Did you have any success making a lowball offer on your home? (1 Viewer)

[Raider Nation]

I'm trying to find the delicate balance between making an enticing lowball offer and making an insulting lowball offer. Is there a certain percentage under the asking price which is the magic number for a fair opening offer? Even if they do find the initial offer insulting, I suppose most motivated sellers would still counter-offer.

I'm not using a buyer's agent for a few reasons:

- I know exactly what I'm looking for.

- I've been through this entire process before.

- My sister is an attorney who has dealt in many real estate transactions and she offered to help if I need it.

- I'm hoping to get some consideration on the back end from the seller's agent since they won't be splitting the commission.

Any pertinent experiences, interesting stories or general shtick welcome.

 

[ghostguy123]

The asking price is irrelevant.

Why are you worried about insulting anyone?

 

[Raider Nation]

The asking price is irrelevant.

Why are you worried about insulting anyone?

I'm a helluva nice guy.

 

[Raider Nation]

"They wanted $7.5M.... we offered $5.8M."

/chet

 

[Bucky86]

I'm pretty sure every market will be different.

 

[fantasycurse42]

Most motivated sellers will counter as long as your offer isn't ridiculous. Even if they don't counter, you can come back with a better offer. The agent legally has to present all offers to their client.

Since you aren't using an agent, you can shave 2.5-3% right there.

I'd be using Trulia, Zillow, and other online sites where you can find the closed homes in the neighborhoods over the last 3-6 months. Find legit comps, shave the 2.5-3% off and then another 5-7% off of that. That'll leave you 7.5-10% below ask.

Obviously you need to do as much fact finding as possible - How long has the house been on the market (this is obviously easy), why they're moving (this could be more difficult), if the house is vacant, etc...

You can put the pieces together from that info and make a smart offer.

 

[Fennis]

I bought my home for exactly 100% of the list price.

 

[mr roboto]

Listed at 419,000 originally. Was at 389,000 when we offered 350. Settled at 365. Appraised at 371.

They bought for 380 in 2009 and finished out about 1,400 sq ft of the basement.

 

[Mr. Soup Nazi]

We are about to close on a house that was listed at 239k. Our initial offer was 215k and they countered with 230k. We then re-countered at 220k and they took it.

 

[Doctor Detroit]

I offered 20% off and was not going to pay more than 85% of the asking price for my primary residence. I had two houses that I was interested in, but one more than the other. My agent told them that I would move on but did want this house. They came back at about 87% of asking, deal got done. I did know some background on the seller though, house had been empty for 8 months, they moved to Indianapolis, and it was the middle of winter. Chances of them getting 90% of asking or better before May was almost zero even in the tighter metro DC market.

For my cabin I ended up paying what I thought was fair, but it was also 20% off the asking. They were asking too much, the place had been for sale for two years, and it was a place that needed a little TLC. However I also knew the owners circumstances and he had lost his job, but it was a place his dad built so he had a real emotional connection to the place (in fact I hear he comes up twice a year to check on it now). I also knew that only one or two people had looked at the place in two years and since it is in a more remote place than most, it needed particular buyers. Well I was that buyer. Although I think I could have gotten it for $15k less than I did or maybe even more, it's the best thing I've ever purchased in my life.

It all depends on the market and your circumstances, and those of the seller. Not sure what "insulting" means but something 25% off the asking if the circumstances are ripe is not insulting IMO. And so what if it is? They either come back with a counter or you move on to the next place. Since it doesn't seem you are 100% into buying right now, you hold the cards.

 

[mr roboto]

Go in knowing what a fair market range is. Offer a bit lower than low end of that range (unless there is a reason not to - competition or tough buyers market).

Don't be that guy who's just trying to kill a seller for no reason unless you know they are desperate.

 

[Raider Nation]

Since it doesn't seem you are 100% into buying right now, you hold the cards.

I'm actively searching all the usual real estate sites, but don't have any move-in deadline whatsoever, so in that sense I have leverage. If a bid falls short on one place... on to the next one.

 

[mr roboto]

25% isn't insulting? So 225k offer on a 300k house isn't insulting? Yea good luck with that.

 

[Fennis]

Go in knowing what a fair market range is. Offer a bit lower than low end of that range (unless there is a reason not to - competition or tough buyers market).

Don't be that guy who's just trying to kill a seller for no reason unless you know they are desperate.

good post.

I know one guy who bought a house that was originally listed at 419 and he offered 350. What a jerk.

 

[Doctor Detroit]

Since it doesn't seem you are 100% into buying right now, you hold the cards.

I'm actively searching all the usual real estate sites, but don't have any move-in deadline whatsoever, so in that sense I have leverage. If a bid falls short on one place... on to the next one.

If you keep that mindset then you'll find a real deal. Where people fail is in the emotional attachment thinking they have to have this one particular house. In all my buying experiences I had multiple options, but always ended up with my first choice. I made an offer on another up north house the year prior to purchasing my cabin, and the people would budge on the asking price. It was still up for sale three years later.

 

[Doctor Detroit]

25% isn't insulting? So 225k offer on a 300k house isn't insulting?

No

 

[Raider Nation]

Since it doesn't seem you are 100% into buying right now, you hold the cards.

I'm actively searching all the usual real estate sites, but don't have any move-in deadline whatsoever, so in that sense I have leverage. If a bid falls short on one place... on to the next one.

If you keep that mindset then you'll find a real deal. Where people fail is in the emotional attachment thinking they have to have this one particular house.

Made that mistake the first time. Fell in love with one of the first places I looked at and paid way more than I should have. Didn't come close to getting my money back.

 

[got_nugs]

If you make 100 low ball offers and get 99 rejections...you got a great deal on 1! Obviously worry more about the market value than the asking price.

 

[Raider Nation]

TF's been typing for awhile. He usually gives great advice in this arena.

 

[mr roboto]

Go in knowing what a fair market range is. Offer a bit lower than low end of that range (unless there is a reason not to - competition or tough buyers market).

Don't be that guy who's just trying to kill a seller for no reason unless you know they are desperate.

good post.

I know one guy who bought a house that was originally listed at 419 and he offered 350. What a jerk.

### hole. What a ####. Good thing they were way overpriced or that guy would totally be a jerk. I mean DD would have offered 295.

 

[mr roboto]

Also the 'deal' has nothing to do with the asking price. It has to do with price relative to appraised value.

Say there are 2 houses both listed at 300k. Buyer A pays 300. Buyer B pays 260. Well buyer B can tell all his friends how he really got a 'deal.' Unless House B was only worth 250. And if House A was worth 310 then Buyer A got the better deal.

Compare to comps not asking price.

 

[GDogg]

25% isn't insulting? So 225k offer on a 300k house isn't insulting? Yea good luck with that.

No kidding.

$450K offer on a $600k home in So Cal will have everyone pissed off wondering why you are wasting their time. Hell, $550K on $600K will probably raise some eyebrows unless the comps indicate the house is overvalued.

 

[FreeBaGeL]

We didn't find any houses that we loved, but like 10 that we liked OK. So we figured we'd just go crazy low-ball on all of them and see if anyone bit. We were offering about 75% of asking. Most of them had been on the market for a while. I would say nearly half didn't even respond. Nearly all the other half countered, but seemed like they were offended and were attempting to be insulting with the counter (IE they countered at 99% of asking price). Only one took it seriously and came back at about 85% of asking, then dropped to 80% of asking when we didn't respond right away.

Since you aren't using an agent, you can shave 2.5-3% right there.

I'd be using Trulia, Zillow, and other online sites where you can find the closed homes in the neighborhoods over the last 3-6 months. Find legit comps, shave the 2.5-3% off and then another 5-7% off of that. That'll leave you 7.5-10% below ask.

Him not using a realtor doesn't save the sellers any money (assuming they're using one). The only difference is that the whole commission goes to the seller's realtor instead of him having to split it with RN's realtor.

 

[Doctor Detroit]

Emotions are for puppies and Asian pr0n, i don't care what a seller thinks is insulting. Not making a counter is fine.

You guys crack me up, and it seems you are terrible negotiators. I offered 20% off in a tight market and got about 13.5% off asking. House is now worth about 10% more than the asking price was.

Yeah I feel terrible.

 

[Doctor Detroit]

We were offering about 75% of asking.

YOU'RE A MONSTER!!!!!

 

[mr roboto]

Emotions are for puppies and Asian pr0n, i don't care what a seller thinks is insulting. Not making a counter is fine.

You guys crack me up, and it seems you are terrible negotiators. I offered 20% off in a tight market and got about 13.5% off asking. House is now worth about 10% more than the asking price was.

Yeah I feel terrible.

You are hung up on '% of asking'. That doesn't matter really. If it's overpriced likely the seller is unrealistic. Make the offer based on realistic comps not % of asking. You are like the guy who's really ####### proud of himself for saving money off the full price when you don't realize no one ever paid the full price. This is how Kohl's makes so much money. 'Look honey I saved 47%!!!'

 

[fantasycurse42]

We didn't find any houses that we loved, but like 10 that we liked OK. So we figured we'd just go crazy low-ball on all of them and see if anyone bit. We were offering about 75% of asking. Most of them had been on the market for a while. I would say nearly half didn't even respond. Nearly all the other half countered, but seemed like they were offended and were attempting to be insulting with the counter (IE they countered at 99% of asking price). Only one took it seriously and came back at about 85% of asking, then dropped to 80% of asking when we didn't respond right away.

Since you aren't using an agent, you can shave 2.5-3% right there.

I'd be using Trulia, Zillow, and other online sites where you can find the closed homes in the neighborhoods over the last 3-6 months. Find legit comps, shave the 2.5-3% off and then another 5-7% off of that. That'll leave you 7.5-10% below ask.

Him not using a realtor doesn't save the sellers any money (assuming they're using one). The only difference is that the whole commission goes to the seller's realtor instead of him having to split it with RN's realtor.

But that's my point... Most people will have a buyers agents so if RN is the first to make an offer, it makes sense for the realtor to just eat that 2.5-3% bc he'll most likely have to pay someone else out on it if he sells to another buyer.

 

[Baloney Sandwich]

Now is a good time to buy in RI since the weather sucks and winter is a crap time of year to sell. The inventory might not be that great but those with their houses on the market are most likely motivated. I think you are fine to not have an agent but I don't see you really saving any money by doing so.

The approach I would take on making an offer has less to do with coming in a certain percentage below asking price and more with the value you put on the house after seeing it. Certainly examine comps to understand the price per sq ft in the area but determine a price you would be willing to pay and still think you are getting a really good deal for that house. Offer 5-10K below that price initially and when they counter go to that price you initially set but let them know that is best and final. Tell the agent you will not pay a penny over so when they call you back it is either to start the paperwork process or to let you know you didn't get the house. If they pull any crap just remind them it is best and final and politely hang up.

 

[Doctor Detroit]

Emotions are for puppies and Asian pr0n, i don't care what a seller thinks is insulting. Not making a counter is fine.

You guys crack me up, and it seems you are terrible negotiators. I offered 20% off in a tight market and got about 13.5% off asking. House is now worth about 10% more than the asking price was.

Yeah I feel terrible.

You are hung up on '% of asking'. That doesn't matter really. If it's overpriced likely the seller is unrealistic. Make the offer based on realistic comps not % of asking. You are like the guy who's really ####### proud of himself for saving money off the full price when you don't realize no one ever paid the full price. This is how Kohl's makes so much money. 'Look honey I saved 47%!!!'

Wasn't overpriced, in fact it was 10% less than the comps. I explained the circumstances in my first post, thanks for being mad at me for doing well on the purchase.

Not my fault you got fleeced on your home purchase because you followed some set of rules that were never written.

 

[FreeBaGeL]

We didn't find any houses that we loved, but like 10 that we liked OK. So we figured we'd just go crazy low-ball on all of them and see if anyone bit. We were offering about 75% of asking. Most of them had been on the market for a while. I would say nearly half didn't even respond. Nearly all the other half countered, but seemed like they were offended and were attempting to be insulting with the counter (IE they countered at 99% of asking price). Only one took it seriously and came back at about 85% of asking, then dropped to 80% of asking when we didn't respond right away.

Since you aren't using an agent, you can shave 2.5-3% right there.

I'd be using Trulia, Zillow, and other online sites where you can find the closed homes in the neighborhoods over the last 3-6 months. Find legit comps, shave the 2.5-3% off and then another 5-7% off of that. That'll leave you 7.5-10% below ask.

Him not using a realtor doesn't save the sellers any money (assuming they're using one). The only difference is that the whole commission goes to the seller's realtor instead of him having to split it with RN's realtor.

But that's my point... Most people will have buyers agents so if RN is the first to make an offer, it makes sense for the realtor to just eat that 2.5-3% bc he'll most likely have to pay someone else out on it if he sells to another buyer.

Well yea, it makes sense for the realtor but the realtor isn't making the decision on whether or not to sell. I agree that it might help the realtor push the seller more, but I'm not sure it's as simple as "the realtor is making 3% more commission, so the seller will take 3% less cash because they want their realtor to be happy".

 

[Raider Nation]

We didn't find any houses that we loved, but like 10 that we liked OK. So we figured we'd just go crazy low-ball on all of them and see if anyone bit. We were offering about 75% of asking. Most of them had been on the market for a while. I would say nearly half didn't even respond. Nearly all the other half countered, but seemed like they were offended and were attempting to be insulting with the counter (IE they countered at 99% of asking price). Only one took it seriously and came back at about 85% of asking, then dropped to 80% of asking when we didn't respond right away.

Since you aren't using an agent, you can shave 2.5-3% right there.

I'd be using Trulia, Zillow, and other online sites where you can find the closed homes in the neighborhoods over the last 3-6 months. Find legit comps, shave the 2.5-3% off and then another 5-7% off of that. That'll leave you 7.5-10% below ask.

Him not using a realtor doesn't save the sellers any money (assuming they're using one). The only difference is that the whole commission goes to the seller's realtor instead of him having to split it with RN's realtor.

But that's my point... Most people will have a buyers agents so if RN is the first to make an offer, it makes sense for the realtor to just eat that 2.5-3% bc he'll most likely have to pay someone else out on it if he sells to another buyer.

Yeah, I was just going to tell FB that I'm sure that was what you meant. If they won't work with me on taking that right off the top, there had better be some other perks involved or I'll bring in a buyer's agent just for spite.

 

[Raider Nation]

FYI: I'm all out of 'likes' so TIA for future helpful posts.

 

[fantasycurse42]

We didn't find any houses that we loved, but like 10 that we liked OK. So we figured we'd just go crazy low-ball on all of them and see if anyone bit. We were offering about 75% of asking. Most of them had been on the market for a while. I would say nearly half didn't even respond. Nearly all the other half countered, but seemed like they were offended and were attempting to be insulting with the counter (IE they countered at 99% of asking price). Only one took it seriously and came back at about 85% of asking, then dropped to 80% of asking when we didn't respond right away.

Since you aren't using an agent, you can shave 2.5-3% right there.

I'd be using Trulia, Zillow, and other online sites where you can find the closed homes in the neighborhoods over the last 3-6 months. Find legit comps, shave the 2.5-3% off and then another 5-7% off of that. That'll leave you 7.5-10% below ask.

Him not using a realtor doesn't save the sellers any money (assuming they're using one). The only difference is that the whole commission goes to the seller's realtor instead of him having to split it with RN's realtor.

But that's my point... Most people will have buyers agents so if RN is the first to make an offer, it makes sense for the realtor to just eat that 2.5-3% bc he'll most likely have to pay someone else out on it if he sells to another buyer.

Well yea, it makes sense for the realtor but the realtor isn't making the decision on whether or not to sell. I agree that it might help the realtor push the seller more, but I'm not sure it's as simple as "the realtor is making 3% more commission, so the seller will take 3% less cash because they want their realtor to be happy".

The realtor can put the 3% back into the house is my point. There are some shady stupid realtors that won't see the light at the end of the tunnel here, but a smart one will only pull half the commish out of the sale and move on to the next property.

 

[FreeBaGeL]

We didn't find any houses that we loved, but like 10 that we liked OK. So we figured we'd just go crazy low-ball on all of them and see if anyone bit. We were offering about 75% of asking. Most of them had been on the market for a while. I would say nearly half didn't even respond. Nearly all the other half countered, but seemed like they were offended and were attempting to be insulting with the counter (IE they countered at 99% of asking price). Only one took it seriously and came back at about 85% of asking, then dropped to 80% of asking when we didn't respond right away.

Since you aren't using an agent, you can shave 2.5-3% right there.

I'd be using Trulia, Zillow, and other online sites where you can find the closed homes in the neighborhoods over the last 3-6 months. Find legit comps, shave the 2.5-3% off and then another 5-7% off of that. That'll leave you 7.5-10% below ask.

Him not using a realtor doesn't save the sellers any money (assuming they're using one). The only difference is that the whole commission goes to the seller's realtor instead of him having to split it with RN's realtor.

But that's my point... Most people will have buyers agents so if RN is the first to make an offer, it makes sense for the realtor to just eat that 2.5-3% bc he'll most likely have to pay someone else out on it if he sells to another buyer.

Well yea, it makes sense for the realtor but the realtor isn't making the decision on whether or not to sell. I agree that it might help the realtor push the seller more, but I'm not sure it's as simple as "the realtor is making 3% more commission, so the seller will take 3% less cash because they want their realtor to be happy".

The realtor can put the 3% back into the house is my point. There are some shady stupid realtors that won't see the light at the end of the tunnel here, but a smart one will only pull half the commish out of the sale and move on to the next property.

Ah, gotcha.

 

[Doctor Detroit]

FYI: I'm all out of 'likes' so TIA for future helpful posts.

Go back and take away all the likes you gave to jon_mx over the years, that should righten the ship.

 

[mr roboto]

Emotions are for puppies and Asian pr0n, i don't care what a seller thinks is insulting. Not making a counter is fine.

You guys crack me up, and it seems you are terrible negotiators. I offered 20% off in a tight market and got about 13.5% off asking. House is now worth about 10% more than the asking price was.

Yeah I feel terrible.

You are hung up on '% of asking'. That doesn't matter really. If it's overpriced likely the seller is unrealistic. Make the offer based on realistic comps not % of asking. You are like the guy who's really ####### proud of himself for saving money off the full price when you don't realize no one ever paid the full price. This is how Kohl's makes so much money. 'Look honey I saved 47%!!!'

Wasn't overpriced, in fact it was 10% less than the comps. I explained the circumstances in my first post, thanks for being mad at me for doing well on the purchase. Not my fault you got fleeced on your home purchase because you followed some set of rules that were never written.

Wat? I paid below appraised value. I offered a fairly low number relative to original list. But I used COMPARABLE SALES. I don't care if I pay full asking or 50% less than asking. I care where I'm at relative to market value. You're barking up the wrong tree here. I've bought and sold personally dozens of homes in the last 5 years. Never really care about % of listing price I paid. That's for cocktail parties 'We got this for 30% below asking. We really negotiated the poor ******* down!'

 

[Doctor Detroit]

Emotions are for puppies and Asian pr0n, i don't care what a seller thinks is insulting. Not making a counter is fine.

You guys crack me up, and it seems you are terrible negotiators. I offered 20% off in a tight market and got about 13.5% off asking. House is now worth about 10% more than the asking price was.

Yeah I feel terrible.

You are hung up on '% of asking'. That doesn't matter really. If it's overpriced likely the seller is unrealistic. Make the offer based on realistic comps not % of asking. You are like the guy who's really ####### proud of himself for saving money off the full price when you don't realize no one ever paid the full price. This is how Kohl's makes so much money. 'Look honey I saved 47%!!!'

Wasn't overpriced, in fact it was 10% less than the comps. I explained the circumstances in my first post, thanks for being mad at me for doing well on the purchase. Not my fault you got fleeced on your home purchase because you followed some set of rules that were never written.

Wat? tells bout your sweet deal you got on some Sketcher kicks at Penny's man.

So your advice is to look at comps but now you want to move the goalposts? No idea what the Kohls/Pennys shtick is, well played I guess.

Listen, I got good deals on my real estate purchases but it had a lot to do with timing and circumstances. I just don't think there are any rules written in stone and offering 75% of asking is not out of the question depending on market, comps, area, school district, or any other number of variables.

 

[Doctor Detroit]

You're barking up the wrong tree here. I've bought and sold personally dozens of homes in the last 5 years. Never really care about % of listing price I paid. That's for cocktail parties 'We got this for 30% below asking. We really negotiated the poor ******* down!'

This you?

 

[mr roboto]

Emotions are for puppies and Asian pr0n, i don't care what a seller thinks is insulting. Not making a counter is fine.

You guys crack me up, and it seems you are terrible negotiators. I offered 20% off in a tight market and got about 13.5% off asking. House is now worth about 10% more than the asking price was.

Yeah I feel terrible.

You are hung up on '% of asking'. That doesn't matter really. If it's overpriced likely the seller is unrealistic. Make the offer based on realistic comps not % of asking. You are like the guy who's really ####### proud of himself for saving money off the full price when you don't realize no one ever paid the full price. This is how Kohl's makes so much money. 'Look honey I saved 47%!!!'

Wasn't overpriced, in fact it was 10% less than the comps. I explained the circumstances in my first post, thanks for being mad at me for doing well on the purchase. Not my fault you got fleeced on your home purchase because you followed some set of rules that were never written.

Wat? tells bout your sweet deal you got on some Sketcher kicks at Penny's man.

So your advice is to look at comps but now you want to move the goalposts? No idea what the Kohls/Pennys shtick is, well played I guess. Listen, I got good deals on my real estate purchases but it had a lot to do with timing and circumstances. I just don't think there are any rules written in stone and offering 75% of asking is not out of the question depending on market, comps, area, school district, or any other number of variables.

I edited my post. Trying to remain relatively helpful re OP. I agree that there are no rules. I disagree that 'offering 25% less than asking isn't insulting.' 99 times out of 100 it is. Doesn't make it a bad offer but to say it's not insulting to the seller is very likely wrong.

I've met too many realtors and buyers who fixate on the sale price relative to asking. I don't really think that's aeaningful metric.

 

[mr roboto]

You're barking up the wrong tree here. I've bought and sold personally dozens of homes in the last 5 years. Never really care about % of listing price I paid. That's for cocktail parties 'We got this for 30% below asking. We really negotiated the poor ******* down!'

This you?

Never been a realtor. Never wanted to be. Most of the time they aren't worth the commission. Don't know what you're going at.

 

[Doctor Detroit]

You're barking up the wrong tree here. I've bought and sold personally dozens of homes in the last 5 years. Never really care about % of listing price I paid. That's for cocktail parties 'We got this for 30% below asking. We really negotiated the poor ******* down!'

This you?

Never been a realtor. Never wanted to be. Most of the time they aren't worth the commission. Don't know what you're going at.

Was making a joke, like the Kohls discount shtick but only with pictures.

 

[Bucky86]

The bottom line is if the house is priced correctly, then yes, a 25% off listing price offer IS insulting.

 

[mr roboto]

The bottom line is if the house is priced correctly, then yes, a 25% off listing price offer IS insulting.

Said with far fewer words than I used.

 

[ghostguy123]

Some people get insulted easier than others.

 

[ghostguy123]

Its like trading in FF. I have seen a lot of deals made where 99.9% of all other humans would consider the offer insulting.

The bottom line is, it doesnt matter if your offers are insulting if someone ends up taking one of them.

 

[Gene Sackman]

the price is the price yo

 

[ghostguy123]

Oh, and the condo i just bought for a rental property, i got it for over 20% off asking.

Totally irrelevant just figured i would share.

 

[Doctor Detroit]

Oh, and the condo i just bought for a rental property, i got it for over 20% off asking.

Totally irrelevant just figured i would share.

I'm insulted

 

[needanap]

A lowball offer coming in on a non-typical contract by someone representing themselves is going to be seen by many real estate agents as a big red flag and potential headache. If you are not represented then the listing agent has to make sure you do everything correctly. The listing agent also has a contract in place with the seller stating the commission amount. What may happen is the listing agent will present the offer to the seller as "here is a lowball offer by someone without an agent representing them. I have to present it to you, but I'd recommend you pass on it."

Also, have all your financing in place and present that with your offer. An offer without info on financing (unless paying cash) it seen in a very poor light. If you lowball but come in with proof of your mortgage ready to go they will take the offer more seriously.

As far as the amount you offer, figure out what you want to pay and make the offer. They may laugh at the offer, they may get angry, but what do you really care. They will get done laughing and get over being mad and then decide whether to counter or not. Counters will be all over the map.

How are you getting into the houses to look at them? Are you getting into all the houses you want to see? What is the market like where you are trying to purchase.

Disclosure -- stay at home dad and I got my real estate license a few years ago because I was not thrilled with real estate agents I had used. Just do it part time and helped a few friends buy houses.

Good luck

 

[Raider Nation]

Also, have all your financing in place and present that with your offer. An offer without info on financing (unless paying cash) it seen in a very poor light. If you lowball but come in with proof of your mortgage ready to go they will take the offer more seriously.

Yeah, I got this covered.

Thanks for the good post.