Movement Mortgage's Reverse Mortgage Program, with Harlan Accola

0:02 And we're live welcome to the Reverse Mortgage Podcast I'm Bill Gross your host at Bill Gross probate nationally and we do the Reverse Mortgage Podcast weekly where I interview top Originators around the country as well as vendors to help us learn how to be better at providing the service to our customers and working with our referral partners more effectively really excited to have today not just any originator but really one of the legends of the industry he is the reverse mortgage director at Movement Mortgage nationally Harlan Accola. Harlan, thank you so much for joining us today hey it's good to be here thanks for the opportunity bill so describe a little bit what's the role as the reverse mortgage director at Movement Mortgage more than just originating what you have a bigger role than just that what's your role there yeah I brought a team over to movement a couple of years ago that has really been assembled over the period of the last 20 years top Originators top operations people that goes all the way from setting appointments to funding and closing and so I managed the overall team but I'm really more on the sales side and work with the our retirement mortgage professionals which is what we call our loan officers because they are they're only allowed to do reverse they are specialists in Reverse only and so at movement I also train our 1500 forward loan officers so they understand what our division can do for them in working with their real estate agents their professional partners with attorneys and Financial ad advisers and of course their clients that are over 62 years old one of the biggest challenges we have in the industry if I was to ask 100 mortgage Originators can you do a reverse mortgage my client I think 99 would say yes but maybe three would have done one in the last year done one in the last year let alone been experts now Movement Mortgage you know one of my favorite national mortgage lending companies I've worked with for since they were founded I think has a unique approach to this program where you really only have certain people who are approved to do reverse mortgages and

2:05 Then the forward mortgage lenders refer the leads to them so talk to me by how that helps provide better quality service to your customers yeah the average forward loan officer who says they specialize in Reverse do less than two loans a year those that are supposedly full-time reverse people do less than 10 we're disappointed when our people would not do five in a month so that's all they do they're very familiar with the financial planning aspect working with financial planners on everything from sequence of returns risk to Social Security and long-term care issues life insurance anui so on and so forth so they can provide a much better service and especially when it comes to closing the loan we can do purchases in inside of 17 days of calendar days from the time that we receive a final offer an executed offer so it gives the client a far better experience we've dealt with people that have got a reverse mortgage and they don't even realize how to get tax deductions with their reverse mortgage they were never taught how to use the reverse mortgage they were just it originated and then the originator went away and went on to the next scenario we work with our clients on an ongoing basis every year where we follow up on them and sometimes more often but certainly on the annual mortgage to make sure that they're in the right loan and that they're using it correctly and especially when it comes to tax planning that's a huge issue that is misplaced all the time in Reverse Mortgages so to me it seems the reason I did this podcast I mean the reever I'm a probate real estate broker working with national attorneys and estate planning services and vendors but the reverse mortgage came up come on two sides one is it's so underutilized as a real broker it seems to me there should be 10 times more reverse mortgages done than are but for the lack of knowledge education and the poor

4:09 Reputation the industry has so obviously the podcast here today hopefully is helping get the word out the education talk a bit about how consolidating the experience will create a better experience for people so they're more inclined and I think particularly you have the forward mortgage lender who originator who maybe has the relationship with attorney the relationship with wealth planner bringing in their reverse mortgage specialist who does a great job but you still have the relationship with your company through the forward originator if I if I understand the process correctly yeah that's very true because we leverage that let's say not only a relationship but that ongoing professional business that they're doing together we're leveraging that to increase it for both the referral partner and the loan officer as well because we increase the business for realterm I mean half of the market is people my age over 60 is now of the Baby Boomers is now half of the real estate market on both buying and selling side I think it's like something like 44% or whatever of buyers and 57% of sell or something like that according to National Association of REALTORS® so it's a huge part of the market and yet most Realtors® do not know how to Market to people like me and teach us how to buy a 750,000 house for 500,000 or 400,000 depending upon our age to be able to sell our old house that has a 3% mortgage on and move up to the other house without hurting us financially and so we teach that real estate agent how to get more listings and also quite importantly how to just simply increase their business and get more clients overall that's really the key to the whole scenario is let us help them build their business we do the same thing with financial advisor because millions of people there's 72 million of us baby boomers by 2030 millions of us are sending money to a mortgage that doesn't have to be paid anymore instead of giving it to our

6:11 Financial adviser right and if your financial adviser can't beat the interest rate that's being charged today they probably shouldn't be your financial advisor and I'm not talking about beating it by using some exotic investment strategies I'm talking about using some good standard average long-term investment strategies that will make it available so I'm going on as well as liquid you know one of the reason I did this also I you know I'm a with eXp Realty I have a downline of 40 plus agents I have a platform with thousands of reals across the country if I asked half of them do you know how to help your client buy a property using reverse mortgage half of them have no idea have no idea whatsoever well half of them don't know that it can even be done they think because this is a relatively when reverse mortgages first came out you could not use a reverse mortgage to buy a property so most Realtors® just rote it off because it wasn't part of the selling process or buying process that changed about 15 years ago when HECM for Purchase, reverse mortgage for purchases became available and at that point it was just a matter of how much is the down payment you bring 40% do you bring 50% you bring 60 or 70% depending upon your age from the previous house that you sold bring that into the next one and then use that as a down payment and then Movement Mortgage comes in with the difference and then with no required payment for the rest of your life until you pass away or move from the house so literally you can spend $600,000 and buy a million dollar house or 300,000 and buy a $500,000 house if you're in your 80s you could use $250,000 to buy a $500,000 house or a half a million to buy a million dollar house that is a very significant issue because when a Realtor® comes to or when a client comes to a Realtor® and says hey I'm looking for this I don't want a mortgage so I want to pay cash for it and they say all I've

8:14 Got is 500,000 and if in that neighborhood they can't find a house for less than 750 800,000 that they're going to be happy with there is no sale for that Realtor® and the client's not going to move because you can't satisfy them but if you can show them how they can super charge their down payment to be able to get a mortgage with no payment because they all say well I don't want a mortgage they don't want a mortgage payment we got to clarify that correct and there's a big difference so that is really the issue that we try to educate Realtors® on is there are millions of us that want to move we're in the wrong house the US Census Bureau estimates that of the Baby Boomers more than 80% are in the wrong house they have it's too big they have too many stairs they need too many repairs and they should sell their house and move but they don't want to because they got their house paid off or they got a 3% mortgage those are the people that should move well or another way to look at that is before they get to that point I'm one of those people before that point I'm going to have the wrong house in that our master bedrooms upstairs and my wife and I both in our 60s today it's not a problem today probably it's a good thing to go up and downstairs but there'll be a day you know maybe next month God forbid maybe 10 years from now if things go well that'll be that will be forced we have you know two met rooms so we use one bedroom for a nursery and the other one for my office for now so for now we make it work but at some point I won't be working at some point you know we won't be having the kids stay over our house in a nursery environment so these are things that we could get a reverse mortgage ahead of time but not access the equity because we don't need it but have it available where we could basically write check and that's where the line of credit comes in talk about now I know there's a fine line between getting reverse mortgage equity line when I'm really moving the next day that's fraudulent I'm supposed to live in the house but if my plan is I don't know when but somewhere in the next year 10 years I'm likely to want to move but in the meantime I like to have the equity available talk about

10:17 The power of the equity line to give you flexibility for when you do want to make those changes yeah now we're kind of switching over to the refinance of the reverse mortgages compared to the purchase so if I'm in the house that I already want to stay in there's only two types of people in that group the first group have their house paid off they have no payment they don't need the money and then the other group of people they still are making a mortgage payment let's talk first about the people that have their house paid off all kinds of people say I've got my house paid off I'm done with mortgages I don't need any mortgage why on Earth would I even look at a reverse mortgage because I don't need it you ask anybody any group of people and say when is the best time to borrow money everybody knows need it's an automatic answer so then why don't you why are you waiting until the retirement car is smoking on the side of the road before you're going to decide to say oh I need some money because you might not even be able to get it at that point you might not be in a position where you can qualify you might not even be in the right house so what we do is let's say somebody has a $500,000 house and they qualify for a $200,000 mortgage on you know obviously in a cheaper area than where you live in California so we give them that $200,000 mortgage and they don't have to pay anything other than the closing cost to get it and then that2 200,000 goes up by whatever the current rate of interest is which currently is about 7% like a 30-year mortgage rate and so every year next year it's available is 214 the year after that 230 and the year after that 245 and so on and so forth it just keeps going up and more and more money is available my dad never used it until they needed it for long-term care kind of a sad way to use it but the bottom line is that you want to have that money available when you might need it in the future so you set up that line of credit and then as things come up you need a new car you want to go on vacation you want to help your kids buy a house you want to help one of your grandkids buy a house you want to travel more and enjoy life you want to

12:19 Take money out of your house taxfree instead of taking money out of the your stock portfolio that just went down this week so you have all kinds of different uses and it is proven mathematically bill and when you say it's underutilized you're not kidding I mean the number of people that should get a reverse mortgage that don't have it is foolish because this when the financial planners and the think tanks got together and ran thousands of Monte Carlo simulations which financial planners do to see what the probability is of success for retirement from a financial standpoint they found out that most people more than 95% should get a reverse mortgage the day they turn 62 when they don't need it so that they have access to that money and that it's liquid going forward that when they need it they can get it because when you think about it the money in your house equity in your home is worthless it has zero value and people say that's kind of an insult I've got a million dollar house and it's paid off what do you mean it's worthless it has zero value until you turn it into cash and the only way you turn it into cash is with a mortgage or by selling it if you sell it you got to move so if you do a mortgage you got to pay the money back unless you take the money out in a reverse mortgage which gives you that liquidity that now I can do something with it you know in your area you just had the wildfires people had a ton of equity in their homes and some of those homes are now ashes and they're waiting how long before they can rebuild it who knows if somebody had a reverse mortgage they could pull money out of that reverse mortgage even though their houses house is in ashes the same thing happened here in Florida with all of the Hurricanes and the Carolinas and you want to have that money liquid so that you can use it because cash you can use equity is worthless and so for every real estate agent listening to this what he just said was every customer we have that has a house with either free and clear or with a large amount of equity should have the line of credit in place

14:22 As a protection in case of fire or you know I clients who do the fires moved mom out to you know a facility getting her moved to a facility and we're going to sell the house to pay for it unfortunately the house burned down before they're stuck versus how they had reverse mortgage they could write a check for some of the equity maybe in their case maybe half a million dollars we probably get the job done and so I think as real estate agents we too often just want to talk to people when they want to sell the house but we want to be the people there helping them plan for that sale how do you get involved with people when they sell the house either when your clients passed or the clients moved out to a facility the answer is help them before then and one way to do that is introduce them to the idea of the reverse mortgage line of credit get them to a great professional in this case Movement Mortgage has your local professional as well as Harlan available to walk them through the options and the reasons why they might want to do that and integrate it with our estate plan but to get that line done now so you are as the real estate agent the resource that solves their problem before they have a problem and that and that's one the other one is in case they want to buy like I said in my case you know we're not going anywhere for the near future but if we wanted to buy let's say to Florida where I used to live if I align a credit set up I could probably write a check for half a million dollars that would almost pay for the house in Florida you know condo be smaller because we're older or I could supplement with cash to buy for cash what I want instead of having to sell my house and have a you know a dual escrow I could just close when I want and sell the house you know when it Trail so as Realtors® this is a product we should be very involved with yes of course the purchase product number one number two though the line of credit is the service to our customers that puts us in position to be there for them later on when they went to now Harlan, you talked a little bit about the regular reverse mortgage where they pull money out either pull out Equity lump sum and or on a monthly basis talk a little bit about how to effectively integrate with Estate Planning and with wealth management to make that like a

16:24 Holistic solution rather than just a lump sum of money sitting in a Bank of America checking account yeah well let's think about for a minute how many times has a real estate agent said you can use real estate to build wealth I mean that's just kind of an automatic there's no real estate agent that hasn't explained that to a client you should buy real estate so you can build wealth and do it early all of us have heard that all of us have said that to clients in the mortgage industry as well the other day I had a whole bunch of Realtors® in the room there 40 50 Realtors® in the room and I said how many of you are financial advisers one guy raised his hand who was a financial adviser all the rest of the Realtors® did not raise their hand and I said all of you are financial advisers do you realize that you've helped my generation build $4 trillion dollar worth of wealth in our homes that's how much Equity is sitting in home you are a you for sure are someone that is an adviser in regard to real estate in fact you've done a better job there's more money in real estate Equity than there is in IRAs y so you've done a better job than the financial advisers in a sense in the way that you look at it so how does that fit in to retirement I mean if I came to my financial adviser and I said hey Jason I gave you a bunch of money in my IAS and my annuities and everything else I'd like some of it back I'm retired now and Jason said oh no you just keep sending me money and when you die I'll give it to your kids I would be really upset I'd fire that adviser but that's what we do with houses just keep sending us money and when you die we'll give your house to your kids and hopefully it's paid off that doesn't make any sense why can't we use that wealth so what we need to be thinking of and educating our clients so that we create more value somebody said the other day knowledge is free you can get it off the internet and Ai and everything else wisdom is not free so if you want to be a trusted adviser and you

18:27 Want to teach people how to use their Equity they're not hearing this from other real estate agents because the other real estate agents hasn't even taken the time to listen to this podcast go to a CE class or learn from us it's difficult for us sometimes to get more than 20 Realtors® in a room because yeah we're not into reverse mortgages when you incorporate the wealth of real estate into helping grandkids helping the kids buy a house we have clients taking money out of their immense housing wealth and giving it to the kids because it's taxfree to get money out of reverse mortgages and then they can give it to the kids taxfree and the kids can use that as a down payment to buy their own house instead of waiting until you die 20 years from now and getting a house then so there are so many things that a real estate agent can do is how does this fit in with your H with your income for retirement how does this fit into your tax situation how does this fit into your estate planning and they can be tremendous financial advisers from the real estate perspective and we help educate Realtors® so they understand that from Soup To Nuts so that they know how it is that they can be of help to their clients you I think so many people in business focus on their Silo alone the real value is when you can integrate what you do with one or two or three other pieces then 1 plus one is three 1 plus 1 plus one equals five or six because you creating more value for the other pieces as well everybody on the who's watching this if you're a real estate agent you should be reaching out to Harlan Andor your local certified real estate a reverse mortgage professional to get this information out to your clients so they know about buying using reverse mortgage so they know about preparing with a line of credits they know about perhaps activating their Equity into the into their estate planning plan because in of itself the mortgage is viable in of itself is a Realtor® we viable but if we work together with other professionals we be make ourselves more valuable because we create more value for our customers and I know Harlan has some great material on his website on reverse mortgages you can repurpose it I'm sure he' love you to link to his website and share the content as well and that's why we do this these calls Harlan, talk a bit

20:30 About I know you work with real estate agents across the country as well as wealth planners and attorneys and other business people talk about what are the best practices of those who build their business using reverse mortgage as part of it what are some of the practices one should use to help get the information out I'm so con so convinced it's really a lack of education and bad information and when I really encourage people to participate what would you recommend or what do you see other people doing that's effective to get information out on this product well the first thing is obviously what you just said reach out and get educated we have a we have C classes but we also have just general information I wrote a book on the subject my cooworker also wrote a book on the subject we'll share that with interested parties for free our goal is not to sell books but to educate people on reverse mortgages so make sure you understand first and then be realistic about it because Bill the fact is that some reverse mortgages are bad and we need to make sure that we're helping a client there are loans out there called shared Equity loans and that sounds nice because you're sharing and it's Equity that sounds nicer than reverse mortgage you're sharing your Equity with somebody else exactly not good that's all right you're not sharing it with your family in fact I wrote a chapter in my book about this called sex drugs and reverse mortgages and that seems to be the most read chapter people go to chapter six first it's not chapter six it's chapter six but anyway for the sex the drugs or information about reverse mortgages though that's the key well hopefully they're looking for reverse mortgages that's what they're going to find there but the fact is that there's sex can be good or it can be evil and obviously drugs can kill you in an overdose or they can save your life and reverse mortgages can be good or bad also because people say you know I've heard so many bad things about reverse mortgage I'm just G to stay away from them you I'm not going to talk about them well that's like not talking to your kids about sex when they're teenagers I mean you need to be explaining to your clients what's good and what's bad and how it fits into your overall wealth plan and it should

22:32 Be used every time that a financial adviser talks to somebody what's the purpose of sending money to your house if you can't get it back later every time a Realtor® talks to somebody about their retirement home their fourth quarter house their last house they should be using this as part of the equation whether or not it makes sense whether or not they're going to do it the client needs to know about it because I've asked thousands of clients do you think an uninformed borrower is better than an informed borrower and they say well nobody says yeah it's a good idea to be ignorant everybody knows you're better off with that information so it should be part of every scenario not just say well I've got somebody that's got bad credit maybe they can qualify for a reverse mortgage I've got somebody that's almost broke or I've got somebody it's a widow that can't qualify because her credit score is low or she doesn't make enough money it should be part of every client's plan to know when my son bought his house in his 30s he called me up and he said Hey Dad we just we're the newest homeowners in Prairie Minnesota come on over help us move and by the way Bridget and I read your book and we understand that we just started on our reverse mortgage I said well Josh you're about 30 years out yet and he said I know but we when Bridget and I are signed in the papers we realized we're going to get a refund of $22,200 a month when we get to be your age because that's what we're putting in right now how many first-time home buyers think that well obviously ones that have been brainwashed by their father but the issue is that we need to be explaining to people how this wealth works and what to do with it and how to use it when you get to the point of being older and should I buy a house with a reverse mortgage should we stay put with a house we have should we help our kids get a house so that we can pass on more wealth how should that be done it should be a part of your overall thought process when you're doing planning when you're doing a presentation for your clients not just something that oh okay looks like an exception this looks like a hard case maybe a reverse mortgage would work that is my best answer bill that they need to know the good and the Bad and the Ugly they need to be able to talk authoritatively to be able to at least

24:36 Get them over they don't have to know everything that I know and Dan Hultquist knows who wrote the other book they just need to know where to point them in the right direction and say watch out there's some bad deals out there you need to talk to somebody that knows what's going on because that's what really makes the difference well when you do the plan I think you look at your assets and how to best deploy them if you have a couple million dollars in the bank and wealth planner will give you some ideas on how to redeploy that ass set if you have you know half million dollars or more in your house are you how are you deploying it by not deploying it you're deploying it right by letting it sit there in a sense it's like letting it sit in a checking account at Bank of America at zero interest which might be okay for some people at certain times but might not be best for you and certainly is not the best for an aggressive strategy in for an estate plan and so the key is to just look at and see how can you best utilize it and at least ask that question and get an answer on it one of the things that I'm also on a bit of a soapbox for when as I talk to Originators around the country including movement and reverse Originators is the importance of families having estate plans and particularly in California taking title in a trust or an estate plan versus individuals and it's just amazing to me I do probate real estate so I see it all the time how many people don't and I and I talk to Originators who say they work with attorneys I talked to attorneys who say they work with the real and Meanwhile we're just not quite getting the job done as far as getting people number one into a plan and second getting a plan that's updated what if anything do you do or would you recommend or you see as best practices to help customers and to put maybe yourself at the center of that conversation rather than the outside noticing there's a problem when it's too late well one of the things that we do with all of our clients when we're closing a loan for them right in the beginning of the process who owns it and you know sometimes there's a situation where the kids own it they've given it to the kids which is almost always a bad idea from a second because let's just repeat that because I it's almost always a bad idea just to D the property of your kids while you're

26:39 Alive almost always a bad idea almost always a bad idea okay we can go for it now I just had to say that because that's just a bad idea generally yes it so many people think oh this is great that'll beat the nursing home out or whatever or it's going to go to my kids anyhow I'm just going to do it right now oh my goodness from a tax perspective and everything else just a nightmare and besides that what if your kids get a divorce my own Uncle did that against my recommendation he said I just give my house to my two sons well his one son got a divorce and he gave away 25% of the house in order to stay living in it so we talked to people right away about saying hey why haven't you done an estate plan why haven't you done something about you know we know what your wishes are why haven't you done so well it costs money and the attorneys cost two three four $5,000 or whatever if it's complicated maybe it cost 10,000 I said just that's the first check that comes out of your reverse mortgage just use that my father did a very comprehensive estate plan and everything was handled when he passed away at 86 there was no fighting there was no gray areas it was all taken care of one of the best gifts that he could have given the family that is such a huge issue Bill and that's why we try to talk to every one of our clients they don't all take our advice on it some of the clients just you know leave a mess for their kids and unfortunately sometimes they blame it on the reverse mortgage but we tell them talk to an attorney that will make sure that it's not a mess at the end I was driving in northern Wisconsin and I thought I was something out of Deliverance when I got there and this guy had asked me to come to his house and responded to some of our ads or something and I said okay so just you know give me a little bit of an idea of what you want to accomplish here and he said I just want to do the reverse mortgage as soon as possible I sign some papers and give me as much money as I can and then and then we're done with it and I said whoa just I got to know what's going on I said what is the purpose of doing this loan I want to get as much money out because I'm divorced I hate my ex-wife and I hate all of my kids and I want to create as big a problem for them as

28:42 Possible and if I if possible I want to leave him a big debt and I said whoa first of all you can't do that and I was never so happy not to get a sale as that particular day because that's the only person in my 20 years I've done over a thousand of these personally the only person I've ever run into that wanted to create a problem for his kids but most people don't want to create a problem for their kids but they leave it a mess at the end they need to take care of that they need to do something about it because if they if they don't there's even from a tax situation I want to make sure that I cover that but even from a tax situation the kids can benefit at the end from a tax scenario so that's there the understanding the taxation issues is a big deal and you want to involve the kids early we always involve the kids unless the parents don't want us to so we get the kids on a zoom call and say this is what Mom and Dad are doing this is why they're doing it this is the overall situation well look obviously we can go on for a while your incredible wealth of information and I we've just touched on about 10 different topics today that I might go a whole episode on I'm sure we'll have you back and take a couple of these in depth but whether you're a real estate agent and you want to help your customers by doing purchase loans using the reverse mortgage or preparing them for the eventual moves with a line of credit or getting involved with their estate planning whether you're an estate planner or attorney get together with Harlan and or your preferred reverse mortgage professional hopefully one who's focused on reverse mortgage exclusively to give really good service Harlan I really appreciate you being on today what's the best way for people when to get a hold of you to get more information well they can reach me directly on the cell phone and the screen or send me an email directly love to visit with them I give away free books all the time to people that have an interest in learning more about this so they can certainly reach out from there and also just in general our national number if they don't get a hold of me right away and want to go right to the that mailbox there and just as a

30:47 Little bit of a teaser we should do a future one on how I save $330,000 in taxes this year that would be a fun thing to talk about in the future and they can certainly go to the website that you just pulled up there as well movement.com reverse and lastly because I know movement really well been involved with them for years as a client talk about being an impact lender what that what that does for the communities that you service you know we're so excited about that I could go on that'd be another half hour but I'll give you the fast the quick version we give away 50% of our profits every year to people a lot less fortunate than what we are Casey from the beginning our founder said hey I'm not just going to build the company I am going to make sure that we enrich the communities every community that we work in with of course Nationwide since he decided to give away 50% of the profits we're just north of $400 million that we've given away in the last 15 years it's incredible from Central America to Africa to all over inner cities of America food banks and schools that we've built it's powerful to be a part of this so when you're dealing with us you're helping a kid with a backpack a kid with a uniform save a girl from sex trafficking in somewhere in Central America we just got back from a vision trip to ma Guatemala several of our people we can make a dramatic difference it's not just about enriching Casey doesn't have a multi-million dollar house he's beliefs and giving back to the communities that we deal with and I think you guys the website says 40 to 50% of the profits of the company go to this and I'll say this I deal with a lot of companies that have a corporate kind of giving thing they check the box we have one at movement it really is your culture this is really it's almost uncomfortable not being a movement lender working with movement people

32:51 You're so committed to this it's almost embarrassing how committed you guys are but it's definitely worth knowing that when you work with a company that you're not just whatever you're charging a big chunk of the profits go back into communities all around the world so thanks for sharing that with us again today Harlan is reverse mortgage director at Movement Mortgage his phone number is on the screen you can reach him by email Harlan thank you so much for being on today I really appreciate it thank you I appreciate your mission of what you're doing it's going to make a difference in many lives we're going to change lives together and thanks for the opportunity Bill thank you I think so I really do I really think that by educating more people and also giving them a solution to the service problems of the past we can help people really Empower them with using the equity they have they work hard to save and putting it to power for all of our good use so thank you so much for helping us on that mission and for the rest of you this is the Reverse Mortgage Podcast we get together every week and talk about ways to be more effective on using reverse mortgages whether you're an originator or a real estate agent or an attorney or state planner or wealth manager it's a powerful tool let's get together professionals and help our customers be more effective and you can continue the conversation on Facebook at Reverse Mortgage Podcast group if you have questions referral requests information requests do more there I'm at Bill Gross probate on social media love to have you continue the conversation with us if I can help any way Reach Out text email like this subscribe if you like yet as always make today your best day ever thanks