men, and spoke to men. And then I think I changed my search. And I said real estate investment women, and you happen to pop up so. So it was it was good timing. I'm so glad I discovered you. Yay. I'm so glad. You know, I am hearing that more and more that more and more people are finding us and me through the podcast. So I'm so happy to hear that. And the more. That's why I think it's so important that we share our stories. And it's so important that we hear other women's stories about their journey. I just think it's more meaningful to the average person, right, it's more meaningful to hear Oh, wow, that sounds like something I could do. Like she's just like I am. So thank you for sharing your story. Okay, so let's get into Okay, so you joined the program. And then I remember a little bit of frustration, you're putting in some offers, which I love. I love because you got the seventh house, right? It was either the seventh or the eighth. We won number eight. Okay, so I was like, man, I swear I made like, 40 something offers my first house. So I'm like, Oh, come on. But I love it. And here's the thing, here's an important point. You got to deal in the Seattle area on the MLS, okay, which I don't recommend as the main source. But here's why. Because many people aren't willing, many beginners are willing to act fast. And so you were able to get an MLS deal in a really hot market and really saturated market like that. Because you were willing to act. You were willing to jump on deals and make offers and like, I'll figure it out, it'll be fine. Like we're making offers, we're making offers that make sense. Yep. Numbers wise. So yeah, kudos to you. But like, that's one of the things that if anyone's listening, and they're like, Oh, yeah, I can totally get something off the MLS, or I've been trying to get something off MLS and I haven't been able to and it's like, have you been trying, though? Have you really like, are you putting in offers quickly? And are you being aggressive? Yeah. And I think there's, there's definitely a discipline that that I that I practiced every single day. So, you know, during the winter months, there wasn't a lot of inventory me I joined the program right after Thanksgiving. I dove into the modules in December, and I started making offers the week after Christmas. So it's the quietest, typical quietest time of the year. But you're also not competing with as many people because people are taking time off, etc. And so so, you know, the discipline was when something popped on MLS that fit my criteria. I immediately looked at comp sold. I took all of the teachings that you that are in the modules, and I said does this deal even remotely make sense for me to actually go out and see it? Yes. Because if it didn't, I didn't go look at it. Yes. So I think I looked Yeah. And then I put it through I estimated repairs based on photos before I saw it. Just to have an idea of what it would look like, numbers wise. And then when we were there, we would adjust the Renault costs based on what we what we physically saw. And so, so yeah, so we were lucky enough to win deal eight. And the reason why I posted every single win and loss was to show myself that I was trying to provide some positive reinforcement for myself, right, like, if you shed light on the hard thing, you know, you can't hide and, you know, sit in your own shame if you don't win the health, right like that. It was the sense of accountability and a sense of, I wanted to share the experience with other women because I knew I wasn't in it alone, right. I wanted to make sure that I was leveraging their tribe to just wish me well and create the sort of positive bubble around it. If that makes any sense. It makes perfect sense. That's the whole point of the community. Yes, absolutely. Yeah. That's, I'm so grateful that you did share your journey because it will impact it will. Absolutely. Women will, like other members will see it, and will be like, oh, okay, like, it's okay, that every single offer I make doesn't get accepted. Keep going up, keep making offers and something will stick eventually. It's a numbers game. The grand the grand scheme of things, right. It's a numbers game. Okay, so you've got the eighth house. Let's talk about some of the numbers on that. What was the purchase price now? When did you guys close on that on the purchase? So we closed? February 23. Okay. So that house listed for 499? We, we made a pretty aggressive offer. So we offered 575. But because we put in an escalator we paid 585 Got it? So, you know, you you spoke to acting quickly. But the other piece of that too, is I tried to learn from every single No, every single contract from one to seven. Yeah. My my agent did a really good job of collecting as much information as possible on Hey, why didn't we win the offer? What were you looking for? Tell me more. Give me any information you can. And so it really did help shape how we won contract eight? Yep, absolutely. Absolutely. And thankfully, it sounds like the listing agents were willing to give that feedback so many times. Yeah, we can't get feedback from agents. And they're just like, you just lost. And it's like, hopelessly figure things out, like let us do to help us do better. Yeah. Okay. That's awesome. I'm glad that you guys got some feedback. And we're able to, like, it's just like anything, right? We do something. We get feedback, we tweak and adjust and we do it again, and get feedback. Okay, that's awesome. All right. So you close February 23. You got it for 585? Yep. How? Okay, initially, what was your renovation budget? I know where you're going with us. So we, so I planned a $50,000 rent Oh, budget. Okay. So I Yeah, go for it. Go ahead. No, though, you know, the mistake that, you know, that I made because I shared this mistake. And the learning was in deal analyzer, I had my 20% buffer. But when I had to turn in all of my I had to turn in a scope of work to the lender, for in order for the house to close the lender to approve the loan. The hard money lender, somehow those documents didn't translate because there were two separate documents and so so my, my 20% evaporated. And so if I were to go, I know now to go back and make sure that I sort of pad all of my calculations, and I didn't do that in the scope of work that I turned in. Gotcha. It all worked out in the end, but it's a mistake I'll never make again. Well, what Okay, so what did your renovation end up being? My renovation ended up being? 60,000? Okay, literally 20%. Right. Okay. Like kicking myself? Oh, yeah. Okay. Okay, so, you purchase 585 you got a hard money loan. You had 60k in renovation? Yep. What was your initial timeline? You were thinking from purchase to sale from purchase to sale was supposed to be 12 weeks. Okay. And construction timeline. We had an eight week construction timeline, okay. And my husband told me I was crazy. Our construction timeline. We we exceeded by a week. So it was nine weeks and From close to close, it was a 13 week transaction on oh my gosh, that's amazing. Like, seriously? No, that's amazing on and I mean, it was a bigger project. I mean, 60k isn't chump change, like that's a decent size renovation? Yes. What kinds of things came up in the renovation? In terms of like worth? I don't remember. Were there major surprises? Yeah. I mean, I would say plumbing was a huge surprise. You know, a part of a part of why you, you ask us to have certain criteria is, you know, if you buy a home before, you know, in the 1970s or older, you're going to you should expect this. Yes. This house was built in 1952. Okay, it had galvanized plumbing. Oh, that's right. Yes. And so, I'm sure I'm shocked that all the pipes were still intact, because there were so much corrosion and so much rust, when we opened up the pipes. Yeah, and it's normal. There's, there's nothing you can do about it. It's just, that's the raw material they use at the time. And we use different materials today, right. And so to upgrade plumbing, it cost us a cost double what I had originally planned. So So and then all of these little things piled up, I will say planning, the construction costs. I did walk it with my husband, but I, I thought I probably knew more than I, I really did. And I, you know, when I looked up, when I looked up pricing and repair costs, I ended up in in putting in median prices versus the max price. And that's the mistake if that's on me. You know, I should have said, Hey, plumbing is gonna cost 10. It's not going to cost us six. So, again, mistakes I won't make going forward, because I know more. And I know better now. But those are the things that sort of hung me up and got me to go over my budget. Got it. I get it. And also, I think you did a really awesome job. But I get that you wanted it all to like be within your preset, I just go I get it. But I'm telling you. Yeah, as an extra set of eyes, like you did a really great job on your first flip. estimating the repairs. Not going too far over. Yes. You went 20% over. Yeah, you accounted for it one place, but not in another place. Like, these are all ultimately you handled it. Like bottom line, you handled it and that's what and I'm say this often on this podcast, but that is what is so important. And so I think critical for people to understand is that you just got to trust yourself. Like you will figure out solutions. Have people you can go to for answers and just trust that whatever comes up, you'll you'll get through it. Yes. It might not be fun. It might be really like painful financially, emotionally, physically, whatever. But you'll get through it like, yeah, it's hard though, especially as a recovering perfectionist. Yeah, very hard. But okay, and I think that's why I wanted it all to line up really perfect. Of course, I had it. Of course, of course, we did all this preparation. We did all the things right. We did. We checked all the boxes, and it should all line up. Because we did that. Yep. Yeah. Yeah. And yeah. And you handled it so you went 20% over a week later on construction and then like holding like that's not it's not a huge deal. You did a really great job. What Thank you was You're welcome. What was your profit? I don't know the answer to this. Oh, I know cuz I don't think I've shared in the group. So can I tell you what my original ARV was? Yep. Okay, so the original ARV that I put into the deal analyzer was 737 30. When we went when we made the offer, when we after we took possession of the home, and we and my husband was a general contractor. When he confirmed that we could add a bathroom we are automatically knew that we could get a higher list price. So we raise our air v to 750. And we ended up selling for 790. That's awesome. So our net profit was 60,000. Of course you went to Hawaii sister So that's how we celebrate it. Yeah, that's oh man and her husband celebrated was by going to Hawaii, which was awesome. It was really nice to live vicariously through y'all. It was beautiful. What a beautiful trip. And it was very meaningful to you. That's the most important thing that was a meaningful trip for you guys. And it's so hard for us to that's our special place. Yeah, yeah. It's so hard for us to celebrate things, right? Like, it's like, we're always waiting for the other shoe to drop. Like, Oh, no, maybe I shouldn't. Maybe you shouldn't be too happy. because something's like something's lingering around the corner. I know something's about to bite me that sometimes it's like, No, just go celebrate. go celebrate. go celebrate. Yeah. That's awesome. I love it. That is fantastic. Yeah, I had no idea. I was like, I don't know what they made. I'm pretty sure I made a profit. We'll see. Live podcasting, folks. Okay, I know, I'm alright. Let's say let's ask this question. We did we went through the details of the deal. Yep. The numbers, right, all of that side. Let's talk about the other side of like, the emotional side, the mental side of it, like dealing with the problems? Well, you know, what, here's my first question, I think would be this. What were your? What were some of the limiting beliefs you were having? Like, before getting going? What were some of the things that you were saying to yourself, whether it was something like, you know, I can't do this, I won't be successful at this, I won't be as successful as that person. I have to do it this way in order to do it. Right. What were some of your thoughts? So remember, I was laid off in June? Yes, I've been with the company for 20 years. So I was in a really comfortable relationship with a with an employer that I've known practically my whole life, right. And so. So as you can imagine, I was in a, in a very deep place of rejection, for sure. And all the emotions that you know, are tied to it. And so. So I think my I had a ton of fear, I had a ton of questions questioned my ability to really be in a good place to even entertain this opportunity, and even believe that I could do this. So I so happened in June, I didn't stumble upon you until late October. And so that time in between, I actually spent time in therapy, I did a lot of stuff for me, I took time off and spent it with my family to try to fill my cup. And to just get myself in a place where I could start believing in myself again, and know that I could tackle real estate investment because all of the little pieces I've done before, I just haven't done it in this sort of business, right. And so, so it really I took that time off, I think in a way to like, prepare for the mindset work. That's a part of your program. Yeah. And it really made me head dive into it and be really open to it and accepting of it, because I sort of prepped my palate. Yes. Which was good. Yes, that makes perfect sense. Because you did like you, you. And we talked about this before we were recording, but you are somebody who followed this program, like to the letter to the letter. And you did and it's like, and that's what we're that's what we say just follow the program. I promise. It'll get you there, but you got to follow it. But then you also have to do right, that's the scary part, we can get you all the way to the edge. We can kind of push you a little bit. But you got to let that momentum push you push you off. So that makes sense to me that you had done some of this inner work before getting in here because you were like, you were absolutely going through the steps and doing all the things and you were in a place to to trust it. You were in a place to trust it. Absolutely. Yeah, I think that's perfectly. I would encourage anyone, especially women in the group who are hesitant. It's hard to get yourself to that place by yourself. And I think we as women try to do everything ourselves, right. We're such great. We're great caretakers. We want to be the best friend to every person in our lives. We want to be the best parent, we want to be the best daughter and you name it. But we don't take care of ourselves. We don't prioritize ourselves. And I think, knowing, you know, knowing what I know, and I'm a little smarter than I was a few months ago, you have to prepare your mind, your body, your psyche, your environments, to tackle this on, because it's going to be hard. You know, this is not for the faint of heart like this is going to be difficult. And so you've got to give yourself, you know, you've got to, you've got to just let as if you were going to run a marathon, you've gotta run those miles, you know, every other day just to get your body used to it. And you're and in this case, you have to get your mind in a place where you can do the work. Yeah, absolutely. What ended up being your favorite part of this first project? Yeah, I would say two things, I would say one, I got to work with my husband. So my husband is he was the general contractor on the on the on the project, but he is just an amazing human and to spend 24 hours a day. You know, he's just my favorite person in the world. And then the second piece is, when we built our business plan for this, this house, we actually put a lot of time and effort into who was going to be our buyer. Yes, you've got to, yes, all of the decisions, all of the finishes. Do we do this? Or do we do that? They were all rooted in data. But really, we kept our customer in mind. And our buyer was a millennial couple. And that was ended that that was who accept a one offer. Every single offer that we got was from a millennial couple or a millennial family with like, one child under two. But I was so excited to see that all of our planning and all of our preparedness, all those, you know, finishes and the decisions that you make around it. Were all done with that customer scope in mind. You have to do it. Yes. That's so that is the house flipping secret. That's the secret. Give buyers what they want, where they want it. Yeah, period. And you did that beautifully. I love that. I love that. You got the importance of that. And you ran with it. Because clearly, you gave them what they wanted. Clearly. Yes. Okay. So what's creating the space was that your favorite thing was like really figuring out what do they want and then giving it to them? Was that your that favorite part? Kinda? I know a lot of women. Yeah, I know a lot of women in the group are so talented. When it comes to design, a FedEx picking finishes. I, I say I'm a good copier, like I can take inspiration and really run with it. But I used Pinterest, I use data, you know, based on other comps that have sold to really help inform decisions. It was fun when it all came together. I will say that, but it's a little nerve wracking. I would say, I don't know. That's my favorite. But it's it. The end result always, always turned out beautifully. And here's the thing like that comes back to I think it comes back to not wearing all the hats, right? Like a lot of a lot of people initially think, Oh, I can't do that. Because I'm not creative. I'm not a designer, you don't have to be, you just have to be resourceful. There are so many ways to stay in your zone of genius and let other people be in theirs. And that's when it's like, oh my gosh, this is so fun. But when you're weighing yourself down with all of these things that you don't really First of all, you're not great at second of all, you don't like doing like, why am I doing this? This doesn't feel like this wasn't what I envisioned when I thought I'd be like flipping houses and being in business for myself. Yes, I will say when I did have those moments where I did narrow down to let's say two tile choices. And I really did leverage my social media presence. Yeah. I asked, I would probably say I pulled and use the poll function on Instagram three times a day, like I would, I would post Yeah, I would post the Pinterest inspiration photo and I would say beveled or non beveled. And selfishly, it was, hey, I want to keep you know, the people in my community engaged with what we're doing right and have them have fun with us. But I also needed real time market research feedback. And yeah, and the and the ones that were responding back were most of them were millennials, some were you know, a little older, but that's okay. But it was good to see people have really strong opinions and it really did help. Form a lot of decisions I made, which was great. That's awesome. I love it. You leveraged it. You totally leveraged your audience. I love it. That's so that's so smart. And it but here's the thing, like, honestly, people love doing that. Like everybody wants to flip out hold Olay. Everybody wants to like everybody wants to do the thing that people are doing on HGTV. Everyone wants to do it. And like, if that's not your thing, great. Put it on Instagram and let people do the little poll. That's so smart. I love that. Is there anything? Well, I know that you actually already identified a couple of things that you would do differently. Is there anything else? Yeah. Is there anything else? Major, you would do differently? Yeah, I think. So. I went over budget on my first flat. And the the way that I was able to actually offset the extra 10,000 was, I share that we were flipping houses, on social media, like you had encouraged us all to do. And I want to say within the first 60 seconds, I had a friend reach out and say, Oh, I want to hear more. I'm super interested. And we connected that next day. And within the next couple of days, I was on a zoom call with her and her husband, and they wrote me a check for $10,000. Yeah. And it was just it was like out of the heavens that landed in my lap. And I couldn't believe that, what literally within a minute like I was able to secure a private investor. And so since then, one of the things I'm doing differently to set myself up for the second flip, is I've spoken to about 13, like former friends and colleagues. And I've got a good group of people who are ready to pull the trigger, and who will provide me with an investment for the next property that we find. That's amazing. So that's the major thing like you tell us to do it, you encourage us to do it, you show us how to do it. And I just wanted to keep it all inside. Yeah, for some strange reason? Well, because we assume we're going to like fail publicly. And we're going to look foolish. And that's really scary. Yeah. That I'm so glad that you brought that up, because I completely forgot about how you did that how you, of course, yet again, you did the thing we said to do, you did the thing you posted on social media. And within 60 seconds, you have private money, just like that, because people cannot help you. If they do not know what you're doing. They cannot and they want to help you. Like they really do. Everybody wants to flip houses, not everybody wants to be doing the thing. A lot of people just want to invest. And that gives them a very good return that they can't get elsewhere. And that lets them be part of your project and your journey. And it's a really beautiful thing. But I get that it's scary. But it's still one of those things, you have to do scared, you got to post you have to let Yeah. The remarkable thing that still astonishes me today when I have conversations with, with friends and colleagues that want to invest is how much they trust me. Like, it's just, it's just wild like, and I encourage all the women and people who are in the group who haven't done this yet, because it is a little scary at first, but just practice and just talk to one person or just put it out there on social media consistently. Like it's not just once like you can't say it once and think that the floodgates will open. You know, you've got to do it once and then you know maybe the next week you talk about it in a different way and what have you but there there are people I believe in everyone's you know, circle who trust you love you admire you respect you, and who you know, are looking at different ways to invest their money. And, you know, this is a great way for those those people to do that. Absolutely. Oh my gosh, I'm so glad that you brought that up. I would have been so bummed when I remembered later on today. Because it's it is a really important point, that and topic that I wanted to touch on. So I'm glad that you said that. We've got to let people know what we're doing. We've got to Yeah, you have just been you've just been awesome because you just do it like you do it. You do the things we suggest you do. And like you're doing it. Thank you. We love it. We love We love being part of your journey. It's so thank you so inspiring. Like, I tell you go do the thing and you do the thing and I'm telling you that it inspires me. When I see you go do the thing because I know you're doing it scared. And that helps me I'm doing stuff scared too. And so it helps me be like, well, she's doing stuff scared. Okay, I'm gonna go do stuff. Scared, like, it helps other people. So thank you. And thank you for sharing your story with us because this is going to empower someone else to go do the thing. Yeah, I mean, I will tell you and many, many other women have said this to you as well. But we can do it because of you. And we can do it because of all the other amazing women in this community. And you know, I live Way up north from you, I live in Seattle, you're you know, you're not in a real estate group that we meet up once a week, like this is a real live, you know, super flexible group that constantly supports one another. And I'm, I'm so thankful and amazed to be a part of it. But I'm so grateful to give back because I'm receiving just as much I get back from the group. So thank you so much her for the tribe. Yes. Well, thank you for saying that. And you're welcome. Thank you for showing up. You know, when I threw this party A few years ago, I really didn't know if anybody was gonna come. And you'll you'll do, you'll keep coming. And I'm so happy. And it's like, yeah, it's always we continue to attract, like, just these like minded and like hearted women, and it's amazing. And the more the merrier, which is what's awesome. Yes, yes. Totally. Well, I have loved this. Is there anything else you want to add? Before we jump off? Yeah, I think I think the one last bit of learning that I want to share with, with with anyone listening to this is just never give up. Like there. You know, I think there are so many low points and everyone's lives where you want to kind of relinquish yourself to the situation. And it doesn't have to be a big moment in life. But you know, whether you face a contractor that walks out whether you face, you know, getting multiple bids, and you're like, Whoa, that's still way out of the budget that I planned. Never give up. Keep going while moving forward, keep doing the thing. Because it'll all work out. In the end, I promise you, it will always work out in the end. And so that's the biggest takeaway that I've, I've, I've, that's the huge lesson that I learned is, if you don't give up and you keep moving forward bit by bit, it'll always be okay. At the end. I love it. I love it. Like that's the best thing we could end on. Like, that's the best. The best. Yes. And you're absolutely right. In even, even though we don't feel it in the moment, trust that it will all work out in the US. It will it will. Yes. Yep. Man, I'm so grateful. I'm honored to share your story. And I'm grateful. Thank you for hanging out with me. I'm so glad you're in this community, you make it so much better. And you continue to engage and encourage and we're grateful for it. Thank you, Debbie. Awesome. And thank you for sharing your story. Okay by men by I told you it would be a great one. Right? she loses her job due to COVID. A month later, her husband loses his job. They take a couple months off, regroup and decide to chase this wild and crazy dream they have. She joins our coaching program becomes a flip sister. And a few months later, they make 60 grand on their first split. Wow. It's just awesome. So inspiring. Again, thank you, man for sharing your story. Okay, you guys. Here's the thing. If you are sick of being on the sideline, how many times do we have to say it? Get in the program? First flip done right comm get on the waitlist. Stop trying to figure it all out on your own. Let a team of women who are 100% committed to your success. Let us help you. You don't have to wear all the hats. You can have fun chasing this dream. It is entirely possible for you. Yes, you're enough. And yes, you can do this, if you want to do it. Alright, so if you want to do it, let's do it. Okay, until next time, go out there. flip houses like a girl. Leave people in places better than you find them and make it a great day. Bye, y'all.